HomeMy WebLinkAbout2016-11-16; Planning Commission; ; MP 10-01(B)/CT 16-05/PUD 16-06 – QUARRY CREEK – PA R-4 (WEST)
The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No.
Application complete date: October 18, 2016
P.C. AGENDA OF: November 16, 2016 Project Planner: Shannon Werneke
Project Engineer: Tecla Levy
SUBJECT: MP 10-01(B)/CT 16-05/PUD 16-06 – QUARRY CREEK – PA R-4 (WEST) – Request for a
determination that the project is within the scope of the previously certified Quarry Creek
Master Plan EIR and that the EIR adequately describes the activity for the purposes of
CEQA; and a request for approval of a Master Plan Amendment, Tentative Tract Map and
Planned Development Permit for 56 single-family homes within Planning Area R-4 of the
Quarry Creek Master Plan, located on the north side of Marron Road and adjacent to the
western terminus of Adobe Springs Road, in Local Facilities Management Zone 25.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7209 RECOMMENDING
APPROVAL of a Master Plan Amendment (MP 10-01(B)), Tentative Tract Map (CT 16-05) and Planned
Development Permit (PUD 16-06) based on the findings and subject to the conditions therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The Quarry Creek Master Plan, which was last amended in May, 2014, establishes the permitted uses,
development standards, and design criteria for each planning area, as well as the development review
process for each project. A total of four (4) different residential planning areas exist within the Quarry
Creek Master Plan. The proposed project is located within Planning Area R-4 (PA R-4), the last residential
planning area to be developed. PA R-4 is located within the western portion of the Master Plan and will
be developed with 206 dwelling units. The planning area is required to be developed at an overall
minimum density of 12 dwelling units per acre.
As requested by the applicant, Cornerstone Communities, PA R-4 will be developed in two phases. The
first phase, PA R-4(EAST), was approved by the Planning Commission on September 7, 2016 and included
the development of 150 two-story multi-family air-space condominiums designed as duplexes and
triplexes. The proposed project, Planning Area R-4 (WEST), represents the second phase and includes the
development of 56 single-family homes on individual fee simple lots. Planning Area R-4 (WEST) is adjacent
to the western terminus of Adobe Springs Road, a new public road, to the east, and the future extension
of Marron Road to the south. Planning Area R-4 (WEST) is surrounded by permanent open space to the
north, south, and west. In addition, a public trail parallels the northern boundary of the site.
The current development standards in the Quarry Creek Master Plan for PA R-4 allow for multi-family
townhomes, flats, or other attached or detached condominium or apartments. The Master Plan does not
currently allow detached single-family homes on individual lots. In order to allow for this product type on
lots with a minimum size of 3,100 square feet, the applicant is requesting an amendment to the Master
Plan. Additional minor changes and clean-up items are proposed, which are summarized in Section B
below, as well as Attachment 7 of the staff report.
3
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In addition to the Master Plan (MP) Amendment, a Tentative Tract Map (CT) and Planned Development
Permit (PUD) are proposed to develop the western portion of PA R-4, a 5.96 gross acre site (5.77 net
acres), with 56 two and three-story single-family homes on individual lots ranging in size from 3,120 to
4,876 square feet. To minimize the views from the property to the north, two-story homes are proposed
along the northern boundary of the site, as required pursuant to the Master Plan. The project has a
proposed density of 9.7 du/ac. When combined with the density of R-4 (EAST), 13.2 du/ac, the overall
development of Planning Area R-4 complies with the required minimum density of 12 du/ac for PA R-4.
Access to the development is proposed to be provided by three private driveways off of two public roads,
Adobe Springs Road to the north and Marron Road to the south. Precise grading to develop the proposed
project includes 6,900 cubic yards of cut and 11,090 cubic yards of fill. The balance of earthwork, 4,190
cubic yards, will be exported to assist with the development of PA R-3 to the east.
A total of three architectural styles (Spanish Mediterranean, Tuscan, and Craftsman) and nine color
schemes (three per style) are proposed which will provide architectural interest and variety throughout
the community. Table 1 below provides a summary of the square footage and height of each of the unit
types.
TABLE 1 – Single-Family Units
Plan
Type
Bedroom/
Bathroom
1st Floor
SF
2nd Floor
SF
3rd Floor
SF
Total Living
Area SF
Roof Deck
SF
Garage
SF
Height
1A-C 3/2.5 790 1054 N/A 1,854 510 435 26’-4”-
26’-6”
1XA-C 4/3.5 790 1109 355 2254 291 435 34’-10”
2A-C 3/2.5 779 1192 N/A 1971 562 428 26’-6”-
28’-6”
2XA-C 4/3.5 779 1250 405 2434 336 428 34’-10”
3A-C 3/2.5 800 1187 N/A 1987 583 423 26’-6”-
26’-8”
3XA-C 4/3.5 800 1234 437 2471 351 423 34’-10”
The Spanish Mediterranean architectural style incorporates details and forms that are consistent with the
historic examples seen in southern California. The architectural vocabulary includes a concrete “S” tile
roof, plaster corbels, decorative metal grille, vent tiles, fabric awnings, and plaster eaves and trim. The
exterior color schemes include light integral plaster with complementary trim colors.
The Tuscan design incorporates details and forms that are consistent with some of the historic examples
found in the Tuscan farm houses in Italy. The details include a concrete “S” tile roof, stone and brick
veneer, wood shutters, rafter tails and plaster corbels as well as decorative recesses. The exterior color
schemes include earth tone integral plaster colors with complementary trim colors.
The Craftsman architectural style incorporates details and forms that are consistent with the historic
examples seen in southern California. The architectural details includes a flat concrete tile roof, wood
shutters, horizontal lap siding, board and batten siding, plaster recesses, decorative corbels, wood knee
braces, and wood guardrails and decks. The exterior color schemes are consistent with the architectural
style through the incorporation of earth tone plaster with complementary trim colors.
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As fee title lots are proposed, each lot includes a privately-owned and maintained rear yard with a
minimum setback of 12 feet from the rear property line. The rear yards range in size from 770 to 2,065
square feet. All of the units include roof decks which range in size from 291 to 583 square feet. In addition,
two passive recreation areas are proposed within the development. Parking is proposed to be provided
by a two-car garage. In addition, as a Planned Development is proposed for the private drive aisles, guest
parking is required for the development. A total of 10 guest parking stalls are provided internal to the site
(4 parallel and 6 head-in) and 6 spaces are provided in between the driveways of the single-loaded units
off Marron Road. Further, since driveways with a minimum depth of 20 feet are provided, guests may
park in the driveways of each unit. The allowance for guest parking on the north side of Marron Road
(only adjacent to the single-family units) is also included as part of the Master Plan Amendment.
Table 2 below includes the General Plan designation, zoning and current land uses of the project site as
approved in the Quarry Creek Master Plan and surrounding properties.
TABLE 2
Location General Plan Designation Zoning Current Land Use
Site R-15, Residential, 8-15
dwelling units per acre
P-C
Planned Community
Vacant
North OS, Open Space OS, Open Space Quarry Creek open space; includes
Buena Vista Creek
South OS, Open Space P-C
Planned Community
Existing steep slopes and large
open space area
East
R-15, Residential, 8-15
dwelling units per acre
P-C
Planned Community
Planning Areas R-4 (EAST) and PA
P-3, a future community
recreation building and pool
West OS, Open Space
CF, Community Facilities
P-C
Planned Community
Open space and future community
facilities use
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, 8-15 dwelling units per acre (R-15);
B. Quarry Creek Master Plan, MP 10-01(B) 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.
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A. General Plan
Planning Area (PA) R-4 of the Quarry Creek Master Plan has a General Plan Land Use designation of
Residential, 8 to 15 dwelling units per acre (R-15). The proposal to subdivide the existing property for the
construction of 56 single-family units has a density of 9.7 du/ac. When combined with the density of R-4
(EAST), 13.2 du/ac, the overall development of PA R-4 complies with the required minimum density of 12
du/ac pursuant to the Quarry Creek Master Plan.
As the development of Planning Area R-4 (WEST) with detached single-family homes on fee simple lots
involves a use which is not clearly allowed in the Quarry Creek Master Plan, the proposed project requires
an amendment to the Master Plan. With the addition of the new use, the project remains consistent with
the goals, objectives and policies of the city’s General Plan.
B. Quarry Creek Master Plan, MP 10-01(B), and Planned Development Ordinance (CMC Chapter 21.45)
The Quarry Creek Master Plan is a regulatory land use document which defines the allowable type and
intensity of land uses within each Planning Area and provides detailed development and design standards,
as well as a method by which the Master Plan will be implemented. The framework for the Master Plan
rests in the vision to develop a sustainable community which is both protective of the natural environment
and history of the site, and is also aesthetically pleasing, with an appropriate balance of open space,
residential and public land uses.
The project site is located within Planning Area R-4 of the Quarry Creek Master Plan. As the proposed
projects includes the addition of a use (i.e., detached single-family homes) that was not originally
envisioned within PA R-4, a Major Master Plan Amendment is required. The Amendment shall be
approved through a public hearing before the Planning Commission and City Council pursuant to Chapter
21.38.120 of the Carlsbad Municipal Code.
Table 3 below summarizes the scope of the changes, as well as the location of the changes within the
Quarry Creek Master Plan. The Master Plan Amendment is included as Exhibit “MP 10-01(B)” and
attached to Planning Commission Resolution No. 7209.
TABLE 3
Subject of MP Modification Chapter 3 Chapter 4 Chapter 6 Chapter 8
1. Clearly allow single-family detached
product within PA R-4.
P. III-5 P. IV-19
P. IV-20
2. Provide development standards for single-
family detached product where varies
from Planned Development Ordinance.
P. IV-21
3. Allow on-street (and private drive) credit
for visitor parking. Allow on-street visitor
parking on Street 'E' westbound (i.e., on
the north side in front of single-family
homes).
P. IV-21 P. VI-26
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4. Modify blanket reference to Council Policy
#44 regarding neighborhood architectural
guidelines.
P. VI-6
5. Provide option to relocate El Salto Falls
public parking to corner of Haymar and PA
1 entry drive.
P. IV-6
P. IV-12
6. Single-family detached product added to
the Building Height section.
P. IV-20
7. Add reference to an allowance for a
maximum two-foot encroachment for
architectural projections in the side yard
setback for the single-family detached
product.
P. IV-21
8. Add flexibility for alternative architectural
styles as long as otherwise consistent with
development standards.
P. VI-10
9. Correct typo for number of architectural
styles to eliminate conflict that both
Cottage and Craftsman are labeled as #1.
P. VI-10
P. VI-12
P. VI-16
10. Allow street trees within private lots to
achieve average spacing requirement in
locations where driveways prevent street
trees within ROW.
P. VI-21
11. Exempt Street E west of the PA R-4
easterly private drive entrance from
parallel parking prohibition.
P. VI-29
12. Allow single-family driveways within the
10-foot landscape setback on the westerly
cul-de-sac portion of Street A.
P. VI-29
13. Allow option of slump block with slurry
coat community walls.
P. VI-40
14. Provide performance measurement to
ensure the completion and availability of
PA P-3 to the residents.
P. IV-29
15. Revise fencing exhibits to be consistent
with approved landscape plans and
Preserve Management Plan.
P. VI-41
P. VI-42
16. Update Master Plan Amendment log. P. VIII-4
P. VIII-5
With exception to the addition of the single-family detached product on individual lots, the above-noted
changes are considered minor in nature and would typically be processed as a Minor Amendment to a
Master Plan. The addition of a new use to Planning Area R-4 (WEST) is intended to enhance the diversity
of housing opportunities available within the community by providing a detached, single-family, market
rate housing product on fee simple lots. Pursuant to the Master Plan, the units in PA R-4 are ideally
situated in close proximity to the Quarry Creek Shopping Center, the Community Facilities site, as well as
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the community recreation area and other passive recreational and trail uses within the Quarry Creek
Master Plan. Pursuant to revised Section 4.1.4 of the Master Plan (Planning Area R-4), the detached single-
family units are required to comply with the Planned Development standards of the Zoning Ordinance
(CMC Chapter 21.45) with some exceptions, which are outlined in Tables 4 and 5 below. An analysis of
the project’s compliance with the Planned Development Ordinance, as well as City Council Policy No. 66,
Livable Neighborhoods, is included as Attachments 4 and 5 of the staff report.
The following Tables 4, 5 and 6 demonstrate project compliance with the Development Standards, Special
Design Criteria for Planning Area R-4, as proposed to be amended, as well as the Architectural Design
Guidelines contained within the Quarry Creek Master Plan.
TABLE 4 – PLANNING AREA R-4 DEVELOPMENT STANDARDS
Planning Area R-4
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 or off of Marron
Road, a public street. In addition,
sidewalks are provided throughout the
development.
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-4. The balance
(75% of required area) shall be provided
as active facilities within Planning Area P-
3, which is within convenient walking
distance for the residents of Planning Area
R-4. The overall aggregate community
recreation space shall be provided as both
passive and active recreation facilities for
a variety of age groups (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 56 (units) = 11,200 SF
Onsite requirement:
0.25 x 30,000 SF = 2,800 SF
Offsite requirement:
0.75 x 30,000 SF = 8,400 SF
Provided Community Rec. Area Onsite:
15,815 SF
Two adjacent common areas are
proposed on-site which includes
decorative seat walls, a trellis, exercise
and open turf area.
Offsite:
Pursuant to the Quarry Creek Master
Plan, the community recreation facility
is required to be constructed
concurrently with the development of
the first residential planning area (PA
R-3). The Site Development Plan (SDP
15-20) for Planning Area P-3 was
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approved by the Planning Commission
on March 16, 2016 and includes a
2,281 square foot recreation building,
swimming pool and surrounding pool
deck, lawn area for lawn games and
passive use, and small parking lot. The
development of the 1.3-acre site
satisfies the required common active
recreation demand for Planning Areas
R-3 and R-4. The building permit for
the facility is currently under city
review; anticipated issuance date is
late November, 2016. Construction
should be underway in December,
2016.
Building Height Two story homes required along the
northern boundary of site; 35 feet and
three stories with a minimum roof pitch of
3:12 for the remaining units.
Two story homes ranging in height
from 26’-4” to 28’-6” are proposed
along the northern boundary of the
site. Three-story homes with a height
of 34’-10” and minimum 3:12 pitch are
proposed for the remaining single-
family units.
Minimum 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 all public streets. No
direct unit driveway access onto Street ‘A’
(i.e., eastern portion of Marron Road) is
allowed.
Minimum 10’ landscaped structural
setback provided from Marron Road
and Adobe Springs Road; no direct
unit access is proposed off of (Street
‘A’) and Adobe Springs Road (Street
‘D’).
Minimum Building
Separation
Structures: 10 feet
Garage: 30 feet between opposing garage
doors.
Structures: 10 feet
Garages: Minimum of 30 feet
between opposing garage doors on
private streets/drive aisles.
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.
Each detached single-family home has
a private rear yard which satisfies this
requirement.
TABLE 5
PLANNING AREA R-4- ADDITIONAL DEVELOPMENT STANDARDS PROPOSED FOR SINGLE-FAMILY
HOMES/LOTS IN R-4(WEST)
Standard Minimum Required Provided
Minimum Lot Size 3,100 square feet. Each of the proposed lots has a
minimum lot size of 3,100 square feet.
Minimum Lot
Width
35 feet- measured at front yard setback. Each lot has a minimum width of 35
feet at the front yard setback.
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Lot Coverage Home design shall cover no more than
50% of the lot (excluding porches,
balconies, and second-story decks).
The homes do not exceed 50% lot
coverage.
Minimum Front
Yard Setback
(public and
private)
A minimum 20 feet measured from the
front property line to the garage door is
required. Minimum 10 feet measured to
habitable space, porch or a covered
balcony.
The garages for each of the units are
setback 20 feet and the habitable
portion of the homes are setback a
minimum of 10 feet.
Minimum Side
and Rear Yard
Setback
Side yard minimum 5 feet measured from
the side property line. Rear yard
minimum 10 feet measured to the rear
property line. Minimum 5-foot setback for
balconies or covered patios to rear
property line. An architectural projection
of up to two feet in depth is allowed
within the side yard setback.
To project architectural interest, the
entry side elevation of each single
family home includes an architectural
projection with a maximum depth of
two feet. The projection does not
create any additional useable area.
Visitor Parking In single-family detached products, on-
street visitor parking credit is allowed in
private drive aisles where 24-foot driving
width is maintained and between single-
family driveways on the north side of
Street “E” (i.e., where a minimum of 20
feet is provided between the driveway
aprons).
A total of 10 guest parking stalls are
provided internal to the site (4 parallel
and 6 head-in). In addition, 6 spaces
are provided in between the
driveways of the single-loaded units
which have front-loaded driveways off
Marron Road. Further, since
driveways with a minimum depth of
20 feet are provided, guests may park
in the driveways of each unit.
TABLE 6 – PLANNING AREA R-4 SPECIAL DESIGN CRITERIA
Special Design Criteria Provided
When noise walls over 6 feet high are required, a
combination of berm and maximum 6-foot high
noise wall shall be used to mitigate noise impacts.
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.
Each of the proposed single-family homes faces the
street which will promote social interaction in the
community.
Porches shall have a minimum depth of 6 feet and
a minimum width of 10 feet.
The proposed single-family do not include porches.
No direct vehicular access onto Street 'A' shall be
provided.
No direct vehicular access is proposed onto Street
“A”.
If attached courtyard homes are constructed, 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.
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A 60-foot fire suppression zone shall be provided
within Planning Area R-4 as part of a 100-foot
enhanced landscape buffer (60 feet within PA R-4
and 40 feet within PA OS-1) on the north-westerly
side of Planning Area R-4 to further reduce
impacts to aesthetic resources. Reductions may
be permitted for street-fronting units as
approved by the City. Permitted intrusions into
setbacks are per CMC Section 21.46.120.
Reductions may be permitted for street-fronting
units as approved by the City.
The 60-foot-wide fire suppression zone is provided
for in PA OS-1, which borders the northern boundary
of the site.
Pedestrian connections shall be included to
facilitate access to the Community Facility site,
public trails and adjoining neighborhoods.
Pedestrian connections are provided off of Adobe
Springs Road, as well as Marron Road through the
project site to the public trails. Specifically, there
are public trails located on the north side of Adobe
Springs Road and the south side of Marron Road.
Lighting adjacent to Planning Area OS-3 shall use
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.
The first row of homes on the northernmost
portion of the Panhandle parcel of the project
shall be restricted to two stories in height and
shall be constructed with earth tone colors for
elevations and roof tiles.
The northern-most row of homes in R-4(WEST) are
two stories in height and include an earth tone color
palette.
Subject to the approval of the Fire Department,
enhanced landscaping shall be planted on the
north-facing slope of the panhandle parcel in
order to provide additional screening of the
residential structures in this planning area.
An enhanced landscape buffer is proposed on the
north-facing slope.
In addition to the development standards and special design criteria discussed above, the Quarry Creek
Master Plan includes Architectural Design Guidelines which recommend five different architectural styles
to be used throughout the Master Plan neighborhoods: Cottage, Craftsman, European Country,
Monterey, and Spanish Colonial. The architecture for each project shall be internally consistent and
provide sufficient architectural variation to create thematically-related, yet interesting neighborhood
architectural concepts. A total of three architectural styles and nine color schemes (three per style) are
proposed for PA R-4 (WEST) which provide architectural interest and variety throughout the community:
Spanish Mediterranean, Tuscan, and Craftsman.
The Spanish Mediterranean architectural style incorporates details and forms that are consistent with the
historic examples seen in southern California. The architectural vocabulary includes a concrete “S” tile
roof, plaster corbels, decorative metal grille, vent tiles, fabric awnings, and plaster eaves and trim. The
exterior color schemes include light integral plaster with complementary trim colors.
The Tuscan design incorporates details and forms that are consistent with some of the historic examples
found in the Tuscan farm houses in Italy. The details include a concrete “S” tile roof, stone and brick
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veneer, wood shutters, rafter tails and plaster corbels as well as decorative recesses. The exterior color
schemes include earth tone integral plaster colors with complementary trim colors.
The Craftsman architectural style incorporates details and forms that are consistent with the historic
examples seen in southern California. The architectural details includes a flat concrete tile roof, wood
shutters, horizontal lap siding, board and batten siding, plaster recesses, decorative corbels, wood knee
braces, wood guardrails, and trellis details above the front doors. The exterior color schemes are
consistent with the architectural style through the incorporation of earth tone plaster with
complementary trim colors.
Although the Tuscan architectural style is not currently listed as an allowable architectural style, an
amendment is proposed to the Quarry Creek Master Plan allows for alternate architectural styles if it is
consistent with the development standards and intent of the Master Plan. It is staff’s determination that
the style still allows for a varied yet harmonious architectural theme. The details of each architectural
style are carried around all four elevations and provide for an interesting and attractive neighborhood.
C. Inclusionary Housing
Pursuant to the Quarry Creek Master Plan, the inclusionary housing requirements for Planning Area R-4
shall be provided in Planning Area R-1 and/or R-2, in accordance with the schedule established by the
recorded Affordable Housing Agreement. Pursuant to the Master Plan, no building permits shall be issued
for the development of any residential units, in any planning area, until a Site Development Plan (SDP) is
approved for the affordable housing project. The SDP for the development of the inclusionary housing
project in Planning Area R-1 was approved by the Planning Commission on March 16, 2016. As the SDP
has been approved, building permits for 33% of the market-rate units (i.e., 188 units) and all of the
affordable units can be issued. Once the foundation is complete for the inclusionary units, an additional
33% of the building permits (i.e., 188 units) for the market-rate units can be issued. Finally, once the
certificate of occupancy is issued for the inclusionary units, the remaining building permits for the market-
rate units can be issued (i.e. 34% or 196 units).
D. Subdivision Ordinance
The Engineering Department has reviewed the proposed project and has concluded that the Tentative
Tract Map complies with all applicable requirements of the Subdivision Map Act and Title 21. Specifically,
the project complies with all of the major subdivision design criteria and the project is conditioned to
install all infrastructure improvements concurrent with development. The developer will be required to
offer various dedications (e.g., drainage easements, public utility and access easements) and install street
lights and utility improvements, including but not limited to curbs, gutters, sidewalks, sewer facilities,
drainage facilities, and fire hydrants. In addition, the proposed building setbacks will allow for adequate
air circulation and the opportunity for passive heating and cooling.
E. Growth Management
The project is located within Local Facilities Management Zone 25 in the northeast quadrant of the City.
The Quarry Creek Master Plan was adopted as being in compliance with the Zone 25 Local Facilities
Management Plan. The proposed project is consistent with the Quarry Creek Master Plan and does not
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change the growth projections analyzed in the Zone 25 Local Facilities Management Plan. No new facilities
analysis is required and no amendment to the facilities plan is necessary.
A total of 214 dwelling units were originally anticipated to be constructed within Planning Area R-4.
Including R-4 (EAST) and R-4 (WEST), a total of 206 units will be developed in PA R-4. To ensure that the
minimum overall unit count for the Quarry Master Plan is achieved, the difference of eight (8) units was
transferred to Planning Area R-2 (PA R-2), which is also designated as a high density, multi-family site. The
Site Development Plan for PA R-2, including the above-noted transfer of units, was approved by the
Planning Commission on May 4, 2016 (SDP 15-22). This transfer of units to another residential planning
area is permissible pursuant to Section 8.3 the Master Plan. No units are required to be withdrawn from
the Excess Dwelling Unit Bank (EDUB) as the units were transferred with the approval of the Quarry Creek
Master Plan.
V. ENVIRONMENTAL REVIEW
Pursuant to Section 15168(c)(2) of the California Environmental Quality Act (CEQA), staff has reviewed
the project and concluded that no potentially significant impacts would result with the implementation
of the project that were not previously examined and evaluated in the Final Program Environmental
Impact Report for the Quarry Creek Master Plan MP 10-01 (EIR 11-02). EIR 11-02 was certified by the City
Council on April 2, 2013; at that time, CEQA Findings of Fact, a Statement of Overriding Considerations,
and a Mitigation Monitoring and Reporting Program (MMRP) were approved. EIR 11-02 evaluated the
potential environmental effects of the development and operation of the Quarry Creek Master Plan and
associated actions, inclusive of the Planning Area R-4.
Pursuant to the MMRP for EIR 11-02, a number of Transportation and Traffic mitigation measures (T-1
through T-11), as well as Noise mitigation measure N-2 and Greenhouse Gas Emission mitigation measure
GHG-1, are required to be satisfied prior to issuance of building permits. The biological resource
mitigation measures, including the recordation of a conservation easement, as well as the preparation of
a Preserve Management Plan (PMP) have been satisfied and the restoration of the open space is currently
underway. The EIR 11-02 “Findings of Fact and Statement of Overriding Considerations” applies to all
subsequent projects covered by the Quarry Creek Master Plan Final Program EIR.
As the total number of Master Plan units evaluated in EIR 11-02 will not be increased and the development
of Planning Area R-4 (WEST) would have no effects beyond those analyzed in the Program EIR, the project
remains within the scope of Final Program EIR 11-02 and no further CEQA review is required. EIR 11-02 is
available for review at the Planning Division.
ATTACHMENTS:
1. Planning Commission Resolution No. 7209
2. Location Map
3. Disclosure Statement
4. Planned Development Compliance Table C
5. City Council Policy No. 66 Compliance Table
6. Reduced Exhibits
7. Master Plan Amendment Summary Table and Proposed Amendments
8. Full Size Exhibits “A – XX” dated November 16, 2016
MARRONRD ADOBESPRINGSRDS IM S B U R Y C T
MP 10-01(B) / CT 16-05 / PUD 16-06Quarry Creek PA R-4(WEST)
SITE MAP
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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 Land Use 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.
When combined with the R-4(EAST),
the project complies with the
minimum density of 12 du/ac as
specified pursuant to the Quarry
Creek Master Plan for Planning Area
R-4 (PA R-4).
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 setback
requirement from Marron Road and
Adobe Springs Road, as specified
pursuant to the Quarry Creek Master
Plan, as amended.
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
The project complies with the setback
requirement from Marron Road and
Adobe Springs Road, as specified
pursuant to the Quarry Creek Master
Plan, as amended.
Project perimeter walls greater than 42 inches in height shall not be located in
the required landscaped portion of the arterial setback, except noise
attenuation walls that:
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.
The proposed amendment to the
Quarry Creek Master Plan allows for a
2-foot-deep architectural projection
at the entry and within the 5-foot-
wide side yard setback.
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 internal
portion of 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
Project includes the extension of
Marron Road, a public road, which
complies the requirements of the
Quarry Creek Master Plan.
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.
As required pursuant to the Master
Plan, street trees are provided within
the 10-foot-wide landscaped setback
along Marron Road as well as
adjacent to the sidewalks throughout
the development.
Condominium projects
Street trees shall be spaced no further
apart than 30 feet on center within the
parkway.
N/A
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 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. Landscaping is proposed adjacent to the
sidewalks throughout the development.
No more than 24 dwelling units shall be located along a single-entry
drive-aisle. N/A
All drive-aisles shall be enhanced with decorative pavement. 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 56
dwelling units. As a result, a total of 14
visitor parking stalls are required. The
project provides 10 stalls outside of the
internal drive aisles and 6 parking spaces
in between the driveways of the single-
family units which take access of Marron
Road. Further, guest parking can be
provided within the driveways of each of
the units.
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
With exception to 13 units taking access
off of Marron Road, private drive aisles
are proposed throughout the
development. As discussed above, the
project provides 10 stalls outside of the
internal drive aisles and 6 parking spaces
in between the driveways of the single-
family units which take access of Marron
Road.
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.
The Quarry Creek Master Plan is
proposed to be amended to allow visitor
parking within the proposed extension to
Marron Road.
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.
Each of the proposed driveways is front-
loaded and setback 20 feet from either
Marron Road or the private drive aisles,
as measured from the back of the
sidewalk.
PLANNED DEVELOPMENTS (CMC SECTION 21.45.060)
TABLE C: GENERAL DEVELOPMENT STANDARDS
REF
NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
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.
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, where
appropriate.
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 east 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
PLANNED DEVELOPMENTS (CMC SECTION 21.45.060)
TABLE C: GENERAL DEVELOPMENT STANDARDS
REF
NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
Examples of recreation facilities include, but are not limited to, the following:
Active
Swimming pool area
Children’s playground equipment
Spa
Courts (tennis, racquetball, volleyball, basketball)
Recreation rooms or buildings
Horseshoe pits
Pitch and putt
Grassy play areas with a slope of less than 5% (minimum area of 5,000 square feet and a minimum
dimension of 50 feet)
Any other facility deemed by the City Planner to satisfy the intent of providing active recreational facilities.
Passive
Benches
Barbecues
Community gardens
Grassy play areas with a slope of less than 5%.
C.10 Lighting Lighting adequate for pedestrian and vehicular safety shall be provided. Project complies.
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 unit includes 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
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 proposal to include three different
architectural styles and nine color schemes
create interest and character throughout the
community.
Compliance with the requirements for
Planning Area R-4 of the Quarry Creek Master
Plan includes developing the project at a
minimum density of 12 dwelling units per acre,
providing a two-car garage for each unit, as
well as 10-foot-wide landscaped setbacks
adjacent to Marron Road and Adobe Springs
Road. In order to achieve the minimum
density for R-4 and provide a detached single-
family product type on lots with a minimum
width of 35 feet, it is not feasible to orient the
front doors to face the street. However, a
decorative wall and entry gate is proposed to
direct visitors to the entry of each of the
homes.
2. Garages
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 requirement to provide a minimum density
of 12 dwelling units per acre and the 35-foot-
wide lot width, 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 along the
frontage of each single-family home and
adjacent to the drive aisles.
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.
One vehicular and pedestrian access point is
provided off of Adobe Springs Road and two
vehicular and pedestrian access points are
provided off of Marron Road. In general, the
reduced width that is permitted for drive
aisles, when compared to a standard public
street, is a mechanism for traffic calming.
Further, the three public access points into the
development provide Finally, sidewalks are
provided throughout the development to
facilitate safe pedestrian access.
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 two drive-aisles off of Adobe Springs Road
include landscaped parkways. Further, a
minimum 10-foot-wide landscape setback is
provided along Marron Road and Adobe
Springs Road.
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 Adobe Springs Road. In
addition, two pedestrian connections within
the development are proposed to access
Marron Road to the south. Further, an
enhanced greenbelt pathway with arbors is
located adjacent to the western boundary of
PA R-4 (east); this enhanced walkway provides
a pedestrian connection between the two
public roads which border the project site to
the north and south. Finally, a pedestrian
connection via public sidewalks are provided to
the Community Recreation site to the east.
Internal to the project site, pedestrian
walkways are provided to the public sidewalk
and common recreation areas.
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 Site Development Plan for the
development of Planning Area P-3 (SDP 15-20),
which will provide the balance of active open
space for PA R-4, was approved by the
Planning Commission on March 16, 2016 and
the building permit is currently under city
review; anticipated issuance date is late
November, 2016. Construction should
commence in December, 2016.
In addition to the planned community
recreation area, a common area is provided
on-site. Included within the area is trellis,
meandering walkways and open turf areas.
ATTACHMENT 7
Quarry Creek Master Plan
Proposed Master Plan Amendment MP 10-0l(B)
Cornerstone Communities
Summary Table
Subject of MP Modification Chap. III Chap IV
1. Clearly allow single-family detached product within PAR-P. III-5 P. IV-19
4. P. IV-20
2. Provide development standards for single-family detached P. IV-21
product where varies from Planned Development Ordinance.
3. Allow on-street (and private drive) credit for visitor parking. P. IV-21
Allow on-street visitor parking on Street 'E' westbound (i.e.,
north side in front of single-family homes)
4. Modify blanket reference to Council Policy #44 regarding
neighborhood architectural guidelines
5. Relocate El Saito Falls public parking to comer ofHaymar P. IV-6
and P A I entry drive. P. IV-12
6. Single-family detached product added to the Building P. IV-20
Height section.
7. Add reference to an allowance for a maximum two-foot P. IV-21
encroachment for architectural projections in the side yard
setback for the single-family detached product.
8. Add flexibility for altemative architectural styles as long as
otherwise consistent with development standards.
9. CmTect typo for number of architectural styles to eliminate
conflict that both Cottage and Craftsman are labeled as #1.
10. Allow street trees within p1ivate lots to achieve average
spacing requirement in locations where d1iveways prevent
street trees within ROW.
11. Exempt Street E west of the PA R-4 easterly private drive
entrance from parallel parking prohibition.
12. Allow single-family driveways within the 10-foot
landscape setback on the westerly cul-de-sac portion of Street
A.
13. Allow option of slump block with sluny coat community
walls.
14. Provide perfonnance measurement to ensure the P. IV-28
completion and availability of PA P-3 to the residents. P. IV-29
15. Revise fencing exhibits to be consistent with approved
landscape plans and Preserve Management Plan.
16. Update Master Plan Amendment log
Chap VI Chap VIII
P. VI-26
P. VI-6
P. VI-10
P. VI-10
P. VI-12
P. VI-16
P. VI-21
P. VI-29
P. VI-29
P. VI-40
P. VI-41
P. VI-42
P. VIII-4
P. VIII-5
QUARRY CREEK MASTER PLAN -CHAPTER 3 Plan Description
among the energy conserving measures that will be encouraged and/or included in the
Quarry Creek community. These energy efficient programs are discussed in greater detail
in Chapter 6 of this Master Plan.
3.2 Detailed Description of Proposed Land Uses
A description of the land uses proposed for the Quarry Creek propetty are provided for each
of the three land use categories in this section; residential, public use and open space.
3.2.1 Residential
As a result of the necessity of higher density housing requiring larger pads for development,
residential areas are generally clustered in the flatter, more highly-disturbed, or less
environmentally sensitive portions of the Quarry Creek propetty. The residential areas are
shown on Figure 13; Residential Land Uses. All residential development within the Master
Plan shall be consistent with the policies and programs of the City of Carlsbad General Plan,
including the Housing Element, and shall be consistent with any applicable sections of Title
21 of the Carlsbad Municipal Code, except as such requirements are specifically revised by
this Master Plan.
3.2.1.1 Multifamily and Single Familv Housing
(1) Multifamily housing, in the form of attached products including but not limited
to high density apartments, condominiums, townhomes, and stacked flats are
proposed for Planning Areas R-1 and R-2.
(2) Condominiums (attached or detached), townhomes, apartments, stacked flats,
afld couttyard (detached) residential homes are allowed within Planning Areas R-3
and R-4.
(3) Detached single family homes are allowed within Plamling Area R-4.
(~) Accessory uses as allowed per the Zoning Ordinance are allowed per the
applicable zones identified in this Chapter, within these multifamily residential
planning areas.
3.2.1.2 Affordable Housing
(1) General Requirements. The provision of "Inclusionary" or "affordable"
housing in all new developments is required by the Housing Element of the City's
General Plan. The requirements applicable to locating and constructing these
housing units are stipulated in the Inclusionary Housing Ordinance, City Municipal
Code Chapter 21.85. Sub-section 21.85.050 indicates in patt, that "the required
number of lower-income Inclusionary units shall be fifteen (15%) percent of the
total qualified residential units, approved by the final decision making authotity."
"Lower-income" households are defined by sub-section 21.85.020 as,
" ... households ... whose gross income does not exceed eighty (80%) percent of the
median income for San Diego County as determined annually by the U.S.
Depattment of Housing and Urban Development."
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QUARRY CREEK MASTER PLAN-CHAPTER 4 Individual Planning Area
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10. Lighting adjacent to Planning Area OS-3 shall be provided through the
use of low-sodium lighting and shall be shielded away from the adjacent
open spaces.
11 . Passive landscape uses and utilities will be allowed within the upper
elevation in the nmtheast corner of Planning Area 1.
12. Public access trailhead, parking (minimum 3 spaces) and public access
easement and public trail easement (if access not provided via public
street) shall be provided at the southerly tenninus of Street 'C' ___Q[
alternatively may be provided at the nmtheast comer ofHaymar Drive at
the entry drive to PA R-1 and R-2.
13. Subject to City regulations (i.e., Fire Depmtment/Fuel modification zone
requirements) and technical limitations (water quality treatment
capabilities), the project developer will utilize, to the greatest extent
feasible, California native plants on the exterior slope banks, within the
detention basins and on the large interior slopes on Planning areas R-1
and R-2.
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QUARRY CREEK MASTER PLAN-CHAPTER 4 Individual Planning Area
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6. Traffic calming elements shall be incorporated into the design of intemal
drives within this Planning Area as needed in order to reduce the speed of
through traffic and enhance pedestrian safety.
7. Fencing within 60 feet of open space areas containing high-fuel chaparral
and other flammable vegetation shall be composed of non-combustible
materials, or as required per the conservation easement.
8. Subject to City regulations (i.e., Fire Department/Fuel modification zone
requirements) and technical limitations) landscaping in areas adjacent to
open spaces, detention basins and large interior slope areas shall be planted
with native plants to the greatest extent feasible.
9. Lighting adjacent to the Open Space areas shall be provided through the use
oflow-sodium lighting, selectively placed, shielded, and directed away from
the adjacent Planning Areas OS-2 and OS-3.
10. A noise analysis shall be conducted to determine whether noise levels from
Hwy 78 will exceed adopted noise standard levels. If noise walls over 6 feet
high are required, a combination of betm and maximum 6-foot high noise
wall shall be used to mitigate noise impacts.
11. The main entrance to Planning Area R -2 will be off of Street 'B'. Secondary
access will be provided from Street 'C'.
12. A minimum of three public parking spaces shall be provided at the southerly
terminus of the shared private street (or public street-to be determined at
site design review) for community trail users. Altematively this public
parking may be provided at the n01theast comer of Haymar Drive at the
enhy drive to PA R-1 and R-2. Such parking spaces shall be restricted to
use only during daylight hours. A public access easement (if private street)
will be provided for right of entry to these parking spaces and the community
trail.
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MAY 5, 2014 0 CTOBER 19,2016 Page IV-12
QUARRY CREEK MASTER PLAN -CHAPTER 4 Individual Planning Area
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4.1.4 Planning Area R-4 Multi-Family Attached or Detached Courtyard
Homes-Site Zoning Regulations and Criteria (see Figure 19, Planning
Area R-4)
Description
Planning Area R-4 (approximately 18 .2 gross acres/15.6 net acres) is allocated an
assumed 214 multi-family attached or single-family detached courtyard homes. This
planning area shall be developed at an overall minimum net density of 12 dulacre based
on the overall net acreage of the entire planning area. Notwithstanding the fact that
some subarea p01tions of this planning area may be constmcted at higher or lower net
density individually, the resulting overall net density of the planning area must achieve
at least 12.0 dulac in order to demonstrate consistency with moderate housing
affordability policies of the Carlsbad Housing Element.
Access to Planning Area R-4 will be provided off of Streets 'A', 'D' and 'E'.
Development of Planning Area R-4 will require approval of a Planned Development
Pemlit pursuant to the procedures identified in the City's Planned Development
Ordinance, Carlsbad Municipal Code Section 21.45. Development Standards shall be
pursuant to the Planned Development Ordinance unless modified by the Master Plan.
Where there are conflicts between the requirements specified in Section 21.45 and the
requirements of this Master Plan, the Master Plan requirements shall prevail.
Implementation of Master Plan Vision and Goals
The attached or detached units proposed for Planning Area R-4 are intended to provide
a medium-high density attached housing product. The units in Planning Area R-4 will
be situated in close proximity to the Quarry Creek Shopping Center, the Community
Facilities Site and convenient access to the community recreation area, public trails
and other recreational uses within Quarry Creek and the adjacent BVCER.
Land Use Regulations
• General Plan Land Use Designation: RMH (Medium-High Density, 8-15
dulac).
• Dwelling Unit Allocation: Assumed per Master Plan -214 units
• Density: 12 to 15 dulac
• Underlying Zone Designation: RD-M (Residential Density -Multiple)
Product Type
• Multiple-family townl1omes, flats or other attached or detached condominium
and/or apattment designs. In order to encourage a variety of higher density
product, single family detached housing may be permitted on lots not less than
3,100 square feet in gross area.
• Common recreation areas, including, but not limited to pocket parks and tot
lots as specifically pemlitted accessory uses.
• Accessory uses as permitted by Section 21.45.090.
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MAY 5, 20140 CTOB ER 19,2016 Page IV-19
QUARRY CREEK MASTER PLAN -CHAPTER 4 Individual Planning Area
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Required Development Permits
• Tentative Subdivision Map
• Planned Development Permit
• Hillside Development Permit (with master tentative map)
Development Standards
• Development in Planning Area R-4 shall comply with all applicable
regulations and development standards of the Carlsbad Municipal Code
(CMC), including the RD-M zone (Chapter 21.24) and Planned Development
Ordinance (Chapter 21.45.060), Table E, Multiple Dwelling Development
Standards, and City Council Policy 66, except as modified by the QumTy
Creek Master Plan. These standards shall apply for either detached homes or
attached Multiple-Family dwellings.
• Multifamily attached comiyard condominium and detached single family
condominium homes shall comply with Section 21.45.060 General
Development Standards, with the following exceptions:
Driveway Parkways/sidewalks will not be required in motor courts which
(Project) provide access to garages.
Community A minimum of 200 square feet per unit of community recreation
Recreation area shall be provided.
Space
At least 25% of the required community recreation requirement
must be provided within Planning Area R-4. The balance (75% of
required area) shall be provided as active facilities within Planning
Area P-3, which is within convenient walking distance for the
residents of Planning Area R-4. The overall aggregate community
recreation space shall be provided as both passive and active
recreation facilities for a variety of age groups (a minimum of 75%
of the area allocated for active facilities at Planning Area P-3). The
portions of the recreation area designed for passive and active uses
shall be counted towards the common recreation area requirements
pursuant to Chapter 21.45.
• Multifamily condominium homes shall comply with Section 21.45.080
Multiple-Dwelling Development Standards, with the following exceptions:
Building
Height
Minimum
Building
Setbacks,
Public
Street*
QUARRY CREEK MASTER PLAN
Mt\Y 5, 2014 0 CTOBER 19,2016
•
•
Multiple Family Attached Dwellings:
35 feet and three stoties with a minimum roof pitch of3: 12. The
first row of homes on the nmihernmost pmiion of the panhandle
parcel portion of this planning area shall be restricted to two-
stories in height.
An enhanced 1 0-foot fully-landscaped structural setback shall
be provided from the right-of-way on all public streets. No
direct vehicular access onto Street 'A' is allowed.
Page IV-20
QUARRY CREEK MASTER PLAN -CHAPTER 4 Individual Planning Area
Development Regulations
Minimum Internal project setbacks from private streets or private drives shall
Building be a minimum of:
Setbacks, • 5 feet
Private • 20 feet for drive-facing garages (may be reduced to 5-feet if
Driveway* visitor parking bays provided).
Minimum • Minimum 20 feet between buildings on paseos (porches from
Bldg each building may encroach up to 6 feet into this separation for
Separation a total of 12 feet).
• Minimum 10 feet between structures .
• Garage: 30 feet between opposing garage doors .
Resident • Two-car garage per unit.
Parking
Private • Minimum 6 feet x 1 0 feet covered porches or rear or front patios
Recreational will be provided.
Space
*Measured from ROW lme or curb 1fpnvate street.
• Single family detached homes shall comply with Section 21.45.070 One
Family Dwellings and Twin Homes Development Standards, with the
following exceptions:
I Minimum Lot 13,100 sguare feet
I ~ze
inimum Lot 35 feet minimum lot width measured at front yard setback
I Width
I Lot coverage Home design shall cover no more than 50% of the lot (excluding
porches balconies and second-story decks).
Min. Front A minimum 20 feet measured from front property line to garage
Yard Setback door is reguired. Minimum 10 feet measured to habitable space,
(Public and porch or a covered entry.
Private
Streets)
Minimum Side yard minimum 5 feet measured from the side property line.
Side and Rear Rear yard minimum 10 feet measured to the rear prope1iy line.
Yard Setbacks Minimum 5-feet setback for balconies or covered patios to rear
prope11y line. A maximum 2 foot encroachment for architectural
projections in the side yard setback will be allowed.
Visitor In single family detached products; on-street visitor parking credit
Parking is allowed in private drive aisles where 24-foot d1iving width is
maintained, and between single fami ly driveways on the nmih side
of Street 'E' (where a minimum 20 feet is provided between aprons).
Note: If Alternative Uses per Section 3.1.4 of this master plan (senior housing or
for-rent apartments) are proposed, the project shall be designed in accordance with
development standards of CMC Section 21.84 and 21.24 (respectively) instead of
the development standards listed above.
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MAY 5, 2014 0CTOBER 19,2016 Page IV-21
QUARRY CREEK MASTER PLAN -CHAPTER 4 Individual Planning Area
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Required Development Permits
• A Site Development Plan (SDP) for Planning Areas P-2 and P-3 shall be
processed for approval prior to construction of improvements in these planning
areas.
• An administrative SDP permit shall be processed for Planning Areas P-1 and
P-5 prior to construction of improvements in these planning areas.
Special Design Criteria-All Public Use Areas
1. Site planning for these areas shall minimize, to the greatest extent possible,
light and noise impacts to proposed adjacent residences and open spaces.
2. Building structures and facilities shall be architecturally integrated with the
overall architectural design themes for the Quarry Creek Master Plan and
shall be otiented and related to a pedestrian scale.
3. Screening walls for storage spaces and equipment areas shall be
architecturally integrated with the sun·ounding buildings and design. Trash
receptacles and a plan for management of such facilities shall be provided.
4. Structure placement shall be designed to create opportunities for plazas and
other landscaped open space areas within the Planning Areas. Solar panels
shall be incorporated into the PA P-3 design to the extent it is structurally
feasible to do so.
5. Pedestrian access to each of these planning areas shall be provided from
adjacent planning areas.
6. Bike racks shall be provided in Planning Areas P-1, P-2, P-3 and P-5 to
encourage alternative means of transpmiation.
7. Landscaping for these areas shall avoid the use of invasive plants.
8. Grading and landscape plans for Planning Areas P-1, P-2, P-3, PA-4 and PA-
S shall be subject to review by the Carlsbad Planning Division.
9. All Public Use planning area shall be posted with usage restrictions.
10. In Planning Area P-1, the Park & Ride lot shall comply with all applicable
regulations and development standards of the Carlsbad Municipal Code
except as modified by the Quarry Creek Master Plan. Accessory uses (such
as a mobile coffee kiosk) solely for the convenience of patrons of the Park
& Ride lot are also allowed.
11. Project entry monumentation may be provided in PA P-2 and P-3.
12. Planning Areas P-1 shall be developed concurrently with the construction of
Planning Area R-1 and/or R-2. Plan.'ling Areas P 3 and P 4 shall be
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MAY 5, 20140 CTOB ER 19,2016 Page IV-28
QUARRY CREEK MASTER PLAN -CHAPTER 4 Individual Planning Area
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constructed concurrently ·.vith the flrst phase of development of Planning
Areas R 3 or R 4. P1ior to the occupancy of the 55111 dwelling unit within
Planning Area R-3 or R-4 combined, the recreation building phase 1
improvements on Planning Area P-3 shall be completed and ready for
resident use. The Planning Area P-3 swimming pool phase 2 shall be
completed prior to occupancy for the 1 00'11 combined dwelling unit in these
two residential planning areas. Planning Area P-4 shall be developed
concunently with Street 'A', Planning Area R-3 or R-4. Planning Area P-5
shall be developed concunently with Planning Area R-4.
13. The access to the Buena Vista Ecological Reserve will not allow motorized
vehicles.
14. A minimum of two elechic car charging stations shall be provided at the P A
P-1 community facilities site or elsewhere within the project.
15. The project developer will provide a post-and-rail type fencing adjacent to
open space areas to facilitate wildlife movement, subject to the City and
Resource Agency approval.
QUARRY CREEK MASTER PLAN
MAY 5, 2014 0 CTOBER 19,2016 Page IV-29
QUARRY CREEK MASTER PLAN-CHAPTER 6
6.4 Architectural Design Guidelines
Design Provisions and
Guidelines
The architectural design guidelines established in this Master Plan are intended to implement
the standards of this Quarry Creek Master Plan, and to establish high quality standards for the
quality of development ensuring an aesthetically pleasing environment for the residents of the
Quan-y Creek conununity.
6.4.1 Architectural Theme
The key to the architectural theme for Quan-y Creek is tied directly to the history and key
natural elements of the site, i.e.; the Buena Vista Creek environment, the El Saito falls, and the
rich cultural heritage of the area. It is envisioned that the architecture for the project will be
created through consideration of the project's historical relevance, and the constraints,
oppotiunities and characteristics of each neighborhood. A range of multifamily architectural
styles, allowing diverse but compatible architectural forms and products, is provided in these
guidelines. Architectural diversity within each neighborhood will be created by vm-ying
building materials, colors and textures in conjunction with architectural features (for example,
roofs, windows, doors, fascias and trim), rather than by designing buildings that vary greatly
in architectural styles. In addition to the guidelines below, all architectural styles shall be in
general compliance with the City of Carlsbad's Council Policy Statement 44 regarding
neighborhood Architectural Design Guidelines.
6.4.2 Building Massing and Scale
Residential architectural elements shall provide distinction in elevations, roofline vmiances and
other relief. Thus, it is the intent of this Design Guidelines to ensure that individual elements
within a building's volume relate to one another in a balanced and aesthetically pleasing way,
They are also critical when trying to understand building -to-building spatial relationships and
how best to design the space between those buildings to the comfort of the homeowners and
their guests.
Massing refers to the scale of a building overall, as well as its constituent pmis and their affect
on a building's apparent volume. Special care should be taken to break down a building's mass
wherever possible through variation in height. Varied floor plans can be designed in such a
way so that less long runs of side wall can be paired with plans that have longer runs.
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QUARRY CREEK MASTER PLAN-CHAPTER 6
6.4.4 Architectural Styles
Design Provisions and
Guidelines
Five primary architectural styles have been chosen for the Quan-y Creek Master Plan. These
styles were selected to provide varied yet harmonious architectural themes. Each project
should be internally consistent and provide sufficient architectural variation to create
thematically related, yet interesting, neighborhood architectural concepts.
Conceptual illustrations of the acceptable architectural styles consistent with the overall theme
of the project are demonstrated on Figures 28 through 32. It is impmiant to note that these
illustrations are conceptual only, and are intended to provide a statiing point and direction for
project architecture, which should ideally be the result of a creative interpretation of the
architectural vernacular of these styles.
As a result of the fact that the popularity of architectural styles is constantly changing, it is the
intent of this Master Plan to allow architectural style flexibi lity which extends beyond the five
primaty architectural styles; as long as the building massing, form, scale, materials and colors
remain consistent and compatible with the overall theme of the architectural styles and features.
The five primaty architectural styles are described as follows:
1. Cottage
The Cottage architectural design is most notable for its relaxed forms, lower scale and a range
of massing styles, from simple to complex. Roofs are usually low in pitch as gables, but can
have higher pitches when a hip roof variant is chosen. Dormer elements can be introduced into
the roofs with higher pitches to help reduce scale and the impact of a larger roof area.
Approptiate siding choices include stucco, lap siding, shingle siding, board and batter, and
masonry elements including brick and stone to assist in breaking down the scale where needed.
Roof materials can include concrete tile (slate or shake), composition shingles (higher profile),
and small areas of metal may be acceptable. Windows should be vertical rectangles and display
more playful muntin patterns. Cottage style architecture does well with strong accent colors
on entry doors. Body colors of the multifamily stmctures can vary, trim should be off-white,
accent colors middle or dark tones, roofs middle or dark tones. Masonry (brick or stone) accent
is encouraged.
_2+. Craftsman
The Craftsman architectural design presents its massing with low-pitched gable roofs with large
barge boards and long roof overhangs. The larger overhangs frequently require the use of
outriggers, occasionally with large corbels suppotiing them. Simple cruciforn1 building shapes
are common because of the "post & beam" structural systems used to constmct the buildings
originally.
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QUARRY CREEK MASTER PLAN-CHAPTER 6 Design Provisions and
Guidelines
Craftsman roofs are typically low in pitch as gables with little precedent for hip roof forms.
Common building siding materials are stucco, lap siding, shingle siding, board & batten, and
masonry elements including brick and stone to assist in breaking down the scale where needed.
Roof materials include concrete tile (shake) and/or composition shingles (higher profile).
Windows should be ve1tical rectangles with varied muntin patterns in the upper sash. Entry
doors have smaller panels high with the larger panels on the bottom. Craftsman style also does
well with strong accent colors or muted wood tones on entry doors. Body colors of the
multifamily structures are typically darker tones, trim should be middle or dark tones, accent
colors middle or dark tones, roofs middle or dark tones. Masomy (brick or stone) accent is
encouraged.
_2~. European Country
The European Country architectural design can be characterized with a simple form or more
complex form, with steeper roof pitches, usually on smaller multifamily buildings. Roofs
usually have steeper pitch, as gables, hips or a combination of both. Broken pitch sheds and
d01mers are also common roof features.
Approp1iate siding mate1ials include stucco, lap siding, shingle siding, board and batten, and
masomy elements including brick and stone to assist in breaking down the scale of the building,
where needed. Roof materials include concrete tile (slate or shake), composition shingles
(higher profile), and small areas of metal may be acceptable. Windows should be ve1tical
rectangles with regular muntin. Bay and bow window elements are also common. Entry doors
can be of many different anangements depending upon whether the variant chosen is fonnal
or informal and glass in the upper panel of the door is not uncommon. Wood railings on the
exterior are common. Body colors of the multifamily European Country structures are typically
light and middle tones, trim should be off whites or middle tones, accent colors middle or dark
tones, roofs middle or dark tones. Masonry (brick or stone) accent is encouraged.
~. Monterey
The Monterey architectural design tends to be ve1tical and shallow, and may include
cantilevered balconies. Roof pitches are usually low and consistent. The homes can have an
Early California flair, or a more Traditional Beach Cottage flavor. Roofs usually have lower
pitches as gables with nearly no precedent for hips. Barges tend to be flush or very short, while
eave overhangs can be medium to long in length with exposed rafter beam tails.
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QUARRY CREEK MASTER PLAN -CHAPTER 6 Design Provisions and
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Monterey style siding choices include stucco, lap siding, shingle siding, board and batten, and
masonry elements including brick and stone to assist in breaking down the scale of the building,
where needed. Roofing choices include concrete tile (flat shake or bane! "S"), or composition
shingles (higher profile). Windows should be vertical rectangles with regular muntin. Smaller
"gun slot" windows can be appropriate and some windows might have diamond pattern
muntins. Monterey style front doors tend to be more muted and can be wood toned with a
stained appearance. Body colors of the multifamily Monterey structures are typically light and
middle tones, trim should be off whites or middle tones with some dark tones on Meditenanean
variants), accent colors middle or dark tones, roof tones middle tones or tena cotta tones for
Meditenanean variants. Light toned brick accent is encouraged.
2_4. Spanish Colonial
The Spanish Colonial architectural style can have simple to complex massing, with roofs that
are designed with low pitched gables, hips or combination of both. Arched or elliptical
openings are very common. Roof overhangs usually include flush or nearly flush barges and
medium length eaves. Exposed rafter beam tails or detailed coved eave assemblies are very
common.
Spanish Colonial style siding choices include stucco, lap siding (rarely, and only in gables),
board and batten (rarely, and only in gables), and masonry elements including adobe brick,
sometimes painted on full wall planes and masses. Appropriate roofing materials are concrete
tile (barrel S and/or Villa ("Cap & Pan"). Windows should be vertical rectangles with regular
muntin. Smaller "gun slot" windows can be appropriate and some windows might have
diamond pattern muntins. Spanish colonial style front doors tend to be more muted and can be
wood toned with a stained appearance. Body colors of the multifamily Spanish Colonial
structures are typically light and middle tones, trim should be off whites or middle tones with
some dark tones on Mediterranean variants), accent colors middle or dark tones, roof tones
middle tones or terra cotta tones for Mediterranean variants. Light toned brick veneer accent
is encouraged.
The style palettes indicated above are intended to be utilized to comport with the intention of
the architectural designer for the mul tifamily projectsresidenti al housing that will make up the
Quarry Creek conununity. A variety of styles have been offered to accommodate building
forms . As a "style driven" design guidelines, this Master Plan places heavy emphasis on
authentic interpretations of historical styles, which may include very simple forms. These
architectural styles are intended to comply with City standards, as may be modified by this
Master Plan document.
6.5 Landscape Guidelines
Stringent standards for landscape and site maintenance are included in this master plan in an
effort to promote the health and vitality of conunon spaces, natural features and cultural
heritage of the site. These landscape design guidelines incorporate guidelines and criteria for
landscape material and design. These Landscape Guidelines provide the blueprint for the
implementation of the project's landscape design concept, which in turn, creates the primary
thematic linkage for the Quany Creek Master Plan.
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QUARRY CREEK MASTER PLAN-CHAPTER 6
6.5.3.1 Water Conservation
Design Provisions and
Guidelines
Water conservation will be accomplished through the use of reclaimed water and through
the use of water conserving plant mate1ials. Other conservation measures include using
water-conserving mulch and soil amendments in the landscaped areas. An automatic
i1rigation system with automatic controllers, head to head coverage, and check valves will
be used in the landscaped areas.
6.5.3.2 Fire Fuel Modification
In accordance with City of Carlsbad Landscape Manual and fire depmiment requirements,
a fire fuel modification zone will be implemented adjacent to the open space edges depicted
on Figure 33, Fuel Modification Plan. The City Landscape Manual requires that the Fire
Fuel Modification Zone consist of a minimum 60-foot stmctural setback (three 20-foot
zones) for manufactured and native slopes from adjacent open space. No trees will be
allowed within Zones 1 and 2, closest to the stmctures. In most Planning Areas, single
loaded streets will serve as a Fuel Modification Zone by providing a buffer between
residential areas and Open Space. The single-loaded street design will result in a
substantial increase in the setback from open space areas. The Fuel Modification Zone will
be implemented in several configurations as specified in the City Landscape Manual, based
on whether the residential development area abuts manufactured slopes with native
vegetation or natural slopes with native vegetation, and if the slopes are uphill or downhill
from the residential development. Fuel Modification Zones are shown on Figure 34; Fuel
Modification Zones. All Fuel Modification Zones will be located within separate lots and
will be managed by the Master HOA or the approved conservation management entity.
6.5.4 Community Streetscape Landscaping
The streetscape scene and parkway design is composed of the relationship between buildings,
stmctures, street scale, adjacent views/vistas, signs, landscaping and street furnishings. Design
of street and parkway landscaping shall be determined at the tentative map stage or at the time
of application for other discretionary applications for each planning area. Street sidewalks will
be lined with shade trees within the parkway and will include street futniture, lighting, and
clear crosswalks for pedestrians.
Street trees shall consist of mainly evergreen shade trees, planted within the parkway areas,
and as close to street comers, driveways and crosswalks as allowed by City Standards. Street
trees shall achieve a minimum overall rate of one tree for every 30 feet of street frontage. Street
trees may be located within private lots to achieve this average spacing in locations where
driveways prevent the ability to comply with the requirement within the right-of-way.
Undet-planting below street trees will include parkways with grass and low-growing ground
cover and shmbs. Planting and itTigation practices for street trees and undet-planting shall avoid
overwatering and shall emphasize water conservation. Street lighting shall be provided per
City standards. The overall intent is to create a walkable conununity that is very pedestrian
and bicycle friendly.
QUARRY CREEK MASTER PLAN
MAY 5, 20140 CTOBER 19,2016 Page VI-21
QUARRY CREEK MASTER PLAN-CHAPTER 6
Parkway Planting:
Aloe spp. Aloe
Carex pansa California Meadow Sedge
Festuca glauca Blue Fescue
Lantana spp Lantana
Limonium perezii Sea Lavender
Nassella tenuissima Mexican Feather Grass
Phormium tenax New Zealand Flax
Rosmarinus spp. Rosemary
6.5.4.2 Public Local Street (Street 'A', 'D' and 'E' section)
Design Provisions and
Guidelines
Ce1tain sections of Streets 'A', 'D' and 'E' within the project will be designed as local
streets, in confom1ance with the Livable Streets Policy adopted by the City. Street 'E'
will be a cul-de-sac. This roadway will be constructed with 34 feet of paving (two 11-foot
travel lanes within a 60-foot wide right of way, with 6-foot bike lane, with no parallel
parking on both sidesallowed except on the north side of Street 'E' west of the Planning
Area R-4 easterly private drive (Street 'D')) within a 60 foot wide right of way. A 5-foot
wide non-contiguous sidewalk will be designed to meander within a 13-foot parkway. In
a number of locations, a 6-foot wide decomposed granite (D.G.) trail will be provided on
the open space-adjacent side of the roadway. Some variations of this specific design will
be allowed in areas as detennined by the City of Carlsbad. Ari additional 5-to 7-foot
landscape buffer will be provided (except at driveways) within the residential planning
areas on each side of the local street. Please see the street section on Figure 36.
Theme: Infonnal plantings
Planting Scheme: Infmmal rows and groupings of trees and shrubs
Street Trees:
Quercus ilex
Quercus agrifolia
Tabebuia ipe
Support Trees:
Arbutus 'Marina'
Pistacia chinensis
Accent Trees:
I Lagerstroernia 'Tuscarora'
Parkway Planting:
Aloe spp.
Carex pansa
Festuca glauca
Lantana spp
Limonium perezii
Rosmarinus spp.
Phormium spp.
QUARRY CREEK MASTER PLAN
MAY 5, 20140 CTOBER 19,2016
Holly Oak
Coast Live Oak (only in locations where 6-ft.
minimum parkway)
Pink Trumpet Tree
Strawbeny Tree
Chinese Pistache
I Crape Myrtle
Aloe
California Meadow Sedge
Blue Fescue
Lantana
Sea Lavender
Rosemary
New Zealand Flax
Page VI-29
QUARRY CREEK MASTER PLAN-CHAPTER 6
6.6.1 Community Theme Wall
Design Provisions and
Guidelines
This wall will be used within the project area for a variety of purposes, such as where
privacy or security is desired, as well as in locations where screening or noise barriers are
necessary. The Community Theme Wall shall be five to six feet high, and constructed of
split face/precision block or slump block with slurry coat with pilasters and a pre-cast cap,
all compatible with the residential architecture of the project. Pilasters shall be provided
at regular intervals, which may vary but which shall be not less than 100-feet feet on center,
depending on the location of the wall and changes in elevation or direction. Theme walls
shall also be located along the rear, side, or street side yards of planning areas which abut
recreation open space or public/private streets. A conceptual plan demonstrating the types
of walls on QualTy Creek is shown on Figure 43; Conceptual Theme Walls and Fence
Details.
6.6.2 Perimeter Walls
This fence type includes view fencing, sound/view walls and solid block walls and may be
used between lots or planning areas. The tubular steel view fence may be used at parks
and open space areas where some security and privacy is necessary, but also where an
unobstructed view is desirable. View fencing shall be constmcted of tubular metal pickets
with pilasters, and stucco or concrete caps, consistent with the architectural style and with
the Neighborhood Entry. Where views and noise attenuation are desirable, a combination
sound/view wall shall be used. Finally, in areas where views are not desirable, a solid
block wall with pilasters may be provided. The solid block wall shall consist of a split face
or-wa-1-lslump block with sluny coat wall with pre-cast cap. For each of the perimeter walls,
pilasters shall be provided at regular intervals, which may vary, depending on the location
of the wall but shall be provided as needed to ensure the structural integrity of the wall.
6.6.3 Production Fencing
Wood fences may be provided at the rear and sides of individual residential lots in order to
provide security and privacy for individual residential units. Wood fencing shall not
exceed a height of six feet. If pilasters are proposed, the pilasters shall be provided at
regular intervals, which may vary, depending on the location of the wall but shall be
provided as needed to ensure consistency with the perin1eter and community theme walls.
Wood fencing shall not be used within fue suppression zones.
6.6.4 Trail and Open Space Fencing
Trail and open space fencing shall be installed when a public trail is provided adjacent to
preserved open space, in order to minimize human intrusion into open space areas while
providing a natural experience for trail users and facilitate wildlife movement. Trail and
open space fences shall be constructed of"post-and-rail" type fence, subject to approval of
the City and the Resource Agencies. The trail and open space fencing shall include signs
which identify the open space and entrance restrictions per the Conservation Easement and
regulations associated with the Quarry Creek Preserve Management Plan.
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QUARRY CREEK MASTER PLAN -CHAPTER 8 Master Plan
Implementation &
Amendments
The Master Plan provides an estimate of the approximate number of units that will be
developed within each Planning Area. The exact number of units that will be developed
within each Planning Area will be determined through site plan review as pat1 of the
processing of the tentative maps or site development plans for the patticular Planning
Areas, and is based on making the findings articulated in Section 5.3 of this Master Plan,
and a determination of reasonable distribution of the maximum 636 dwelling total
dwelling units.
2. Major Master Plan Amendment. All other Master Plan Amendments shall be determined
to be Major. Major Master Plan Amendments shall be approved through a public hearing
before the Planning Commission and City Council pursuant to Chapter 21. 38.120 of the
CMC. The applicant shall be required to submit a completed application with graphics,
statements, or other information as may be required to support the proposed Amendment.
An application for a Major Master Plan An1endment shall be processed, heard, and
detemuned in accordance with the terms of Chapter 21.3 8 applicable to the adoption of a
master plan
A log of Master Plan Amendments shall be kept in Table M below.
Table M: Master Plan Amendment Log
Amendment No. Date Amendment Description
Minor MPA 10-01(A) May 5, 2014 Reduce maximum dwelling unit count to 636
units. Minor modification of planning area
boundaries.
MPA 10-01(B) Pending Several modifications to clarify standards and to
allow single family detached groducts on fee
simgle lots on Pla1ming Area R-4 West.
8.3 Residential Unit Accounting Table
As discussed in Chapter 3 of this Master Plan, the Master Plan provides an assumed number
of units that will be developed within each Planning Area. The unit estimates are based on a
maximum total number of units that will be allowed at buildout of the QuaiTy Creek project.
This maximum is 636 units. The exact number of units that will be developed in each
planning area will be detemuned during the subsequent review of the tentative maps and/or
site development pern1its for such planning areas.
This Master Plan provides for the ability to transfer development intensity between planning
areas to allow flexibility in response to changing market trends. Depending upon the actual
land uses and intensity selected with each development action, more or less units than the
Assumed DU (shown in Table N below) may actually be approved through site development
plan review. Therefore the selection of actual product types and land uses within each
planning area may result in more or less units than the Assumed DU.
QUARRY CREEK MASTER PLAN
MAY 5, 20140CTOBER 19,2016 Page VIII-4
QUARRY CREEK MASTER PLAN-CHAPTER 8 Master Plan
Implementation &
Amendments
As indicated in Chapter 5, if a site development plan approval results in fewer units than the
Assumed DU in this Master Plan, then these units may be transfened to the another planning
area as a receptor planning area, per the discretion of the City. If excess dwelling unit remain
after approvals have been granted for all Quany Creek residential planning areas, the
remaining surplus units will be placed in the City of Carlsbad Excess Dwelling Unit Bank for
future allocation as detemlined by the City. The overall number of dwelling units at buildout
of Quany Creek shall not exceed 636 units as indicated in this Master Plan.
Table N; Master Plan Unit Accounting Table
Planning Master Plan Units Units to Units to
Area Assumed Approved by Transfer to Transfer to
Units TM/SDP Planning DUBank
Area
R-1 127 64 63 to PA R-2 0
R-2 200 278 0
R-3 95 88 7toPAR-2 0
R-4 214 206 8toPAR-2 0
TOTAL 636 636 0
8.4 State Requirements
As contained in Section 65450, et. seq. of the Califomia Government Code, a master plan shall be
prepared, adopted and amended in the same mmmer as a General Plan, except that a master plan
may be adopted by resolution or by ordinance and may be amended as often as deemed necessary
by the legislative body. No master plan may be adopted or amended unless the proposed master
plan or amendment is consistent with the City's General Plan.
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