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HomeMy WebLinkAbout2015-12-16; Planning Commission; ; CT 15-05 PUD 15-13 – QUARRY CREEK – PA R-3 The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION Item No. Application complete date: August 26, 2015 P.C. AGENDA OF: December 16, 2015 Project Planner: Shannon Werneke Project Engineer: Tecla Levy SUBJECT: CT 15-05/PUD 15-13 – QUARRY CREEK – PA R-3 – A request for approval of a Tentative Tract Map and Planned Development Permit for 88, two-story, multi-family airspace condominiums within Planning Area R-3 of the Quarry Creek Master Plan, located on the corner of Marron Road and El Salto Falls Street, in Local Facilities Management Zone 25. Pursuant to CEQA Guidelines Section 15168(c)(2), the project is within the scope of the previously-certified Quarry Creek Master Plan Program Environmental Impact Report (EIR 11-02). I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7137 APPROVING a Tentative Tract Map (CT 15-05) and Planned Development Permit (PUD 15-13) based on the findings and subject to the conditions therein. II. PROJECT DESCRIPTION AND BACKGROUND On April 2, 2013, the City Council certified the Final Program Environmental Impact Report (EIR 11-02) and approved the Quarry Creek Master Plan (MP 10-01) and related applications, including a Vesting Tentative Tract Map. On May 5, 2014, a Minor Master Plan Amendment, MP 10-01(A), was approved to modify the boundaries of the planning areas in the Master Plan and to reduce the total number of allowed dwelling units from 656 to 636 units. The final map for the Quarry Creek Master Plan was recorded on July 10, 2015. Mass grading of the 155-acre Master Plan area is currently underway and includes the extension of Marron Road, as well as a bridge over Buena Vista Creek. Once the discretionary approvals are received for the development of each individual planning area, refined grading will be required to implement each project. The preservation and enhancement of open space throughout the Master Plan is also underway and implements the mitigation measures set forth by EIR 11-02 and the associated Mitigation, Monitoring and Reporting Program (MMRP). The Quarry Creek Master Plan establishes the permitted uses, development standards, and design criteria for each planning area, as well as the development review process. A total of four (4) different residential planning areas exist within the Quarry Creek Master Plan; the proposed project is located within Planning Area R-3 (PA R-3), which is located at the southeastern portion of the Master Plan. Planning Area R-3 is bound by permanent open space to the north, the extension of Marron Road to the south, a commercial shopping center located in the city of Oceanside to the east and El Salto Falls Street, a new public road which is currently under construction, to the west. PA R-3 is the first development application in the Master Plan to be considered by the Planning Commission. Planning Area R-3 is allocated an assumed unit count of 95 multi-family units and is required to be developed at an overall minimum net density of 15 dwelling units per acre (du/ac). The units proposed for Planning Area R-3 are intended to enhance the diversity of housing opportunities available within the community by providing a medium-high density attached housing product. Pursuant to the Master Plan, 4 CT 15-05/PUD 15-13 – QUARRY CREEK- PA R-3 December 16, 2015 Page 2 the units in PA R-3 are ideally situated in close proximity to the Quarry Creek Shopping Center, the Community Facilities site (adjacent to the south) as well as the community recreation area and other passive recreational and trail uses within the Quarry Creek. Due to the project’s proximity to Buena Vista Creek and El Salto Falls to the north (i.e., Planning Area OS-3), a 50-foot-wide planning buffer is required along the northern perimeter of the property. The proposed project includes a Tentative Tract Map (CT) and Planned Development Permit (PUD) to develop a 6.6 gross acre site (5.23 net acres) with 88 multi-family airspace condominiums, which are proposed to be configured as follows: Five, four-plex, two-story townhomes = 20 dwelling units Four, five-plex, two-story townhomes = 20 dwelling units Eight, six-plex, two-story townhomes = 48 dwelling units TOTAL = 88 dwelling units Table 1 below summarizes the net acreage, the number of dwelling units allocated for the development of Planning Area R-3 and the proposed number of dwelling units. TABLE 1 Planning Area Net Acres Approved DUs Planning Area 3 Allocation Proposed DUs R-3 5.23 95 88 The project has a proposed density of 16.83 du/ac, which complies with the minimum density of 15 du/ac for PA R-3. As discussed above, a total of 95 dwelling units were originally anticipated to be constructed within Planning Area R-3; 88 units are currently proposed. To ensure that the minimum overall unit count for the Quarry Master Plan is achieved, the difference of seven (7) units is proposed to be transferred to Planning Area R-2, which is also designated as a high density, multi-family site. This transfer of units to another residential planning area is permissible pursuant to Section 8.3 the Master Plan. Access to the development is proposed to be provided by two private streets off of Marron Road, the extension of which is currently under construction as part of the mass grading operations for the Master Plan. Internal to the project site, a number of private drive aisles are proposed to provide access to each unit. Precise grading to develop the proposed project includes 21,500 cubic yards of fill which will be taken from the mass grading of the Master Plan area. Each two-story unit includes three bedrooms and two and a half bathrooms, as well as an attached two- car garage. A total of three architectural styles and nine color schemes (three per style) are proposed which will provide architectural interest and variety throughout the community. Table 2 below provides a summary of the square footage, height and architectural style for each unit type. TABLE 2 – SUMMARY OF UNIT TYPES Plan Type 1st Floor SF 2nd Floor SF Living Area SF Garage Area SF Total Building SF Height Elevation Styles 1 510 893 1,402 462 1,865 28’-6” Spanish Colonial 2 529 892 1,421 451 1,872 28’-6” Tuscan 3 606 1,073 1,678 510 2,188 28’-6” Craftsman CT 15-05/PUD 15-13 – QUARRY CREEK- PA R-3 December 16, 2015 Page 3 The Spanish Colonial architectural style incorporates details and forms that are consistent with the historic examples seen in southern California. The architectural vocabulary includes a concrete “S” tile roof, plaster corbels, decorative ceramic tiles, vent tiles, fabric awnings, plaster eaves and trim, and wrought iron. The exterior color schemes include light integral plaster with complementary trim colors. The Tuscan design incorporates details and forms that are consistent with some of the historic examples found in the Tuscan farm houses in Italy. The details include a concrete “S” tile roof, medallion accent vents, wood shutters, brick trim, wrought iron, arched elements, decorative plaster rosettes, wood beams and brackets, rafter tails and plaster corbels. The exterior color schemes include earth tone integral plaster colors with complementary trim colors. The Craftsman architectural style incorporates details and forms that are consistent with the historic examples seen in southern California. The architectural details includes a flat concrete tile roof, wood shutters, horizontal lap siding, board and batten siding, plaster recesses, decorative corbels, wood knee braces, wood guardrails, and trellis details above the front doors. The exterior color schemes are consistent with the architectural style through the incorporation of earth tone plaster with complementary trim colors. With exception to the exclusive use areas (i.e., balconies and patios), the underlying lot will be held in common interest divided between the 88 airspace condominiums. This common area includes, but is not limited to, the private driveways, landscaping, and sidewalks. In addition to the two-car garage provided for each of the units, a total of 22 guest parking stalls are provided on-site. As required by the Master Plan, a 50-foot-wide planning buffer is located along the northern perimeter of the site; included within this area is an eight-foot-wide public trail, which provides views of the open space to the north and connects to a larger trail system envisioned for the Master Plan. Table 3 below includes the General Plan designation, zoning and current land uses of the project site as approved in the Quarry Creek Master Plan and surrounding properties. TABLE 3 Location General Plan Designation Zoning Current Land Use Site R-23, Residential, 15-23 dwelling units per acre P-C Planned Community Vacant North OS, Open Space P-C Planned Community Quarry Creek open space; includes Buena Vista Creek and El Salto Falls South CF/OS, Community Facilities/Open Space P-C Planned Community Existing steep slopes and vacant Community Facilities site associated with the Quarry Creek Master Plan East City of Oceanside City of Oceanside Quarry Creek commercial shopping center West OS, Open Space P-C Planned Community Vacant- future Community Recreation Area associated with Quarry Creek Master Plan CT 15-05/PUD 15-13 – QUARRY CREEK- PA R-3 December 16, 2015 Page 4 III. ANALYSIS The proposed project is subject to the following plans, ordinances, and standards as analyzed within the following section of this staff report. A. General Plan Land Use designation: Residential, 15-23 dwelling units per acre (R-23); B. Quarry Creek Master Plan, MP 10-01(A), and Planned Development Ordinance (CMC Chapter 21.45); C. Inclusionary Housing Ordinance (CMC Chapter 21.85); D. Subdivision Ordinance (CMC Title 20), and E. Growth Management Ordinance (CMC Chapter 21.90) and Local Facilities Management Plan Zone 25. The recommendation of approval for this project was developed by analyzing the project’s consistency with the applicable policies and regulations above. The project’s compliance with each of the above regulations and policies is discussed in the sections below. A. General Plan Planning Area R-3 of the Quarry Creek Master Plan has a General Plan Land Use designation of Residential, 15 to 23 dwelling units per acre (R-23). The project has a proposed density of 16.83 du/ac, which complies with the minimum density of 15 du/ac for PA R-3. A total of 95 dwelling units were originally anticipated to be constructed within Planning Area R-3; 88 units are currently proposed. As a result, the difference of seven (7) units is proposed to be transferred to Planning Area R-2, which is also designated as a high density, multi-family site. This transfer of units to another residential planning area is permissible pursuant to Section 8.3 the Master Plan. The development of Planning Area R-3 with multi-family air space condominiums does not involve the addition of a new use which is not already depicted in the master plan. Therefore, the proposed project remains consistent with the previously-approved Quarry Creek Master Plan, which was analyzed and found to be consistent with the goals, objectives and policies of the city’s General Plan. B. Quarry Creek Master Plan, MP 10-01(A), and Planned Development Ordinance (CMC Chapter 21.45) The Quarry Creek Master Plan is a regulatory land use document which defines the allowable type and intensity of land uses in each Planning Area and provides detailed development and design standards, as well as a method by which the Master Plan will be implemented. The framework for the Master Plan rests in the vision to develop a sustainable community which is both protective of the natural environment and history of the site, and is also aesthetically pleasing, with an appropriate balance of open space, residential and public land uses. The units proposed for Planning Area R-3 are intended to enhance the diversity of housing opportunities available within the community by providing a medium-high density attached housing product. Pursuant to the Master Plan, the units in PA R-3 are ideally situated in close proximity to the Quarry Creek Shopping Center, the Community Facilities site, as well as the community recreation area and other passive recreational and trail uses within the Quarry Creek. Pursuant to Section 4.1.3 of the Master Plan (Planning Area R-3), multi-family airspace condominiums are required to comply with the Planned Development standards of the Zoning Ordinance (CMC Chapter 21.45) with some exceptions, CT 15-05/PUD 15-13 – QUARRY CREEK- PA R-3 December 16, 2015 Page 5 which are outlined in Tables 4 and 5 below. An analysis of the project’s compliance with the Planned Development Ordinance, as well as City Council Policy No. 66, Livable Neighborhoods, is included as Attachments 4, 5, and 6 of the staff report. The following Tables 4 and 5 demonstrate project compliance with the Development Standards, Special Design Criteria for Planning Area R-3, as well as the Architectural Design Guidelines contained within the Quarry Creek Master Plan. TABLE 4 – PLANNING AREA R-3 DEVELOPMENT STANDARDS Planning Area R-3 Standard Minimum Required Provided Driveway (project) Parkways/sidewalks are not required in motor courts which provide access to garages Each unit includes an attached two-car garage which takes access off of a private drive aisle. Therefore, sidewalks are not required adjacent to the homes. Sidewalks are however provided off of Marron Road. The sidewalks provide a pedestrian connection to the public trail, which runs along the northern property line of the project site. Community Recreation Space A minimum of 200 square feet per unit of community recreation area shall be provided. At least 25% of the required community recreation requirement must be provided within Planning Area R-3. The balance (75% of required area) shall be provided as active facilities within Planning Area P- 3, which is within convenient walking distance for the residents of Planning Area R-3. The overall aggregate community recreation space shall be provided as both passive and active recreation facilities for a variety of age groups (75% of the area allocated for active facilities at Planning Area P-3). The portions of the recreation area designed for passive and active uses shall be counted towards the common recreation area requirements pursuant to the Chapter 21.45. Required Community Rec. Area: 200 SF x 88 (units) = 17,600 SF Onsite requirement: 0.25 x 17,600 SF = 4,400 SF Offsite requirement: 0.75 x 17,600 SF = 13,200 SF Provided Community Rec. Area Onsite: 27,092 SF Offsite: Pursuant to the Quarry Creek Master Plan, the recreation facility is required to be constructed concurrently with the development of the first residential planning area. The application for the development of Planning Area P-3, which will provide the balance of active open space for PA R-3, has been submitted and is currently undergoing staff review. Building Height 35 feet and three stories with a minimum roof pitch of 3:12 28’-6”, two stories with a minimum roof pitch of 3:12 CT 15-05/PUD 15-13 – QUARRY CREEK- PA R-3 December 16, 2015 Page 6 TABLE 4 – PLANNING AREA R-3 DEVELOPMENT STANDARDS (CONTINUED) Planning Area R-3 Standard Minimum Required Provided Minimum Building Setbacks Public Street (measured from ROW line or curb if private street) An enhanced 10-foot fully-landscaped structural setback shall be provided from the right-of-way on Marron Road and Street 'B'. No direct unit driveway access onto Marron Road or Street 'B' is allowed. Minimum 10’ landscaped structural setback provided from Marron Road and Street “B” (El Salto Falls Street); no direct unit access is proposed off of Marron Road or Street “B”. Minimum Building Setbacks, Private Driveway (measured from ROW line or curb if private street) Internal project setbacks from private streets or private drives shall be a minimum of 5 feet and 20 feet for drive- facing garages (may be reduced to 5-feet if visitor parking bays provided). The residential buildings are setback a minimum of 5 feet from the private streets. As guest parking is provided on-site, the garages are setback a minimum of 5 feet from the drive aisle (maximum of 10 feet). Minimum Building Separation Structures: 10 feet Garage: 30 feet between opposing garage doors Structures: 10 feet Garages: 30 feet between opposing garage doors Resident Parking Two-car garage per unit Two car garage per unit Private Recreation Space Minimum 6 feet x 10 feet covered porches or front or rear patios will be provided. A minimum 6 feet x 10 feet patio is proposed for each unit. In general, each patio is no less than 110 square feet. Planning Buffer Minimum width of 50 feet, no residential structures allowed in buffer. Allowable uses include parkways, turn-around areas, rear yards, landscaping, underground utilities, maintenance access ways, fire management zones, hydromodification or water treatment zones and other natural-type features. A 50-foot-wide planning buffer is proposed adjacent to the northern property line. No residential structures are proposed in this area. The public trail, as well as a large passive recreation area, are provided in this buffer. CT 15-05/PUD 15-13 – QUARRY CREEK- PA R-3 December 16, 2015 Page 7 TABLE 5 – PLANNING AREA R-3 SPECIAL DESIGN CRITERIA Special Design Criteria Provided When noise walls over 6 feet high are required, a combination of berm and maximum 6-foot high noise wall shall be used to mitigate noise impacts. Pursuant to a Noise Analysis prepared for the project (dBF Associates, Inc., May, 2015), noise walls are not required since the existing and future noise levels are projected to be 60 dBA CNEL or less. Doors, porches, balconies and walkways should face the streets, to the extent possible, to promote social interaction along the streetscape. Due to the requirement to provide a 50-foot-wide planning buffer, a 10-foot-wide landscape setback adjacent to the public streets, as well as the requirement to provide a minimum density of 15 dwelling units per acre, it is only feasible to orient the front doors, porches and walkways of 10 of the 88 units to face the internal private streets. No direct vehicular access onto Street 'A' shall be provided except at the private drive locations. Other than the private driveway proposed off of Marron Road to access the project site, no direct vehicular access is proposed onto Street “A”. To the extent feasible, garages shall be located so that the garage openings do not face public or private streets. No garages will directly face El Salto Falls Street or Marron Road. Due to requirement to provide a 50- foot-wide planning buffer, a 10-foot-wide landscape setback adjacent to the public streets, as well as the requirement to provide a minimum density of 15 dwelling units per acre, it is not feasible to orient the garage openings away from the private streets. For courtyard homes, a landscaped buffer shall be provided between the driveway or auto court and the living area of the residential structure. Motor courts shall be landscaped and accented with enhanced paving. N/A. No courtyard homes are proposed. A 10-foot enhanced landscape buffer shall be provided along the Street 'A' and Street 'B' frontage. Building setbacks shall be measured from the edge of the right-of-way. Reductions may be permitted for street-fronting units as approved by the City. Permitted intrusions into setbacks are per CMC Section 21.46.120. A minimum 10-foot-wide enhanced landscape buffer is proposed along Street “A” (Marron Road) and Street “B” (El Salto Falls Street). Pedestrian connections shall be included to facilitate access to the Community Facility site, public trails and adjoining neighborhoods. Pedestrian connections are provided off of Marron Road through the project site to the public trail located along the northern perimeter of the site. The same pedestrian connection also provides access to the Community Facilities site located on the south side of Marron Road, opposite the project site. In addition, a pedestrian connection is provided at the west end of the site which facilitates access to the Community Recreation area to the west. CT 15-05/PUD 15-13 – QUARRY CREEK- PA R-3 December 16, 2015 Page 8 TABLE 5 – PLANNING AREA R-3 SPECIAL DESIGN CRITERIA (CONTINUED) Special Design Criteria Provided If developed as multifamily units, a refuse collection area(s) may be provided in accordance with section VI of this Master Plan. A refuse collection area(s) shall not be required if individual unit refuse collection is proposed. N/A. Individual refuse collection is proposed. Lighting adjacent to Planning Area OS-3 shall use low-sodium lighting and shall be shielded away from the adjacent open spaces. The project has been accordingly conditioned to require shielded, low pressure sodium lighting adjacent to the open space. Exterior building elevations facing Street 'A' and Street 'B' shall be enhanced to provide for an attractive streetscape from the public roadway. Each building elevation facing the street is attractively design and incorporates a variety of architectural features to provide an attractive streetscape as viewed from the public roadways. The architectural elements for each style have been consistently carried around all four elevations such that no additional enhancements are needed. The adjacent existing crib wall shall be partially buried and/or otherwise obscured prior to development of Planning Area R-3, generally consistent with Figure 42, in a manner as approved by the City Planner. The adjacent, existing crib wall located on the commercial property to the east has been partially buried such that a significant portion of the wall is permanently screened from view. In addition to the development standards and special design criteria discussed above, the Quarry Creek Master Plan includes Architectural Design Guidelines which recommend five different architectural styles to be used throughout the master plan neighborhoods: Cottage, Craftsman, European Country, Monterey, and Spanish Colonial. The architecture for each project shall be internally consistent and provide sufficient architectural variation to create thematically-related, yet interesting neighborhood architectural concepts. A total of three architectural styles and nine color schemes (three per style) are proposed for PA R-3 which provide architectural interest and variety throughout the community: Spanish Colonial, Tuscan, and Craftsman. The Spanish Colonial architectural style incorporates details and forms that are consistent with the historic examples seen in southern California. The architectural vocabulary includes a concrete “S” tile roof, plaster corbels, decorative ceramic tiles, vent tiles, fabric awnings, plaster eaves and trim, and wrought iron. The exterior color schemes include light integral plaster with complementary trim colors. The Tuscan design incorporates details and forms that are consistent with some of the historic examples found in the Tuscan farm houses in Italy. The details include a concrete “S” tile roof, medallion accent vents, wood shutters, brick trim, wrought iron, arched elements, decorative plaster rosettes, wood beams and brackets, rafter tails and plaster corbels. The exterior color schemes include earth tone integral plaster colors with complementary trim colors. The Craftsman architectural style incorporates details and forms that are consistent with the historic examples seen in southern California. The architectural details includes a flat concrete tile roof, wood shutters, horizontal lap siding, board and batten siding, plaster recesses, decorative corbels, wood knee braces, wood guardrails, and trellis details above the front doors. The exterior color schemes are consistent with the architectural style through the incorporation of earth tone plaster, contrasting siding colors and complementary trim colors. CT 15-05/PUD 15-13 – QUARRY CREEK- PA R-3 December 16, 2015 Page 9 Although the Tuscan architectural style is not specifically listed as an allowable architectural style, it is staff’s determination that the style still allows for a varied yet harmonious architectural theme. The details of each architectural style are carried around all four elevations and provide for an interesting and attractive neighborhood. C. Inclusionary Housing Pursuant to the Quarry Creek Master Plan, the inclusionary housing requirements for Planning Area R-3 shall be provided in Planning Area R-1 and/or R-2, in accordance with the schedule established by the recorded Affordable Housing Agreement. Pursuant to the Master Plan, no building permits shall be issued for the development of any residential units, in any planning area, until a Site Development Plan (SDP) is approved for the affordable housing project. The SDP for the development of the inclusionary housing project in Planning Area R-1 has been submitted and is under review by staff. Once the SDP is approved, building permits can be released for 33% of the total market rate units and up to 95 affordable units. D. Subdivision Ordinance The Engineering Department has reviewed the proposed project and has concluded that the multi- family airspace condominium unit subdivision complies with all applicable requirements of the Subdivision Map Act and Title 21. Specifically, the project complies with all of the major subdivision design criteria and the project is conditioned to install all infrastructure improvements concurrent with development. The developer will be required to offer various dedications (e.g., drainage easements, public utility and access easements) and install street lights and utility improvements, including but not limited to curbs, gutters, sidewalks, sewer facilities, drainage facilities, and fire hydrants. In addition, the proposed building setbacks will allow for adequate air circulation and the opportunity for passive heating and cooling. E. Growth Management The project is located within Local Facilities Management Zone 25 in the northeast quadrant of the City. The impacts on public facilities created by the subdivision, and its compliance with the adopted performance standards, are summarized in Table 6 below. TABLE 6 – GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS COMPLIANCE City Administration 305.95 sq. ft. Yes Library 163.17 sq. ft. Yes Waste Water Treatment 88 EDU Yes Parks 0.61 acres Yes Drainage 25 CFS/Basin “A” Yes Circulation 704 ADT Yes Fire Station No. 3 Yes Open Space Developed as part of the Master Plan Yes Schools - Carlsbad Elementary – 31.17 students Middle School – 9.12 students High School – 8.44 students Yes Sewer Collection System 88 EDU/Carlsbad Yes Water 22,000 GPD Yes CT 15-05/PUD 15-13 – QUARRY CREEK- PA R-3 December 16, 2015 Page 10 A total of 95 dwelling units were originally anticipated to be constructed within Planning Area R-3; 88 units are currently proposed. To ensure that the minimum overall unit count for the Quarry Master Plan is maintained, the difference of seven (7) units is proposed to be transferred to Planning Area R-2, which is also designated as a high density, multi-family site. This transfer of units to another residential planning area is permissible pursuant to Section 8.3 the Master Plan. No units are required to be withdrawn from the Excess Dwelling Unit Bank (EDUB) as the units were allocated with the approval of the Quarry Creek Master Plan. V. ENVIRONMENTAL REVIEW Pursuant to Section 15168(c)(2) of the California Environmental Quality Act (CEQA), staff has reviewed the project and concluded that no potentially significant impacts would result with the implementation of the project that were not previously examined and evaluated in the Final Program Environmental Impact Report for the Quarry Creek Master Plan MP 10-01 (EIR 11-02). EIR 11-02 was certified by the City Council on April 2, 2013; at that time, CEQA Findings of Fact, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program (MMRP) were approved. EIR 11-02 evaluated the potential environmental effects of the development and operation of the Quarry Creek Master Plan and associated actions, inclusive of the Planning Area R-3. Pursuant to the MMRP for EIR 11-02, a number of Transportation and Traffic mitigation measures (T-1 through T-11), as well as Noise mitigation measure N-2 and Greenhouse Gas Emission mitigation measure GHG-1, are required to be satisfied prior to issuance of building permits. The biological resource mitigation measures, including the recordation of a conservation easement, as well as the preparation of a Preserve Management Plan (PMP) have been satisfied and the restoration of the open space is currently underway. The EIR 11-02 “Findings of Fact and Statement of Overriding Considerations” applies to all subsequent projects covered by the Quarry Creek Master Plan Final Program EIR. As the total number of Master Plan units evaluated in EIR 11-02 will not be increased and the development of Planning Area R-3 would have no effects beyond those analyzed in the Program EIR, the project remains within the scope of Final Program EIR 11-02 and no further CEQA review is required. EIR 11-02 is available for review at the Planning Department. ATTACHMENTS: 1. Planning Commission Resolution No. 7137 2. Location Map 3. Disclosure Statement 4. Planned Development Compliance Table C 5. Planned Development Compliance Table E 6. City Council Policy No. 66 Compliance Table 7. Quarry Creek Master Plan Planning Areas 8. Reduced Exhibits 9. Full Size Exhibits “A – QQ” dated December 16, 2015 TAMA R A C K AV THAME S WYELSALTOFAL L SS T HAMDEN WYSEABURY S T CARLSBADVILLAG E D R C H E S H IREAV H A YM A R D R ADOBESP RINGS R D S I M S B URY CT H A RW ICH DR M A RRONRDCT 15-05 / PD 15-13Quarry Creek, Planning Area R-3 SITE MAP JPALOMARAIRPORTRD E L C AMREALL A COSTA AV C A R L S B A D B LELCAMINOREAL MELR O S E DRAVIARAPY RANCHOS ANTAFERDCOLLEGEBLSITE ?¸ ATTACHMENT 4 PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT C.1 Density Per the underlying General Plan designation. When two or more general plan land use designations exist within a planned development, the density may be transferred from one general plan designation to another with a general plan amendment. The project complies with the minimum density of 15 du/ac as specified pursuant to the Quarry Creek Master Plan. C.2 Arterial Setbacks All dwelling units adjacent to any arterial road shown on the Circulation Element of the General Plan shall maintain the following minimum setbacks from the right-of-way: Prime Arterial 50 Feet Major Arterial 40 Feet Secondary Arterial 30 Feet Carlsbad Boulevard 20 Feet The project complies with the 10- foot-wide fully landscaped setback requirement from Marron Road and El Salto Falls Street, as specified pursuant to the Quarry Creek Master Plan. Half (50%) of the required arterial setback area located closest to the arterial shall be fully landscaped to enhance the street scene and buffer homes from traffic on adjacent arterials, and:  Shall contain a minimum of one 24” box tree for every 30 lineal feet of street frontage; and  Shall be commonly owned and maintained N/A. Project perimeter walls greater than 42 inches in height shall not be located in the required landscaped portion of the arterial setback, except noise attenuation walls that:  Are required by a noise study, and  Due to topography, are necessary to be placed within the required landscaped portion of the arterial setback. N/A. C.3 Permitted Intrusions into Setbacks/ Building Separation Permitted intrusions into required building setbacks shall be the same as specified in Section 21.46.120 of this code. The same intrusions specified in Section 21.46.120 shall be permitted into required building separation. All intrusions (i.e., roof eaves and balconies) into the required setbacks and building separation meet Section 21.46.120. C.4 Streets Private Minimum right-of-way width 56 feet N/A. Project is not proposing a private street; private drive aisles are proposed throughout the development. Minimum curb-to-curb width 34 feet Minimum parkway width (curb adjacent) 5.5 feet, including curb Minimum sidewalk width 5 feet (setback 6 inches from property line) Public Minimum right-of-way width 60 feet N/A. Project is not proposing a public street. Minimum curb-to-curb width 34 feet Minimum parkway width (curb adjacent) 7.5 feet, including curb Minimum sidewalk width 5 feet (setback 6 inches from property line) Street Trees within parkways One-family dwellings and twin homes on small-lots A minimum of one street tree (24-inch box) per lot is required to be planted in the parkway along all streets. N/A Condominium projects Street trees shall be spaced no further apart than 30 feet on center within the parkway. Project complies. Street trees are proposed adjacent to Marron Road, El Salto Falls Street as well as along the main ingress/egress private drive aisle off of Marron Road. Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage and minimize water consumption. The landscaping complies with the Quarry Creek Master Plan. PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT C.5 Drive-aisles 3 or fewer dwelling units Minimum 12 feet wide when the drive-aisle is not required for emergency vehicle access, as determined by the Fire Chief. N/A If the drive-aisle is required for emergency vehicle access, it shall be a minimum of 20 feet wide. 4 or more dwelling units Minimum 20 feet wide. All private drive aisles have a minimum width of 20 feet. All projects No parking shall be permitted within the minimum required width of a drive-aisle. No parking is proposed within the minimum required width of the proposed private drive-aisles. A minimum 24-foot vehicle back-up/maneuvering area shall be provided in front of garages, carports or uncovered parking spaces (this may include driveway area, drive-aisles, and streets). A minimum 24-foot vehicle back- up/maneuvering area is provided in front of the proposed garages and guest parking spaces. Additional width may be required for vehicle/emergency vehicle maneuvering area. N/A Parkways and/or sidewalks may be required. A parkway which includes a sidewalk is proposed on both sides of the private driveway off of Marron Road. No more than 24 dwelling units shall be located along a single-entry drive-aisle. No more than 24 dwelling units are proposed along a drive aisle. All drive-aisles shall be enhanced with decorative pavement. The entrance for each drive aisle includes enhanced pavement. C.6 Number of Visitor Parking Spaces Required (1) Projects with 10 units or fewer A .30 space per each unit. The proposed project includes 88 dwelling units. As a result, a total of 22 visitor parking stalls are required. The project provides 22 stalls on-site and therefore complies with this requirement. Projects 11 units or more A .25 space per each unit. When calculating the required number of visitor parking spaces, if the calculation results in a fractional parking space, the required number of visitor parking spaces shall always be rounded up to the nearest whole number. PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT C.7 Location of Visitor Parking On Private/ Public Streets On-street visitor parking is permitted on private/public streets, subject to the following:  The private/public street is a minimum 34-feet wide (curb-to-curb)  There are no restrictions that would prohibit on-street parking where the visitor parking is proposed  The visitor parking spaces may be located: o Along one or both sides of any private/public street(s) located within the project boundary, and o Along the abutting side and portion of any existing public/private street(s) that is contiguous to the project boundary Where on-street parking is provided throughout the development, a minimum drive aisle width of 34 feet is provided. In parking bays along public/private streets within the project boundary, provided the parking bays are outside the minimum required street right-of-way width. All proposed parking bays are located outside the minimum street right-of-way width. When visitor parking is provided as on-street parallel parking, not less than 24 lineal feet per space, exclusive of driveway/drive-aisle entrances and aprons, shall be provided for each parking space, except where parallel parking spaces are located immediately adjacent to driveway/drive-aisle aprons, then 20 lineal feet may be provided. The parallel parking stalls provided throughout the development comply with this requirement. Within the Beach Area Overlay Zone, on-street parking shall not count toward meeting the visitor parking requirement. N/A On Drive-aisles Visitor parking must be provided in parking bays that are located outside the required minimum drive-aisle width. The visitor parking stalls are located outside of the minimum drive aisle width. On a Driveway Outside the Beach Area Overlay Zone One required visitor parking space may be credited for each driveway in a project that has a depth of 40 feet or more. N/A For projects with 10 or fewer units, all required visitor parking may be located within driveways (located in front of a unit’s garage), provided that all dwelling units in the project have driveways with a depth of 20 feet or more. N/A Within the Beach Area Overlay Zone One required visitor parking space may be credited for each driveway in a project that has a depth of 40 feet or more. N/A If the streets within and/or adjacent to the project allow for on-street parking on both sides of the street, then visitor parking may be located in a driveway, subject to the following:  All required visitor parking may be located within driveways (located in front of a unit’s garage), provided that all dwelling units in the project have driveways with a depth of 20 feet or more.  If less than 100% of the driveways in a project have a depth of 20 feet or more, then a .25 visitor parking space will be credited for each driveway in a project that has a depth of 20 feet or more (calculations resulting in a fractional parking space credit shall always be rounded down to the nearest whole number). N/A All projects The minimum driveway depth required for visitor parking (20 feet or 40 feet) applies to driveways for front or side- loaded garages, and is measured from the property line, back of sidewalk, or from the edge of the drive-aisle, whichever is closest to the structure. N/A Compact Parking For projects of more than 25 units, up to 25% of visitor parking may be provided as compact spaces (8 feet by 15 feet). No overhang is permitted into any required setback area or over sidewalks less than 6 feet wide. No compact parking is proposed. PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT For all projects within the Beach Area Overlay Zone, up to 55% of the visitor parking may be provided as compact spaces (8 feet by 15 feet). N/A Distance from unit Visitor parking spaces must be located no more than 300 feet as measured in a logical walking path from the entrance of the unit it could be considered to serve. Visitor parking is located within 300 feet of the units it could potentially serve. C.8 Screening of Parking Areas Open parking areas should be screened from adjacent residences and public rights- of-way by either a view-obscuring wall, landscaped berm, or landscaping, except parking located within a driveway. Visitor parking is proposed to be screened with landscaping. C.9 Community Recreational Space (1) Community recreational space shall be provided for all projects of 11 or more dwelling units, as follows: Project complies. Please see Quarry Creek Master Plan analysis in the staff report for details. Minimum community recreational space required Project is NOT within RH general plan designation 200 square feet per unit Project IS within RH general plan designation 150 square feet per unit Projects with 11 to 25 dwelling units Community recreational space shall be provided as either (or both) passive or active recreation facilities. N/A Projects with 26 or more dwelling units Community recreational space shall be provided as both passive and active recreational facilities with a minimum of 75% of the area allocated for active facilities. N/A Projects with 50 or more dwelling units Community recreational space shall be provided as both passive and active recreational facilities for a variety of age groups (a minimum of 75% of the area allocated for active facilities). Project complies. Please see Quarry Creek Master Plan analysis in the staff report for details. For projects consisting of one-family dwellings or twin homes on small-lots, at least 25% of the community recreation space must be provided as pocket parks.  Pocket park lots must have a minimum width of 50 feet and be located at strategic locations such as street intersections (especially “T-intersections”) and where open space vistas may be achieved. N/A All projects (with 11 or more dwelling units) Community recreational space shall be located and designed so as to be functional, usable, and easily accessible from the units it is intended to serve. Project complies Please see Quarry Creek Master Plan analysis in the staff report for details. Credit for indoor recreation facilities shall not exceed 25% of the required community recreation area. N/A Required community recreation areas shall not be located in any required front yard and may not include any streets, drive-aisles, driveways, parking areas, storage areas, slopes of 5% or greater, or walkways (except those walkways that are clearly integral to the design of the recreation area). N/A Recreation Area Parking In addition to required resident and visitor parking, recreation area parking shall be provided, as follows: 1 space for each 15 residential units, or fraction thereof, for units located more than 1,000 feet from a community recreation area. Project complies. A community recreational center, which will include parking, is required to be constructed as part of the Quarry Creek Master Plan. The site is located immediately to the west of the subject site. The location of recreation area parking shall be subject to the same location requirements as for visitor parking, except that required recreation area parking shall not be located within a driveway(s). N/A Examples of recreation facilities include, but are not limited to, the following: PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT Active Swimming pool area Children’s playground equipment Spa Courts (tennis, racquetball, volleyball, basketball) Recreation rooms or buildings Horseshoe pits Pitch and putt Grassy play areas with a slope of less than 5% (minimum area of 5,000 square feet and a minimum dimension of 50 feet) Any other facility deemed by the City Planner to satisfy the intent of providing active recreational facilities. Passive Benches Barbecues Community gardens Grassy play areas with a slope of less than 5%. C.10 Lighting Lighting adequate for pedestrian and vehicular safety shall be provided. Project complies. Pedestrian scaled path lighting will be installed along the pedestrian walkways as well as in the 50- foot-wide planning buffer which includes a public trail. C.11 Reserved C.12 Recreational Vehicle (RV) Storage (1) Required for projects with 100 or more units, or a master or specific plan with 100 or more planned development units. Exception: RV storage is not required for projects located within the RMH or RH land use designations. N/A 20 square feet per unit, not to include area required for driveways and approaches. Developments located within master plans or residential specific plans may have this requirement met by the common RV storage area provided by the master plan or residential specific plan. RV storage areas shall be designed to accommodate recreational vehicles of various sizes (i.e. motorhomes, campers, boats, personal watercraft, etc.). N/A The storage of recreational vehicles shall be prohibited in the front yard setback and on any public or private streets or any other area visible to the public. A provision containing this restriction shall be included in the covenants, conditions and restrictions for the project. All RV storage areas shall be screened from adjacent residences and public rights-of-way by a view-obscuring wall and landscaping. N/A PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT C.13 Storage Space 480 cubic feet of separate storage space per unit. Each of unit proposes a two-car garage (20 ft. x 20 ft. minimum interior space), which satisfies the storage space requirement. If all storage for each unit is located in one area, the space may be reduced to 392 cubic feet. Required storage space shall be separately enclosed for each unit and be conveniently accessible to the outdoors. N/A Required storage space may be designed as an enlargement of a covered parking structure provided it does not extend into the area of the required parking stall, and does not impede the ability to utilize the parking stall (for vehicle parking). N/A A garage (12’x20’ one-car, 20’x20’ two-car, or larger) satisfies the required storage space per unit. N/A This requirement is in addition to closets and other indoor storage areas. N/A (1) This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code). ATTACHMENT 5 PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT E.1 Livable Neighborhood Policy Must comply with city council Policy 66, Principles for the Development of Livable Neighborhoods. SEE SEPARATE COMPLIANCE CHART E.2 Architectural Requirements One-family and two-family dwellings Must comply with city council Policy 44, Neighborhood Architectural Design Guidelines N/A. Multi-family airspace condominiums are proposed. Multiple-family dwellings There shall be at least three separate building planes on all building elevations. The minimum offset in planes shall be 18 inches and shall include, but not be limited to, building walls, windows, and roofs. Project complies. At least three separate building planes are proposed on all building elevations. The minimum offset in planes shall be 18 inches and shall include, but not be limited to, building walls, windows, and roofs. All building elevations shall incorporate a minimum of four complimentary design elements, including but not limited to:  A variety of roof planes;  Windows and doors recessed a minimum of 2 inches;  Decorative window or door frames;  Exposed roof rafter tails;  Dormers;  Columns;  Arched elements;  Varied window shapes;  Exterior wood elements;  Accent materials such as brick, stone, shingles, wood, or siding;  Knee braces; and  Towers. Project complies. Three different architectural styles are proposed throughout PA R-3, each of which incorporates a minimum of four complimentary design elements. The Spanish Colonial design incorporates a variety of roof planes, varied window shapes, fabric awnings, decorative trim, plaster recesses, decorative ceramic tile, plaster corbels, and vents. The Craftsman design incorporates a variety of roof planes and window styles, wood shutters, board and batten siding, plaster recesses, decorative corbels, and resawn wood beams and brackets. The Tuscan design incorporates a variety of roof planes and window styles, brick veneer, arched elements, decorative plaster rosette, plaster recesses, wood beams and brackets, wood shutters, and rafter tails. E.3 Maximum Coverage 60% of total project net developable acreage. Project complies. Total building coverage for the 88 multi-family airspace condominium units is 39.7% (i.e., less than 60%). E.4 Maximum Building Height Same as required by the underlying zone, and not to exceed three stories (1)(7) Project complies. Please see Quarry Creek Master Plan analysis in the staff report for details. Projects within the RH general plan designation (1)(7) 40 feet, if roof pitch is 3:12 or greater Project complies. Please see Quarry Creek Master Plan analysis in the staff report for details. 35 feet, if roof pitch is less than 3:12 Building height shall not exceed three stories PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT E.5 Minimum Building Setbacks From a private or public street(2)(3) Residential structure 10 feet Project complies. Please see Quarry Creek Master Plan analysis in the staff report for details. Direct entry garage 20 feet From a drive- aisle(4) Residential structure (except as specified below) 5 feet, fully landscaped (walkways providing access to dwelling entryways may be located within required landscaped area) Project complies. Please see Quarry Creek Master Plan analysis in the staff report for details. Residential structure –directly above a garage 0 feet when projecting over the front of a garage. Project complies. Please see Quarry Creek Master Plan analysis in the staff report for details. Garage 3 feet Project complies. Please see Quarry Creek Master Plan analysis in the staff report for details. Garages facing directly onto a drive-aisle shall be equipped with an automatic garage door opener. Project complies. Please see Quarry Creek Master Plan analysis in the staff report for details. Projects of 25 units or less within the RMH and RH general plan designations 0 feet (residential structure and garage) Project complies. Please see Quarry Creek Master Plan analysis in the staff report for details. Garages facing directly onto a drive-aisle shall be equipped with an automatic garage door opener. Project complies. Please see Quarry Creek Master Plan analysis in the staff report for details. Balconies/decks (unenclosed and uncovered) 0 feet Project complies. Please see Quarry Creek Master Plan analysis in the staff report for details. May cantilever over a drive-aisle, provided the balcony/deck complies with all other applicable requirements, such as:  Setbacks from property lines  Building separation  Fire and Engineering Department requirements From the perimeter property lines of the project site (not adjacent to a public/private street) The building setback from an interior side or rear perimeter property line shall be the same as required by the underlying zone for an interior side or rear yard setback. Project complies. Please see Quarry Creek Master Plan analysis in the staff report for details. E.6 Minimum Building Separation 10 feet Project complies. Please see Quarry Creek Master Plan analysis in the staff report for details. E.7 Resident Parking (6) All dwelling types If a project is located within the RH general plan designation, resident parking shall be provided as specified below, and may also be provided as follows:  25% of the units in the project may include a tandem two-car garage (minimum 12 feet x 40 feet).  Calculations for this provision resulting in a fractional unit may be rounded up to the next whole number. Project complies. Please see Quarry Creek Master Plan analysis in the staff report for details. One-family and two- family dwellings 2 spaces per unit, provided as either:  a two-car garage (minimum 20 feet x 20 feet), or  2 separate one-car garages (minimum 12 feet x 20 feet each)  In the R-W Zone, the 2 required parking spaces may be provided as 1 covered space and 1 uncovered space (5) N/A. Multi-family airspace condominiums are proposed. Multiple- family dwellings Studio and one- bedroom units 1.5 spaces per unit, 1 of which must be covered (5) N/A. Three bedrooms are proposed for each unit. When calculating the required number of parking spaces, if the calculation results in a fractional parking space, the required number of parking PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT spaces shall always be rounded up to the nearest whole number. Units with two or more bedrooms 2 spaces per unit, provided as either:  a one-car garage (12 feet x 20 feet) and 1 covered or uncovered space; or (5)  a two-car garage (minimum 20 feet x 20 feet), or  2 separate one-car garages (minimum 12 feet x 20 feet each)  In the R-W Zone and the Beach Area Overlay Zone, the 2 required parking spaces may be provided as 1 covered space and 1 uncovered space (5) Project complies. Please see Quarry Creek Master Plan analysis in the staff report for details. Required parking may be provided within an enclosed parking garage with multiple, open parking spaces, subject to the following:  Each parking space shall maintain a standard stall size of 8.5 feet by 20 feet, exclusive of supporting columns; and  A backup distance of 24 feet shall be maintained in addition to a minimum 5 feet turning bump-out located at the end of any stall series. Project complies. Please see Quarry Creek Master Plan analysis in the staff report for details. Required resident parking spaces shall be located no more than 150 feet as measured in a logical walking path from the entrance of the units it could be considered to serve. Project complies. Please see Quarry Creek Master Plan analysis in the staff report for details. PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT E.8 Private Recreational Space One-family, two-family, and multiple- family dwellings Required private recreational space shall be designed so as to be functional, usable, and easily accessible from the dwelling it is intended to serve. Project complies. Private recreational space is designed to be functional, usable and easily accessible from the dwelling units it is intended to serve. Required private recreational space shall be located adjacent to the unit the area is intended to serve. Project complies. Private recreational space is located adjacent to the units it is intended to serve. Required private recreational space shall not be located within any required front yard setback area, and may not include any driveways, parking areas, storage areas, or common walkways. Project complies. Private recreational space is not located within any required front yard setback area; and does not include any driveways, parking areas, storage areas or common walkways. One-family and two- family dwellings Minimum total area per unit Projects not within the RMH or RH general plan designations 400 square feet N/A. Multi-family airspace condominiums are proposed. Projects within the RMH or RH general plan designations 200 square feet N/A. May consist of more than one recreational space. N/A. May be provided at ground level and/or as a deck/balcony on a second/third floor or roof. N/A. If provided at ground level Minimum dimension Not within the RMH or RH general plan designations 15 feet N/A. Within the RMH or RH general plan designations 10 feet N/A. Shall not have a slope gradient greater than 5%. N/A. Multi-family airspace condominiums are proposed. Attached solid patio covers and decks/balconies may project into a required private recreational space, subject to the following:  The depth of the projection shall not exceed 6 feet (measured from the wall of the dwelling that is contiguous to the patio/deck/balcony). The length of the projection shall not be limited, except as required by any setback or lot coverage standards. N/A. Multi-family airspace condominiums are proposed. Open or lattice-top patio covers may be located within the required private recreation space (provided the patio cover complies with all applicable standards, including the required setbacks). N/A. Multi-family airspace condominiums are proposed. If provided above ground level as a deck/balcony or roof deck Minimum dimension 6 feet N/A. Multi-family airspace condominiums are proposed. Minimum area 60 square feet Multiple-family dwellings Minimum total area per unit (patio, porch, or balcony) 60 square feet Project complies. Please see Quarry Creek Master Plan analysis in the staff report for details. Minimum dimension of patio, porch or balcony 6 feet Project complies. Please see Quarry Creek Master Plan analysis in the staff report for details. PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT Projects of 11 or more units that are within the RH general plan designation may opt to provide an additional 75 square feet of community recreation space per unit (subject to the standards specified in Table C of this Chapter), in lieu of providing the per unit private recreational space specified above. Project complies. Please see Quarry Creek Master Plan analysis in the staff report for details. (1) If a project is located within the Beach Area Overlay Zone, building height shall be subject to the requirements of Chapter 21.82 of this code. (2) See Table C in Section 21.45.060 for required setbacks from an arterial street. (3) Building setbacks shall be measured from the outside edge of the required street right-of-way width, whichever is closest to the building. (4) Building setbacks shall be measured from one of the following (whichever is closest to the building): a) the outside edge of the required drive- aisle width; b) the back of sidewalk; or c) the nearest side of a parking bay located contiguous to a drive-aisle (excluding parking located in a driveway in front of a unit’s garage). (5) Any uncovered required parking space in the R-W zone may be located within a required front yard setback and may be tandem. (6) This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code). (7) Protrusions above the height limit shall be allowed pursuant to Section 21.46.020 of this code. Such protrusions include protective barriers for balconies and roof decks. ATTACHMENT 6 CITY COUNCIL POLICY NO. 66 – LIVABLE NEIGHBORHOODS Principle Compliance Comments 1 Building Facades, Front Entries, Porches Facades create interest and character and should be varied and articulated to provide visual interest to pedestrians. Clearly identifiable front doors and porches enhance the street scene and create opportunities for greater social interaction within the neighborhood. Building entries and windows should face the street. Front porches, bay windows, courtyards and balconies are encouraged. The three different architectural styles and nine color schemes proposed for the project create interest and character throughout the community. Compliance with the requirements for Planning Area R-3 of the Quarry Creek Master Plan includes developing the project at a minimum density of 15 dwelling units per acre, providing a two-car garage for each unit, and the incorporation of a 50-foot-wide planning buffer along the northern perimeter of the site. As a result of these requirements, it is not feasible to orient all of the front doors to face the street (i.e., only 10 of 88 units) since the units need to be attached and take vehicular access from the private driveways. However, there are a number of locations throughout the development where the front doors of one building face the front doors of an adjacent building, with landscaping and walkways in between, which creates a courtyard and an area for social interaction within the neighborhood. Further, the 50-foot- wide planning buffer also includes a public trail which will provide an additional opportunity for community interaction. Finally, each unit has been designed to include a porch and a balcony/deck. 2 Garages Homes should be designed to feature the residence as the prominent part of the structure in relation to the street. A variety of garage configurations should be used to improve the street scene. This may include tandem garages, side-loaded garages, front-loaded garages, alley-loaded garages and recessed garages. The unique constraints of the site, including the 50-foot-wide planning buffer, minimum 10-foot- wide landscape setback off of Marron Road and El Salto Falls Street, as well as the requirement to provide a minimum density of 15 dwelling units per acre, limit the project’s ability to provide a variety of garage configurations as envisioned under this guideline (i.e., side-loaded and/or alley loaded garages). To ensure an improved street scene along the drive aisle, focused areas will be enhanced with stamped or colored concrete and landscaping will be provided between each two-car garage. Further, the garages will be screened from view from the adjacent pubic streets. 3 Street Design An interconnected, modified (grid) street pattern should be incorporated into project designs when there are no topographic or environmental constraints. Interconnected streets provide pedestrians and automobiles many alternative routes to follow, disperse traffic and reduce the volume of cars on any one street in the neighborhood. Streets should be designed to provide both vehicular and pedestrian connectivity by minimizing the use of cul-de-sacs. The street network should also be designed to create a safer, more comfortable pedestrian and bicycling environment. Local residential streets should have travel and parking lanes, be sufficiently narrow to slow traffic, provide adequate access for emergency and service vehicles and emergency evacuation routes for residents and include parkways with trees to form a pleasing canopy over the street. Local residential streets are the public open space in which children often play and around which neighborhoods interact. Within this context, vehicular movement should be additionally influenced through the use of City- accepted designs for traffic calming measures. The constraints of the small infill site combined with the requisite minimum density, limit the project’s ability to provide an interconnected, modified (grid) street pattern. Instead, a series of private driveways are proposed throughout the development. In general, the reduced width that is permitted for drive aisles, when compared to a standard public street, is a mechanism for traffic calming. Two vehicular and pedestrian access points are provided off of Marron Road, and include a landscaped parkway and trail which connects to the 50-foot-wide planning buffer along the northern boundary of the site. In addition, pedestrian connections are provided to El Salto Falls Street which connects to the Community Recreation site to the west. 4 Parkways Street trees should be planted in the parkways along all streets. Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage and minimize water consumption. The central drive-aisle off of Marron Road includes a landscaped parkway. Further, a minimum 10-foot-wide landscape setback is provided along Marron Road and El Salto Falls Street. 5 Pedestrian Walkways Pedestrian walkways should be located along or visible from all streets. Walkways (sidewalks or trails) should provide clear, comfortable and direct access to neighborhood schools, parks/plazas and transit stops. Primary pedestrian routes should be bordered by residential fronts, parks or plazas. Where street connections are not feasible (at the end of cul-de- sacs), pedestrian paths should also be provided. Public sidewalks will be constructed along Marron Road and El Salto Falls Street. Two pedestrian walkways are provided off of Marron Road as well as El Salto Falls Street, which connects to the Community Recreation site to the west. Internal to the project site, pedestrian walkways are provided to the public sidewalk, in front of the units, as well as around the rear perimeter of the property. CITY COUNCIL POLICY 66 – LIVABLE NEIGHBORHOODS Principle Compliance Comments 6 Centralized Community Recreation Areas Park or plazas, which serve as neighborhood meeting places and as recreational activity centers should be incorporated into all planned unit developments. As frequently as possible, these parks/plazas should be designed for both active and passive uses for residents of all ages and should be centrally located within the project. Parks and plazas should be not be sited on residual parcels, used as buffers from surrounding developments or to separate buildings from streets. Pursuant to the Quarry Creek Master Plan, a community recreation facility is required to be constructed concurrently with the development of the first residential planning area. The application for the development of Planning Area P-3, which will provide the balance of active open space for PA R-3, has been submitted and is currently undergoing staff review. In addition to the planned community recreation area, the 50-foot-wide planning buffer located along the northern perimeter of the subject site, which includes an eight-foot- wide public trail, provides an active community recreation area on-site. R-17.1 Gross ac. RH R-211.1 Gross ac. RH R-36.7 Gross ac. 13.7 DU's/ac. OS-38.4 Gross ac. Open Space OS-220.1 Gross ac. Open Space OS-1 63.9 Gross ac. Open Space P-10.9 Gross ac. Community P-4 3.9 Gross ac. Trail, View Area, P-22.1 Gross ac. Community Facility Site Water QualityBasin Public Area (Not a Part) P-3 1.3 Gross ac. Community Recreation Area Facilities R-17.1 Gross ac. 21.5 DU's/ac.RH R-211.1 Gross ac. 21.3 DU's/ac.RH 16.7 DU's/ac. RH R-418.2 Gross ac. RMH OS-38.4 Gross ac. Open Space OS-220.1 Gross ac. Open Space P-10.9 Gross ac. Community P-4 Trail, View Area, P-22.1 Gross ac. Community Facility Site Water QualityBasin Public Area (Not a Part) P-3 1.3 Gross ac. Community Recreation Area Facilities OS-163.9 Gross ac. Open Space P-5 2.2 Gross ac. Community Facilities HAYMAR RD . STREET ASTREET B HAYMAR RD . STREET ASTREET B STR E E T E STREET D STREET C (PR IVATE ) Specific alignment for roadway connection to be determined at planning area R-4 site design Quarry Creek 0 400200 800 FT APRIL 3, 2014 MASTER LAND USE PLAN Master Plan NORTH 1. Units can be transferred subject to total project unit maximum. Brush Management Zone Limits of Hardline Map Boundary PA R-1 Apartments *7.1 GROSS NET 5.9 ACRESACRESLAND USE 9.411.1R-2 5.76.7Planned DevelopmentR-3 Trail, View Area, Water Quality Basin Community Recreation Area Community Facility Site Community Facilities P-4 P-3 P-2 P-1 3.9 1.3 2.1 0.9 3.9 1.1 1.2 0.9 OS-1 Southerly Open Space Corridor Preserve Wetland Preserve Buena Vista Creek and Buffer 63.9 20.1 8.4 -- -- -- OS-2 OS-3 Public Roads 9.5 9.5 21.5 DENSITY 21.3 16.7 -- -- -- -- -- -- -- -- 127 MAX.UNITS 200 95 -- -- -- -- -- -- -- -- GENERAL PLANLAND USE (RH) High Density (RH) High Density (OS) Open Space (CF) Community Facility -- GENERAL PLANDENSITY RANGE 15-23 du/ac -- -- -- -- -- -- -- -- (OS) Open Space (OS) Open Space (OS) Open Space (OS) Open Space 15.618.2Planned Development 13.7 214 (RMH) Medium-High Density 8-15 du/ac 15-23 du/ac (CF) Community Facility R-4 * Includes affordable and potential market rate units. Planned Development (RH) High Density 15-23 du/ac Community Facilities 2.2 1.2 -- ----P-5 (CF) Community Facility NOTES: 2. For purposes of density transfer, planning areas R-1 & R-2 may be treated as a single planning area. Title Sheet PROJECTSITESHEET TITLE Not To ScaleVicinity MapSheet IndexSHEET78El Camino RealCarlsbad Village Dr.Ca rl s bad Vill ag e D r.Tamarack Ave. Tamarack Ave.Marron Rd.Heymar Dr.Marron Rd.College Blvd.Not To ScaleKey MapHaymar Dr.MARRON ROADPROJECT NAME SHEET TITLE 2442 Second Avenue San Diego, CA 92101 (619) 718-9660 l a n d s c a p e a r c h i t e c t u r e E DO A H C IS S O A T AW R S r l a 2 6 8 1 Quarry Creek Planning Area R-3 Carlsbad, California1 EL SALTO FALLS STREET EL SALTO FALLS STREET MARRON ROADPROJECT NAME SHEET TITLE 2442 Second Avenue San Diego, CA 92101 (619) 718-9660 l a n d s c a p e a r c h i t e c t u r e E DO A H CISSO A T AWR S r l a 2 6 8 1 Quarry Creek Planning Area R-3 Carlsbad, California60'Scale 1" = 20'20'10'0North2Landscape Concept Plan ROADPROJECT NAME SHEET TITLE 2442 Second Avenue San Diego, CA 92101 (619) 718-9660 l a n d s c a p e a r c h i t e c t u r e E DO A H C IS S O A T AW R S r l a 2 6 8 1 Quarry Creek Planning Area R-3 Carlsbad, California60'Scale 1" = 20'20'10'0North3Landscape Concept Plan EL SALTO FALLS STREETMARRON ROAD Project Name PROJECT NAMESHEET TITLE2442 Second Avenue San Diego, CA 92101 (619) 718-9660l a n d s c a p e a r c h i t e c t u r eEDOAHCISSO ATAWRSr l a 2 6 8 1 Quarry CreekPlanning Area R-3Carlsbad, California4Maintenance Responsiblity ExhibitPlant LegendNotes and DetailsThere are no Fire Protection Zones on this site. 1. All planting area shall have at least a 2 % positive grade change to allow for drainage away from structures. 2. Low volume or subsurface irrigation shall be used to irrigate vegetaion within 24" of impermeable surfaces. 3. A separate water service for landscaping shall be provided. North NTS NOTE: -50% of shrubs planted will be at least 5 gal. in size. (Except on Slopes 3:1 or steeper (Minimum 50% 5 GAL) -Retaining walls to have Rosmarinus spp. planted to grow over the top to soften/screen them. EL S AL T O F AL L S STREE T MARRON ROADPROJECT NAME SHEET TITLE 2442 Second Avenue San Diego, CA 92101 (619) 718-9660 l a n d s c a p e a r c h i t e c t u r e E DO A H CISSO A T AWR S r l a 2 6 8 1 Quarry Creek Planning Area R-3 Carlsbad, California80'Scale 1" = 40'40'20'0North5Wall and Fence Exhibit Wall and Fence Details EL S A LTO F ALL S S TR E E TMARRON ROADEL S AL T O F AL L S STREE T MARRON ROADPROJECT NAME SHEET TITLE 2442 Second Avenue San Diego, CA 92101 (619) 718-9660 l a n d s c a p e a r c h i t e c t u r e E DO A H CISSO A T AWR S r l a 2 6 8 1 Quarry Creek Planning Area R-3 Carlsbad, California80'Scale 1" = 40'40'20'0North6Hydrozone Exhibit Water Conservation Exhibit Water Efficient WorksheetsNorthNTS EL S AL T O F AL L S STREE T MARRON ROADPROJECT NAME SHEET TITLE 2442 Second Avenue San Diego, CA 92101 (619) 718-9660 l a n d s c a p e a r c h i t e c t u r e E DO A H CISSO A T AWR S r l a 2 6 8 1 Quarry Creek Planning Area R-3 Carlsbad, California80'Scale 1" = 40'40'20'0North7Wall and Fence Exhibit- Compliance with Master Plan