Loading...
HomeMy WebLinkAbout2014-02-05; Planning Commission; ; GPA 13-02|MP 02-03E|CT 13-03|PUD 13-06|HDP 13-01|SUP 13-02 – ROBERTSON RANCH WEST VILLAGE The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION Item No. Application complete date: October 11, 2013 P.C. AGENDA OF: February 5, 2014 Project Planner: Christer Westman Project Engineer: Jeremy Riddle SUBJECT: GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 – ROBERTSON RANCH WEST VILLAGE – Request for a recommendation of approval of a General Plan Amendment, Master Plan Amendment, Vesting Tentative Tract Map, Planned Development Permit, Hillside Development Permit, and Special Use Permit to subdivide and grade a 201.37 acre site into 345 lots including 308 single-family residential lots, 2 multi-family lots for the future development of 364 dwelling units, one 12 acre commercial lot, 5 open space lots, 5 neighborhood recreation lots, 1 Community Facilities lot, 9 private street lots, and 14 lots to be owned by future Home Owners’ Associations on property generally located south of Tamarack Avenue, north and east of El Camino Real and north of Cannon Road in Local Facilities Management Zone 14. The City Planner has determined that this project is within the scope of the Robertson Ranch Master Plan EIR 03-03 and Mitigated Negative Declaration adopted for GPA 11-07/MP 02-03(C)/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 – Robertson Ranch West Village on October 17, 2012. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No. 7034 and 7035 RECOMMENDING APPROVAL of General Plan Amendment (GPA 13-02), Master Plan Amendment (MP 02-03(E)), Vesting Tentative Tract Map (CT 13-03), Planned Development Permit (PUD 13-06), Hillside Development Permit (HDP 13-01), and Special Use Permit (SUP 13-02) based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND The project is a follow-up to the 13 lot master tentative map (CT 11-01) approved by the City Council in December 2012 for the Robertson Ranch West Village. This subsequent project is proposed on the same property, but further implements the Robertson Ranch Master Plan and involves the relocation of Planning Area 4, a one acre Open Space Land Use designated community recreation area within the West Village of the Robertson Ranch Master Plan, approximately 500 feet to the west which requires an amendment to the General Plan as well as the Robertson Ranch Master Plan, and the mass grading and master subdivision of the 201.37 acre Robertson Ranch West Village into 345 lots for a range of future uses described above. All of the future uses will require subsequent individual discretionary permit approvals prior to the issuance of a building permit. The West Village constitutes the final area of development in the Robertson Ranch Master Plan area of the City of Carlsbad. The 398.0 acre Robertson Ranch Master Plan area consists of undeveloped agricultural lands (in the West Village) and property under development (in the East Village) located on the lower slopes of the foothills that comprise the Aqua Hedionda area of the City of Carlsbad, approximately two miles from the Pacific Ocean. The Robertson Ranch site is located approximately 1.5 miles east of Interstate 5. The Robertson Ranch site consists of rolling hills and high terraces with three distinct drainages traversing the property on the west, central, and eastern portions. The property is also traversed by two SDG&E utility easements containing high voltage electrical lines, poles and associated roads. The majority of the 2 01 IL __ =- 0 GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 – ROBERSTON RANCH WEST VILLAGE February 5, 2014 Page 2 project site consists of agricultural lands and the property has been farmed since 1928. The property also contains a variety of native vegetation communities including chemise chaparral and Diegan coastal sage scrub communities located on the higher slopes and canyons which are too steep for development, with riparian habitat located within the natural drainages. Calavera Creek, a tributary to the Agua Hedionda Creek, runs north to south along the eastern boundary of the Robertson Ranch and through an existing box culvert under College Boulevard and Cannon Road. The Robertson Ranch property supports a number of sensitive plant and animal species, including the California gnatcatcher and Least Bell’s Vireo. Table “A” below includes the General Plan designations, zoning, and current land uses of the West Village project site and surrounding properties. TABLE A Location General Plan Designation Zoning Current Land Use Site Residential Low Medium (RLM) Residential Medium (RM) Residential High (RH) Community Facilities (CF) Local Shopping Center (L) Open Space (OS) One Family Residential (R-1) Residential Density-Multiple (RD-M) Community Facilities (CF) Local Shopping Center (CL) Open Space (OS) Vacant Agriculture North Residential Low Medium (RLM) One Family Residential (R-1) Single Family Residential South Residential Low Medium (RLM) Local Shopping Center (L) Residential Agriculture (RA) Residential Mobile Home Park (RMHP) Local Shopping Center (CL) Single Family Residential, Mobile Home Park, and Commercial East Residential Medium (RM) Residential Medium High (RMH) Residential High (RH) Open Space (OS) Residential Density-Multiple (RD-M) Open Space (OS) Multi-Family, Single-Family Residential, and Sage Creek High School West Residential Medium (RM) One Family Residential (R-1) Single Family Residential The entire Robertson Ranch property has a zoning designation of Planned Community on the Zoning Map. Within the Master Plan a variety of residential, commercial, community facilities, and open space zoning and General Plan Land Use designations are identified. Other than the existing developments found within the East Village of the Robertson Ranch Master Plan, which includes both attached and detached residential housing neighborhoods, the development pattern surrounding the Robertson Ranch is single family detached housing. The project site was the subject of a previous CEQA review in the Robertson Ranch Final Program Environmental Impact Report (EIR), which was certified by the Carlsbad City Council on November 14, 2006 (EIR 03-03, State Clearinghouse #2004051039) and then re-reviewed with the master subdivision of the West Village in October 2012 per a Mitigated Negative Declaration. The adjacent East Village section of Robertson Ranch is presently under development. The Robertson Ranch is a master planned community which integrates residential, commercial, recreational and open space land uses. The Robertson Ranch is composed of the 178.6-acre East Village and the 219.4-acre West Village. The East Village development has been approved; it has been graded, GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 – ROBERSTON RANCH WEST VILLAGE February 5, 2014 Page 3 and is presently under construction. Approximately 18.1 acres of the West Village will be developed by the City of Carlsbad as a community park and fire station. As a result, the remaining West Village under private ownership is 201.37 acres in size. The West Village site is primarily in agricultural use at the present time with a few non-habitable agricultural outbuildings surrounded by both proposed and existing residential. The West Village site is located along the north side of El Camino Real between Tamarack Avenue on the northwest, and Cannon Road on the southeast. The West Village site is traversed by two SDG&E utility easements which contain high voltage electrical transmission lines, poles and access roads. Those portions of the site not historically used for agriculture (primarily steep slopes, canyons and drainages) are undeveloped and contain a variety of native and non-native vegetation, including chamise chaparral and Diegan coastal sage communities. A north-south trending, low-lying riparian habitat corridor is located near the western corner of the West Village. Additionally, a "Habitat Corridor" is in the very early stages of restoration with native upland and wetland vegetation habitats on the eastern section of the West Village. The approved Robertson Ranch Master Plan West Village includes fifteen (15) planning areas, each allocated an allowed land use, acreage, density and other land use regulations as appropriate. (See Exhibit MP Land Use Map) Planning Area 1: Preserved Open Space Planning Area 2: Community Facilities Planning Area 3: Single-Family Residential Planning Area 4: West Village Community Recreation Planning Area 5: Single-Family Residential Planning Area 6: Single-Family Residential Planning Area 7: Multi-Family Residential Planning Area 8: Multi-Family Residential Planning Area 9/10: Single-Family Residential Planning Area 11: Local Commercial Village Center Planning Area 12: City Park/Fire Station Planning Area 13: Single-Family Residential Planning Area 23a/b/c: Preserved Open Space The proposed General Plan Amendment and Master Plan Amendment will relocate the one acre West Village Community Recreation Lot, Planning Area 4, which is designated as Open Space (OS) on the general Plan Land Use Map, from a location that is central to Planning Area 8 to a location that is accessed equally from Planning Areas 3, 7, and 8. (See Exhibit – PA4) No change to the overall allowed development intensity of the West Village is proposed. The overall allowed number of residential units at buildout is capped at 672 units in the existing approved Master Plan. Cumulatively, the single family neighborhoods within the West Village include 308 dwelling units. The two high-density multifamily neighborhoods include a total of 364 dwelling units. Within that total, 101 will be designated as lower income housing units and 56 as moderate income housing units. In addition to the residential component, the West Village provides a 12.0 net-acre Village Center which will accommodate commercial uses and a portion of the West Village’s community facilities requirement. The remaining community facilities will be developed in the 2 acre Planning Area 2 that is located in the western corner of the West Village on El Camino Real near Tamarack Avenue. The West Village also provides a public park site and a centralized community recreation area for the surrounding neighborhoods. The West Village provides approximately 88.3 acres of open space, mostly located GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 – ROBERSTON RANCH WEST VILLAGE February 5, 2014 Page 4 within the wildlife corridor and on the western slopes and low-lying areas. Recreation and circulation trails are also included in an effort to encourage alternative methods of transportation. Primary vehicular access to the West Village is from El Camino Real with a meandering 6-foot sidewalk on each side of the roadway for pedestrian access. Secondary vehicular access to the West Village is provided at two locations, off of Tamarack Avenue and also via a right-in-right-out local private secondary access driveway to the Village Center. Table “B” below includes the West Village gross and net acreage of residentially designated General Plan Land Uses, the number of dwelling units allowed by both the General Plan’s Regional Housing Needs Assessment (RHNA) Base density and the resulting Master Plan approved number of dwelling units and density for each land use. TABLE B Land Use Gross Acres Net Acres DUs Allowed at RHNA Base Density DUs Proposed and Project Density RLM RM RMH 28.0 SFR 34.5 SFR 16.9 MFR 28.0 SFR 34.5 SFR 16.9 MFR 90 @ 3.2 du/ac 207 @ 6.0 du/ac 338 @ 20.0 du/ac 635 dwelling units 111 SFR @ 3.96 du/ac 197 SFR @ 5.71 du/ac 364 MFR @ 21.5 du/ac 672 dwelling units The DUs proposed and project densities in TABLE B reflect the distribution of residential units approved pursuant to the Robertson Ranch Master Plan Amendment MP 02-03(C) in March 2013 by the City Council. The net result of the March 2013 modifications was the retention of the same number of residential units (672) approved for the Robertson Ranch Master Plan in 2006 and an increase in the Open Space by 18.2 acres over what was approved by the Robertson Ranch Master Plan in 2006. This Master Plan Amendment (MP 02-03E) also does not make any changes to the overall dwelling unit count approved in the original 2006 Robertson Ranch Master Plan. In order to meet the City’s Inclusionary Housing requirement, the applicant will need to enter into an affordable housing agreement to construct 101 low income and 56 moderate income dwelling units , currently anticipated to be apartments within Planning Area 7 or 8, prior to final map recordation. The parking requirements and provision of parking within the West Village will generally be determined along with the future discretionary actions required for approval of the single-family homes, multi- family homes, commercial Village Center buildings, and community facilities buildings. The exception is an analysis conducted with this application to determine the project’s compliance with the requirement to provide one parking space for each 15 homes further than 1,000 feet from the Planning Area’s required common recreation lot. The project is proposed as a balanced grading operation with 1,474,000 cubic yards of both cut and fill. Some residential lots include retaining walls ranging up to four feet in height along rear and/or side yard slopes. More significant retaining walls are proposed along the El Camino Real frontage and are designed so that they can be planted with native vegetation and irrigated. The walls are predominantly in the 6 feet in height range with some shorter horizontal lengths reaching 12 feet in height due to the adjacent varying topography. GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 – ROBERSTON RANCH WEST VILLAGE February 5, 2014 Page 5 The project meets the City’s standards for planned developments and subdivisions, and as designed and conditioned, is in compliance with the General Plan, Subdivision Ordinance, and relevant zoning regulations of the Carlsbad Municipal Code. III. ANALYSIS The proposed project is subject to the following plans, ordinances, and standards as analyzed within the following section of this staff report. A. General Plan; B. Robertson Ranch Master Plan; C. Subdivision Ordinance (Carlsbad Municipal Code: Title 20); D. Planned Development Ordinance (Carlsbad Municipal Code: Chapter 21.45) E. Hillside Development Ordinance (Carlsbad Municipal Code: Chapter 21.95); F. El Camino Real Corridor Development Standards; G. Habitat Management Plan; H. Inclusionary Housing Ordinance (Carlsbad Municipal Code: Chapter 21.85); and I. Growth Management Ordinance (Carlsbad Municipal Code: Chapter 21.90) Local Facilities Management Plan Zone 14. The recommendation of approval for this project was developed by analyzing the project’s consistency with the applicable policies and regulations above. The following analysis section discusses compliance with each of these regulations/policies using both text and tables. A. General Plan A General Plan Amendment is included for this project because the applicant has proposed a relocation of the common West Village community recreation area (Planning Area 4). The one acre Planning Area 4 is designated as Open Space (OS) on the General Plan Land Use Map and moving it approximately 500 feet to the west to another location within the Robertson Ranch West Village requires an amendment to the General Plan Land Use Map. The relocation will not result in either an increase or decrease in General Plan Open Space nor will it have an effect on natural Open Space since the existing and proposed locations are of the same gross size and are in areas currently disturbed and being used for agriculture. The following Table 1 describes how the overall proposed West Village project is consistent with the various elements of the Carlsbad General Plan. GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 – ROBERSTON RANCH WEST VILLAGE February 5, 2014 Page 6 TABLE 1 - GENERAL PLAN CONSISTENCY GP ELEMENT/GOAL/OBJECTIVE/POLICY COMPLIANCE LAND USE Overall Land Use Pattern Goal A.2. – Provide for an orderly balance of both public and private land uses within convenient and compatible locations throughout the community and ensure that all such uses serve to protect and enhance the environment, character and image of the City. The project area includes commercial, residential and recreational land uses which have been sited for compatibility and convenience to the residents of the Robertson Ranch and the surrounding community. The West Village preserves 88.28 acres of natural open space, which helps to protect and enhance the environment, character and image of the City. Goal A.3 – Provide for land uses which through their arrangement, location and size, support and enhance the economic viability of the community. The commercial and community facility land uses have been located within a convenient walking distance of the residential neighborhoods they will serve, in close proximity to El Camino Real, a prime arterial, and near public transit, which will help to ensure the economic viability of future businesses. Policy C.4 – Encourage clustering when it is done in a way that is compatible with existing adjacent development. The West Village distributes residential land uses such that higher density neighborhoods are located near the major circulation roadways, transit stops, and the commercial area, while the lower density neighborhoods are located near the existing lower- density residential development. Policy C.7.5 – Extend existing bicycle and pedestrian trails and greenbelts provided for in various elements of the General Plan. The project provides a network of multi-use trails along the streets and open space areas and provides a link to the Citywide trail system. Growth Management and Public Facilities Goal A.1 – Ensure the timely provision of adequate public facilities and services to preserve the quality of life of residents. The project is being developed consistent with the Zone 14 LFMP and will provide all necessary public facilities concurrent with need. Residential Goal A/Objective B.1/B.3 – Provide for a variety of housing types and density ranges and neighborhoods with a sense of community. Provide safe attractive residential housing with a variety of housing types, styles, and price levels. The West Village provides a variety of housing types and density ranges to meet the economic and social requirements of residents. The variation in housing types will help to create a diverse neighborhood fabric while compatibility of the various residential land uses will be assured through complimentary landscape themes and architectural styles. GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 – ROBERSTON RANCH WEST VILLAGE February 5, 2014 Page 7 TABLE 1 - GENERAL PLAN CONSISTENCY (CONTINUED) GP ELEMENT/GOAL/OBJECTIVE/POLICY COMPLIANCE Policy C.1 – Encourage low and moderate income dwelling units to meet the objectives of the City’s Housing Element. The West Village is required to meet the City’s 15% Inclusionary Housing Requirement through the provision of 101 low income units and 56 moderate income units in one or both of Planning Areas 7 and 8. Policy C.4 – Limit medium and higher density residential development to those areas where they are compatible with the adjacent land uses. The multi-family residential neighborhoods are located in areas where they are compatible with the adjacent land uses, and where adequate and convenient commercial services and public support systems are or will be adequate to serve future residents. Policy C.11 – Pedestrian and bicycle linkages should connect with major transportation corridors and the Carlsbad Trail System. The new West Village development will provide pedestrian and bicycle linkages which connect with major transportation corridors and the proposed Carlsbad Trail System. Community Facilities Goal A – Provide land for child daycare facilities, places of worship and other community services facilities. A minimum of 2.0 acres of Community Facilities services will be provided in Planning Area 2 and 3.0 acres in the Village Center to meet the needs of future West Village residents. Environmental Goal A – Protect and conserve natural resources and fragile ecological areas. The West Village protects and conserves natural resources and fragile ecological areas by providing over 88.28 acres of open space identified within Link “B” of the HMP. CIRCULATION Streets and Traffic Control Goal A.8 – Promote, encourage and accommodate a variety of transportation modes as alternatives to the automobile. A pedestrian and bicycle circulation plan will provide access from all areas within the Master Plan and will connect to existing and proposed public transportation stops along circulation element roadways. Objective B.1/Policies C.16/C.18 – Provide adequate circulation infrastructure concurrent with or prior to the demand for such facilities. The Zone 14 LFMP and Master Plan identify the circulation infrastructure needs, including traffic signals, and phasing requirements for dedication and installation of the circulation facilities necessary for development of the Master Plan. NOISE Land Use Goal A.1/Policy C.5 – Ensure that land uses are not significantly impacted by noise and enforce the City’s policies regarding acceptable noise levels for residential development. Residential neighborhoods and required recreational lots located along Cannon Road, College Boulevard, and El Camino Real have been identified as being potentially impacted by roadway noise. These neighborhoods will be required to comply with noise mitigation measures at building permit issuance to ensure that the City’s maximum exterior noise level of 60 dBA CNEL and maximum interior noise level of 45 dBA CNEL is not exceeded. GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 – ROBERSTON RANCH WEST VILLAGE February 5, 2014 Page 8 TABLE 1 - GENERAL PLAN CONSISTENCY (CONTINUED) GP ELEMENT/GOAL/OBJECTIVE/POLICY COMPLIANCE HOUSING ELEMENT Goal 2 – Develop new housing with diversity of types, prices, tenures, densities and locations and in sufficient quantity to meet the demand of anticipated City and Regional growth. Objective 2.1 – Allow development of sufficient new housing to meet Carlsbad’s share of the total regional housing need as identified by SANDAG. A variety of housing types and densities will be provided including multi-family, single family, for sale, and rental units. 15% of the total number of units (101) will be made available to lower-income households and 56 units will be made available to moderate-income households in one or both of West Village Planning Areas 7 and 8. The West Village includes 364 units within Planning Areas 7 and 8 to be developed at densities greater than 20 dwelling units per acre. The provision of these high density multi-family units helps to meet the City’s share of the regional affordable housing needs as identified by SANDAG. OPEN SPACE & CONSERVATION Open Space Planning and Protection Policy C.4 – Identify open space for protection, management, and potential enhancement to maintain and increase its value as wildlife habitat. The West Village will result in the preservation of 88.28 acres of open space that will establish and maintain a regionally significant multi-species wildlife corridor consistent with the City’s HMP, provide a citywide trail segment, and will rezone the open space areas to Open Space. Policy C.20 – Require map amendments when changes to Open Space are proposed. The map is proposed to be amended to reflect the relocation of the one acre Planning Area 4, an OS designated lot. No net change in Open Space inventory will result from the relocation. Special Resource Protection Objective B.10 – Develop a plan for maintenance of sensitive environmental resources. The West Village has been conditioned to require the proposed wildlife habitat preserve to be managed and financed in perpetuity consistent with an approved management program. Policy C.6 – Designate buffers next to sensitive environmental areas. The West Village provides a minimum 60-foot wide buffer to protect the adjacent open space from developable portions of the residential lots. 100-foot wetland buffers are provided adjacent to wetland habitat areas, except in areas where a reduced width is agreed to by the Wildlife Agencies. GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 – ROBERSTON RANCH WEST VILLAGE February 5, 2014 Page 9 TABLE 1 - GENERAL PLAN CONSISTENCY (CONTINUED) GP ELEMENT/GOAL/OBJECTIVE/POLICY COMPLIANCE Trail System Policy C.3 – Obtain an irrevocable offer of dedication (I.O.D.) for trails proposed as part of the Carlsbad Trail System. The project requires an I.O.D. for all trail segments identified in the Citywide Trail System and a permanent easement for public use of all community trails. Fire Risk Management Goal A.1/Objective B.2 – Provide environmentally sensitive mitigation to minimize risks presented by native wildland open space. The fire risk presented by adjacent natural open space is mitigated by requiring fire suppression buffers within the boundaries of the development area which do not encroach into the “hardline” open space preserve areas. Water Quality Objective B.2/Policy C.3 – Design storm water conveyance systems which do not adversely impact sensitive environmental resources. The West Village incorporates storm water quality control measures (BMPs) consistent with a conceptual Storm Water Pollution Prevention Plan SWPPP prepared for the project to avoid adversely impacting sensitive water resources. Policy C.22 – Protect slopes and channels from erosion and storm water runoff. Cluster development on the least environmentally sensitive portions of the site. The project has been designed to comply with applicable site design principals including clustering development on the least environmentally sensitive portions of the site; by creating and restoring riparian corridors, wetlands and buffer zones; and by limiting the disturbance of natural drainage systems to the greatest extent possible. PARKS & RECREATION Park Development Policy C.1 – Ensure that any and all parkland dedications shall be developable and usable for park purposes. Planning Area 12 (16.1 acres) has been, acquired, graded and prepared for the development of a City park and City fire station. Policy C.8 – Require the individual developers of master planned communities to provide pocket parks and active recreational facilities unique to each development. The project includes a 1.0 acre (net) centralized common recreation facility (PA4) that will provide passive as well as active types of recreational activities which may include but not be limited to, a common swimming pool, tennis courts, basketball courts, and/or picnic areas. Additionally, all neighborhoods will have pocket parks to serve as active or passive space where residents can gather. PUBLIC SAFETY Flood Hazards Policies C.3/C.5 – Require all drainage facilities to comply with the City’s “Standard Design Criteria” and ensure compliance with Titles 18 and 20 pertaining to drainage and flood control structures. The project is required to install properly sized drainage facilities to handle the 100-year flood conditions and to ensure compliance with Titles 18 and 20 pertaining to drainage and flood control structures. GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 – ROBERSTON RANCH WEST VILLAGE February 5, 2014 Page 10 B. Robertson Ranch Master Plan The proposed project is required to comply with all applicable use and development standards of each of the Planning Areas of the West Village of the Robertson Ranch. Since no buildings are proposed with this project, subsequent discretionary permits will be required for the building elevations and plotting of all single-family residential dwelling units, all multi-family residential dwelling units, and all commercial and community facilities buildings. The applicable development standards are those that relate to the creation of lots within the Planning Area. The lot size and dimension criteria are listed below in Table 2 for each of the planning areas. TABLE 2 – PLANNING AREA COMPLIANCE Planning Area Standards Minimum Required Provided Planning Area 1 Lot Size N/A 27.17 Acres Lot Width N/A N/A Lot Depth N/A N/A Special Design Criteria 60 FT wide fire suppression Trail to El Camino Real Traffic Calming Landscaped Focal Points 60 FT wide fire suppression Master Plan trail connection Bulb Outs, Traffic Circles At cul-de-sacs and T-intersections Planning Area 2 Lot Size N/A 1.87 Acres Lot Width N/A N/A Lot Depth N/A N/A Special Design Criteria 60 FT wide fire suppression Trail to El Camino Real Traffic Calming Landscaped Focal Points 60 FT wide fire suppression Master Plan trail connection Bulb Outs, Traffic Circles At cul-de-sacs and T-intersections Planning Area 3 Lot Size 4,000 SF 4,000 SF – 10,688 SF 42% > 5,000 SF Lot Width 50 FT or 35 FT (on cul-de-sac bulb) 35 FT – 122 FT Lot Depth 80 FT 80 FT – 135 FT Special Design Criteria 60 FT wide fire suppression Trail to El Camino Real Traffic Calming Landscaped Focal Points 60 FT wide fire suppression Master Plan trail connection Bulb Outs, Traffic Circles At cul-de-sacs and T-intersections Planning Area 4 Lot Size N/A 1 acre Lot Width N/A N/A Lot Depth N/A N/A Special Design Criteria On-Street parking may satisfy parking required for residential lots further than 1,000 feet away On-street parking available GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 – ROBERSTON RANCH WEST VILLAGE February 5, 2014 Page 11 TABLE 2 – PLANNING AREA COMPLIANCE (CONTINUED) Planning Area Standards Minimum Required Provided Planning Area 5 Lot Size 8,500 SF 8,500 SF – 12,164 SF 25% > 9,350 SF Lot Width 75 FT 81 FT – 102 FT Lot Depth None N/A Special Design Criteria 60 FT wide fire suppression Trail Connection Trail Vista Point(s) Gated Community 60 FT wide fire suppression Master Plan trail connection Westerly vistas Gated community Planning Area 6 Lot Size 5,000 SF 5,000 SF – 8,521 SF 48% > 5,500 SF Lot Width 50 FT or 35 FT (on cul-de-sac bulb) 50 FT – 100 FT Lot Depth 90 FT 100 FT – 163 FT Special Design Criteria Trail Connection Traffic Calming Landscaped Focal Points Master Plan trail connection Bulb Outs, Traffic Circles At cul-de-sacs and T-intersections Planning Area 7 Lot Size N/A 6.45 Acres Lot Width N/A N/A Lot Depth N/A N/A Special Design Criteria Trail Connection Master Plan trail connection Planning Area 8 Lot Size N/A 14.64 Acres Lot Width N/A N/A Lot Depth N/A N/A Special Design Criteria Trail Connection Master Plan trail connection Planning Area 9/10 Lot Size 6,000 SF 6,009 SF – 12,270 SF 64% > 6,600 SF Lot Width 60 FT or 35 FT (on cul-de-sac bulb) 35 FT - 94 FT Lot Depth 80 FT 100 FT – 167 FT Special Design Criteria Trail Connection Traffic Calming Landscaped Focal Points Gated Community Limit Landscape Height Master Plan trail connection Bulb Outs, Traffic Circles At cul-de-sacs and T-intersections Gated community Plant palette limited Planning Area 11 Lot Size N/A 14.85 Acres Lot Width N/A N/A Lot Depth N/A N/A Special Design Criteria Trail Connection Master Plan trail connection GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 – ROBERSTON RANCH WEST VILLAGE February 5, 2014 Page 12 TABLE 2 – PLANNING AREA COMPLIANCE (CONTINUED) Planning Area Standards Minimum Required Provided Planning Area 13 Lot Size 5,000 SF 6,009 SF – 12,270 SF 64% > 6,600 SF Lot Width 60 FT or 35 FT (on cul-de-sac bulb) 35 FT - 94 FT Lot Depth 80 FT 100 FT – 167 FT Special Design Criteria Trail Connection Shared Access Roadway with PA 12 Master Plan trail connection Shared Access Roadway with PA 12 Planning Areas 23a,b,c Lot Size N/A 23a – 9.21 Acres 23b – 12.43 Acres 23c – 39.47 Acres Lot Width N/A N/A Lot Depth N/A N/A Special Design Criteria Trail Connection Master Plan trail connection Table 2 above illustrates that each of the single family residential lots proposed meets or exceeds the minimum standard established by the respective Planning Area. Although each of the planning areas includes lots that are at or very near the minimum allowed, as a whole, between 25% and 64% of the lots exceed the minimum required lot size by 10%. The lowest percentage of lots that exceed the minimum required lot size by 10% is within Planning Area 5 which has the largest minimum lot size of 8,500 square feet. A Master Plan Amendment is proposed to relocate the one acre Planning Area 4 from within Planning Area 8 to a location that is more accessible to Planning Areas 3, 7, and 8. The relocation provides both better visual and physical access to the common recreation facility for the single family residential neighborhoods of Planning Areas 3, 5, and 6. No change in gross acreage is proposed. The design of recreation amenities for this Planning Area is not being reviewed as part of this application. Approval of a Site Development Plan (SDP) for the onsite design will be required prior to the development of any of the residential neighborhoods within the Robertson Ranch West Village. C. Subdivision Ordinance A master Vesting Tentative Map is proposed to re-establish boundaries for each of the Planning Areas, to subdivide the single family residential Planning Areas into 308 individual residential lots and the balance of the property into lots for future multi-family residential, local commercial, community facilities, open space, private streets, home owners’ association lots, and recreation development. When a local agency approves or conditionally approves a vesting tentative map, that approval shall confer a vested right to proceed with development in substantial compliance with the ordinances, policies, and standards in effect at the time the application was deemed complete as described in California Government Code Section 66474.2. A vesting map protects the owner of the subdivided property from being subject to new regulations adopted after the approval of the tentative map but prior to the recordation of the final map. There are a total of 345 lots. The following Table 3 provides a summary: GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 – ROBERSTON RANCH WEST VILLAGE February 5, 2014 Page 13 TABLE 3 – WEST VILLAGE LOT SUMMARY BY PLANNING AREA LOT # PLANNING AREA Lots 1-24 (SFR) PA 13 Lots 25-60 (SFR) PA 5 Lot 61 (BASIN) PA 3 Lot 62 (PVT STREET) PA 5 Lots 63-149 (SFR) PA 3 Lots 150-153; 155; 157 (BASIN) PA 3 Lots 154 and 156 (RECREATION) PA 3 Lots 158-244 (SFR) PA 6 Lot 245 (RECREATION) PA 6 Lots 246-249 (BASIN) PA 6 Lots 250-324 (RESIDENTIAL) PA 9/10 Lot 325 (SLOPE) PA 9/10 Lots 326 and 327 (BASIN) PA 9/10 Lot 328 (RECREATION) PA 9/10 Lots 329-336 (PVT STREETS) PA 9/10 Lot 337 (COMMERCIAL) PA 11 Lot 338 (MFR) PA 7 Lot 339 (RECREATION) PA 4 Lot 340 (MFR) PA 8 Lot 341 (CF) PA 2 Lots 342-345 (OS) PA 1 and PA 23 (A,B,C) The proposed map design and improvement of the subdivision as conditioned, is consistent with and satisfies all requirements of the General Plan, Titles 20 and 21 of the Carlsbad Municipal Code, and the State Subdivision Map Act. Lot sizes are appropriate for their intended purpose which is for future individual residential development and or larger commercial or community facility development. Public vehicular access is provided and lots will be suitable for future residential, commercial, recreational, and community facilities development. Surrounding properties are developed or are developing mostly with residential neighborhoods. There are some nearby commercial and recreational development areas shown on the General Plan. Development of the Robertson Ranch West Village will include single-family and multi-family residential development as well as commercial development and preserved open space for both passive and active recreation. The design of the subdivision and the required improvements will not conflict with easements of record or easements established by court judgment, or acquired by the public at large, for access through or use of property within the proposed subdivision. All easements have been identified and none are affected by the proposed subdivision and the subdivision of the property includes the creation and dedication of public streets necessary for the access to each newly created lot. D. Planned Development Ordinance The project site is zoned Planned Community (P-C) and is located within the West Village of the Robertson Ranch Master Plan. The plan designates Planning Area 5 as R-1-8,500, Planning Area 9/10 as R-1-6,000 and Planning Areas 3, 5 and 13 as Residential Density-Multiple (RD-M) Zoning, requires the GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 – ROBERSTON RANCH WEST VILLAGE February 5, 2014 Page 14 Planning Areas to be developed as detached single-family residential development at the RLM or RM density range, and also requires the approval of a Planned Development Permit (PUD) consistent with the Planned Development Ordinance (C.M.C. Chapter 21.45) for all of the single family designated Planning Areas 3, 5, 6, 9/10, and 13. The proposed project complies with the Planned development Ordinance in that the subdivision design includes detached single-family residential lots, private streets are proposed for PAs 5 and 9/10, PA 4 (Lot 339) provides for the development of common recreation for each of the West Village planning areas, and recreational vehicle storage is also provided in PA 22, which is within the boundaries of the Robertson Ranch for each of the planning areas. In addition to the above, the project has also been conditioned to establish Covenants, Conditions, and Restrictions (CC&Rs) for the proposed neighborhoods. A Planned Development Permit (PUD 13-06) is necessary to configure the detached single-family residential lots and for the approval of private gated streets. The project complies with all applicable requirements and development standards of the Planned Development Ordinance as demonstrated in Staff Report Attachment 5 (Planned Development Tables C and D). Project compliance with all applicable requirements of City Council Policy 66, made pursuant to Planned Development Table D, is demonstrated in Staff Report Attachment 6 (City Council Policy 66 Compliance Table). A Planned Development Permit Amendment will be subsequently required to approve the elevations and plotting of all future single family residential dwelling units. E. Hillside Development Regulations A Hillside Development Permit is required for the subdivision because the property contains slopes of 15 percent and greater with elevation differentials greater than 15 feet. The purpose of this permit is to review the proposed development for conformance with the Hillside Development Regulations (C.M.C. Chapter 21.95). The development proposal is in conformance with the purpose and intent of this chapter as well as the other provisions of the regulations. Development of Natural Slopes Over Forty Percent Gradients The hillside slope conditions have been identified on the project constraints map for the subdivision. In order to be considered undevelopable, the slope must contain all of the following: 1) a slope gradient of greater than 40%, 2) an elevation differential of greater than 15 feet, 3) a minimum area of 10,000 square feet, and 4) comprise a prominent land form feature. The majority of the slope areas that meet this criteria within the West Village are located within proposed Open Space Lots 342, 343, and 344, which are being preserved as part of the development. Some of the slope in Lot 342 adjacent to El Camino Real, is greater than 40%, and is eroding from lack of natural vegetation. This portion of the slope is excluded from the Hillside Development Regulations (Section 21.95.130 Exclusions) for the sake of stabilizing and landscaping the slope for the ultimate improvement of El Camino Real, a Prime Arterial and may be developed. Volume of Grading The standards require that volumes of grading be minimized. The relative acceptability of hillside grading volume falls into the following three categories: 1) Acceptable: 0 - 7,999 cubic yards per acre (cy/ac), 2) Potentially Acceptable: 8,000 - 10,000 cy/ac, and 3) Unacceptable: greater than 10,000 cy/ac. GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 – ROBERSTON RANCH WEST VILLAGE February 5, 2014 Page 15 The project covers 201.37 acres and the earthwork proposed will total 1,474,000 cubic yards in a balanced grading operation with earthwork quantities totaling 9,274 cubic yards per graded acre. A balanced grading operation is one in which no export or import of dirt from or to the site is required. Quantities that are less than 10,000 but greater than 8,000 cubic yards per acre are considered potentially acceptable and must be acceptably justified subject to the approval of the City Planner and City Engineer. Justification for the proposed level of grading quantities stems from the predominantly single family residential nature of the development of the master plan. The map calls for the creation of individual pads for each of the single family lots which results in greater cut and fill per acre. The pads will accommodate the development of single family lots along cul-de-sac streets. The same approach to development of the West Village was used for the East Village. This will create a homogeneous neighborhood development pattern. The cul-de-sac pads terrace in the same manner as the natural slope. The amount of slope in between cul-de-sac pads is limited by the internal street system which is limited to less than 6.5% slope grade. The elevation differences between the highest point of the subdivision and the lowest point is approximately 46 feet (184 – 138 above sea level) Greater grading quantities are required to reduce the grade differences between lots which in turn reduce the road grades throughout the subdivision. Grading of the property also includes cutting the natural slopes adjacent to El Camino Real, a prime arterial, in order to complete turn lanes and pedestrian improvements along the northbound lanes. Slope Height Manufactured slopes may not exceed 40 feet in height, unless excluded pursuant to C.M.C. Section 21.95.130, or a modification is granted pursuant to C.M.C. Section 21.95.140. The proposed manufactured slopes which are directly associated with El Camino Real, Robertson Road and the southern end of the Gage Drive, extend up to or exceed 40 feet in height. However, pursuant to Section 21.95.130, each of these slopes may be exempted from the 40 foot height limit because the location of El Camino Real (a Circulation Element Roadway) and the other streets (collector streets) are in their environmentally preferred locations and comply with all other City standards. The El Camino Real alignment has been established since incorporation of the City and the onsite collector streets take the best advantage of the existing slopes, disturbed areas, and connection points between them. Contour Grading The Hillside Development Regulations require that all manufactured slopes which are greater than 20 feet in height and two hundred feet in length and which are located adjacent to or are substantially visible from a circulation element roadway, collector street, or useable public open space area shall be contour graded. Slopes along El Camino Real and Tamarack Avenue are designed with undulation similar to natural contours. Screening Manufactured Slopes The Hillside Development Regulations require that all manufactured slopes be landscaped in accordance with the City's Landscape Manual. With the exception of the perimeter slopes adjacent to the open space preserve, which will be planted with naturalizing species to avoid the introduction of invasive plant species to adjacent natural areas, all manufactured slopes will be landscaped in accordance with the City's Landscape Manual. GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 – ROBERSTON RANCH WEST VILLAGE February 5, 2014 Page 16 Hillside and Hilltop Architecture & Slope Edge Building Setbacks The project grading is proposed only in anticipation of future development. No homes or other structures are proposed at this time. Roadway Design The Hillside Development Regulations require that hillside roadway design be consistent with the City’s Hillside Development Guidelines. Accordingly, hillside roadways should follow the natural hillside landform and avoid large notches in ridgelines. Robertson Road has been designed to hillside standards with a reduced right-of-way width and up to a 15% slope gradient. The alignment was set to meet engineering design standards and minimize disturbance of natural areas to the maximum extent practicable while providing alternate access for the public and local residents to the site. In general, the proposed circulation system exhibits a street design which follows the natural sloping topography, avoids large notches in ridgelines, and does not greatly alter the physical and/or visual character of the hillsides. Hillside Drainage The project incorporates undulating graded slopes and a street design which follows the topography of the property. A street and natural hillside drainage network has been designed to anticipate runoff and direct it to several locations within the open space areas in an effort to reduce the locations of concentrated flow and to maintain and promote growth of the natural vegetation. Modification to Development and Design Standards No modifications to standards are proposed. F. El Camino Real Corridor Development Standards The El Camino Real Corridor Development Standards (ECRDS) were adopted in 1984 with the intent and purpose to maintain and enhance the appearance of the El Camino Real roadway area. The document is intended to further the goals of the Land Use element of the General Plan in its objective of preserving unique City resources as they relate to highways. The areas subject to the development standards are all lots fronting on El Camino Real within 300 feet for upslope properties 5 or more feet higher than street grade, within 500 feet for downslope properties 5 or more feet lower than street grade, and within 400 feet for at-grade properties 5 or fewer feet above or below street grade. A portion of Planning Area 1 and Planning Area 2 of the West Village are subject to the Area 2 standards of the ECRDS. The remaining portion of Planning Area 1 and Planning Areas 7, 11, and 23C of the West Village are subject to the Area 3 standards of the ECRDS. Future development within these planning areas will require the review and approval of a subsequent Special Use Permit. The project generally complies with the El Camino Real Corridor Development Standards as discussed in Tables 4 and 5 below. Where compliance is not achievable in Area 3, findings are included to justify the deviations to standards. GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 – ROBERSTON RANCH WEST VILLAGE February 5, 2014 Page 17 TABLE 4 – EL CAMINO REAL CORRIDOR STANDARDS COMPLIANCE AREA 2 STANDARDS (Planning Areas 1 & 2) STANDARD ADOPTED CRITERIA PROPOSED PROJECT COMPLY? Design Theme Suburban Residential No structures are proposed at this time. Planning Area 2 is designated as a Community Facilities site. Yes Median Breaks Only at major intersections No median break is proposed. Yes Sidewalks City standard entire length Provided per City standards. Curb adjacent and meandering. Yes Signs Wall signs only; wood, externally lighted; metal/plastic internal/external lighting No signs are proposed at this time. Yes Building Height Maximum 35 feet from pad grade. No structures are proposed at this time. Yes Grading No cut or fill exceeding 10 ft. from original grade. The proposed pad elevation for Planning Area 2 is within 10 feet of the original grade. Yes Setback from roadway Non-Residential: 25 feet landscaped No structures are proposed at this time. A 50-foot structure setback is required for Planning Area 2. Yes Street Furniture Any contemporary type: wood, concrete or combination. A North County Transit District bus stop is included at Planning Area 2 and shall use the NCTD standard contemporary street furniture. Yes Street Light Spacing City Standard Street lights are proposed at the City Standard Yes Roof Equipment No roof equipment shall be visible from adjacent developed or potentially developable areas. No structures are proposed at this time. Yes Anticipated Land Uses No change from existing Land Use Plan The existing land use plan (at the time of the corridor standards were adopted) was changed with the adoption of the Robertson Ranch Master Plan, therefore the land use is in compliance. Yes GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 – ROBERSTON RANCH WEST VILLAGE February 5, 2014 Page 18 TABLE 5 – EL CAMINO REAL CORRIDOR STANDARDS COMPLIANCE AREA 3 STANDARDS (Planning Areas 1, 7, 11, 23C) STANDARD ADOPTED CRITERIA PROPOSED PROJECT COMPLY? Design Theme Rural Residential No structures are proposed at this time. Yes Median Breaks Only at major intersections One median break is proposed at the main entry (West Ranch Street). Yes Sidewalks None adjacent to the street. Meandering non-contiguous and contiguous sidewalks are proposed. No Signs Wall signs only; wood, externally lighted. No signs are proposed at this time. Yes Building Height Areas upslope, downslope (less than 15 feet) and at grade [in relation to El Camino Real (ECR)]: 15’ max from pad within 100’ of the ECR r.o.w. 25’ max from pad within 100’- 200’ of the ECR r.o.w. 35’ max from pad within 200’- 300’ of the ECR r.o.w. No structures are proposed at this time. Future development within Planning Areas 7 and 11 will be subject to these height restrictions. Outside of 300 feet from the ECR right-of-way a 40-foot height is allowed in PA 7 and a 35-foot height is allowed in PA 11. Yes Grading No cut or fill exceeding 10 feet from original grade. Earthwork outside of the setback may exceed this amount in isolated areas, as a result of extreme, localized conditions, or for the provision of public streets. Variance may be granted by the City Planner and City Engineer. Compliance with the standard is infeasible because of the extraordinarily steep topography within PAs 1, 7 and 11 adjacent to El Camino Real. More than 10 feet of cut is proposed. However, the intent of the scenic preservation overlay zone and the scenic quality of the corridor can be maintained since the master plan is proposed with a greater building setback than required in the ECRDS, the pad for PAs 3, 7 and 11 are elevated more than 15 feet above the street level, and the intervening slopes will be landscaped and include planted retaining walls. All of these three elements combined will emphasize a naturalizing landscape presence to El Camino Real versus a built presence created by buildings near the street right-of-way. Traffic safety will not be affected by the proposed slope cuts since all required site lines are maintained for El Camino Real. No GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 – ROBERSTON RANCH WEST VILLAGE February 5, 2014 Page 19 TABLE 5 – EL CAMINO REAL CORRIDOR STANDARDS COMPLIANCE (CONTINUED) AREA 3 STANDARDS (Planning Areas 1, 7, 11, 23C) STANDARD ADOPTED CRITERIA PROPOSED PROJECT COMPLY? Setback from roadway 45’ or 15’ from top-of-slope whichever is greater. No structures are proposed at this time. A 50-foot structure setback is required in both PA 7 and PA 11 for future development. Yes Street Furniture Wood only A North County Transit District bus stop is included at Planning Area 3 and shall use the NCTD standard contemporary street furniture. No Street Light Spacing Double distance between poles from City standard The project design is per the City standard. No Roof Equipment No roof equipment shall be visible from adjacent developed or potentially developable areas. No structures are proposed at this time. Yes Anticipated Land Uses N/A N/A N/A Deviations to the above standards may be granted by the Planning Commission. The following findings can be made for those elements of the project design which are not in compliance with the El Camino Real Corridor Development Standards: 1) Compliance with the non-contiguous sidewalk, wood only street furniture and double distance street light spacing standards are infeasible for this project since a street adjacent sidewalk in some instances is necessary to accommodate bus passengers and to reduce open space encroachment, wood street furniture is not as durable as alternative materials, and the double street light spacing has already been overridden in favor of the City standard for the existing improvements to El Camino Real between the Country Store and College Boulevard and should therefore also be applied to the project. Compliance with the grading standard is infeasible because of the extraordinarily steep topography within PAs 1, 7 and 11 adjacent to El Camino Real. 2) That the scenic qualities of the corridor will continue to be maintained if the grading, non- contiguous sidewalk, wood only street furniture and double distance street light spacing standards are not fulfilled since these elements are lesser components of a whole that creates the corridor’s scenic quality and their absence will not adversely affect the whole. 3) That the project, including non-compliance with grading, non-contiguous sidewalk, wood only street furniture and double distance street light spacing standards will not have an adverse impact on traffic safety in that non-compliance with any of these standards either are not related to the movement of traffic on El Camino Real or in the case of street light spacing will provide more illumination along the street frontage than required by the El Camino Real Corridor Development Standards. 4) That the West Village project is generally designed so as to meet the intent of the scenic preservation overlay zone through the use of landscape and grading design including planted retaining walls on the slopes adjacent to El Camino Real. GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 – ROBERSTON RANCH WEST VILLAGE February 5, 2014 Page 20 The Planning Commission requested that the design of the retaining walls along El Camino Real be made available to them for review. The walls proposed are within Planning Area 1 and designed as “plantable” and their location is shown on Exhibits M, N, O, L 12-14, and Exhibit “Plantable Retaining Wall.” Each block of the wall will contain a cell which will include soil, a plant, and a water emitter. Plant types will be native and non-invasive. The design goal is to blend the wall into the surrounding plant pallet of native species. G. Habitat Management Plan The City of Carlsbad has an adopted Habitat Management Plan (HMP), which is a comprehensive, citywide, program to identify how the City, in cooperation with the federal and state wildlife agencies, can preserve the diversity of habitat and protect sensitive biological resources within the City while allowing for additional development consistent with the City’s General Plan and its Growth Management Plan. In so doing, the Plan is intended to lead to citywide permits and authorization for the incidental take of sensitive species in conjunction with private development projects, public projects, and other activities, which are consistent with the Plan. The HMP adopted in November 2004 identified the subject property as a Standards Area (Zone 14) with existing Hardline Preserve Area areas to the north and south. Along with the approval of the Robertson Ranch Master Plan in 2006, the standards area status of the Robertson Ranch was changed with the establishment of Hardline Preserve Areas throughout the east and west Villages of the plan. Mitigation for the impacts to habitat and animal species was developed and a Mitigation Monitoring and Reporting Program (MMRP) was adopted by the City Council. Development of the East Village triggered the necessity to implement several of the mitigation measures outlined in the MMRP for the entire master plan area and have been completed or are in progress. Approval of the Robertson Ranch West Village Master Plan Amendment [MP 02-03(D)] in December, 2012, included a second minor amendment to the hardline established with the master plan approved in 2006. The amended hardline preserves 66.1% of the existing DCSS onsite, but an even greater area of CSS, including the formal revegetation and management of the entire Habitat Corridor, to provide a natural wildlife link consistent with the Carlsbad HMP. The project is consistent with the hardline established in December 2012 and the associated mitigation measures for habitat preservation and management. Therefore, a new or amended HMP Permit is not required. H. Inclusionary Housing Ordinance The proposed project involves the creation of 308 residential lots through a subdivision map and, therefore, must satisfy the Inclusionary Housing Ordinance (Chapter 21.85 of the Zoning Ordinance). For residential projects of seven or more lots or units, not less than fifteen percent of the total residential units built within the project shall be restricted both as to occupancy and affordability to lower-income households. Whenever reasonably possible, inclusionary units should be built on the residential development project site. Based on a 308 SFR lot subdivision, 46 dwelling units should be provided to lower income households. However, the proposed single family residential lots are only a portion of the ultimate build-out of the Robertson Ranch West Village. The Robertson Ranch Master Plan addressed the provision of inclusionary housing units to satisfy the demand for the entire West Village. Prior to the recordation of GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 – ROBERSTON RANCH WEST VILLAGE February 5, 2014 Page 21 the Vesting Final Map, the applicant must enter into an Affordable Housing Agreement stipulating that within the West Village, 56 units shall be provided to the moderate income category household and 101 units shall be provided to the low income category household. All of the moderate and low income dwelling units are proposed to be located within the multi-family Planning Areas 7 and 8. The Affordable Housing Agreement will identify the timing of the construction of those dwelling units relative to the construction and occupancy of the 308 single family residential homes within Planning Areas 3, 5, 6, 9/10, and 13. By entering into the Affordable Housing Agreement prior to recordation of the final map, the project satisfies its fair share of housing affordable to lower income households and, therefore, is consistent with the Inclusionary Housing Ordinance. I. Growth Management The proposed project is located within Local Facilities Management Zone 14 in the northeast quadrant of the City. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in Table 6 below. TABLE 6 – GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS COMPLIANCE City Administration 1,071 sq. ft. Yes Library 571 sq. ft. Yes Waste Water Treatment 734 EDU Yes Parks 2.14 acre Yes Drainage 3,456 CFS Yes Circulation 15,769 ADT Yes Fire Station No. 3 Yes Open Space Zone 14 Demand: 104.3 acres Zone 14 Supply: 440.0 acres Yes Schools Carlsbad Unified (E=105/M=37/HS = 32) Yes Sewer Collection System .16 MGD Yes Water 316,200 GPD Yes IV. ENVIRONMENTAL REVIEW Pursuant to the California Environmental Quality Act (CEQA) and the Environmental Protection Ordinance (Title 19) of the Carlsbad Municipal Code, staff has conducted an environmental impact assessment to determine if the project could have any potentially significant impact on the environment. Documents referenced for the analysis included the Final Environmental Impact Report (EIR 03-03) certified on November 14, 2006 for the Robertson Ranch and the Mitigated Negative Declaration (MND) adopted for Robertson Ranch West Village on October 17, 2012. The project site was the subject of a previous CEQA review in the Robertson Ranch Final Program Environmental Impact Report (EIR), which was certified by the Carlsbad City Council on November 14, 2006 (EIR 03-03, State Clearinghouse #2004051039). According to Section 15168 of the State CEQA Guidelines, a Program EIR is appropriate for a series of actions that can be characterized as one large project, are related geographically, and as logical parts in the chain of contemplated actions in connection with issuance of rules, regulations or plans. Through the certification of the Program EIR, the Carlsbad City Council adopted CEQA Findings of Fact, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program. The EIR and subsequent MND are intended to be used in the review of subsequent projects within the Robertson Ranch Master Plan. GPA 13-02/MP 02-03(E)/CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02 – ROBERSTON RANCH WEST VILLAGE February 5, 2014 Page 22 The project incorporates the required EIR and MND mitigation measures, and a determination has been made that the project impacts are mitigated to a level of less than significant. The Robertson Ranch Master Plan EIR and MND are cited as source documents of this environmental evaluation. Impacts are substantially within the scope identified within the Robertson Ranch Program EIR and Robertson Ranch West Village MND and no further CEQA analysis is required. ATTACHMENTS: 1. Planning Commission Resolution No. 7034 (GPA 13-02/MP 02-03(E)) 2. Planning Commission Resolution No. 7035 (CT 13-03/PUD 13-06/HDP 13-01/SUP 13-02) 3. Location Map 4. Disclosure Statement 5. Planned Development Tables C & D 6. City Council Policy 66 Compliance Table 7. Master Plan Land Use Map 8. Planning Area 4 9. Plantable Retaining Wall 10. Reduced Exhibits 11. Full Size Exhibits “A – W” and “L1-L29” dated February 5, 2014 EL CAMINO REAL VI A HINT O N P O NTIA C DR LI S A S CINDY AV SALISBURY DR CANNON R D T A M A R A C K AV CREST VIEW DR LAM B E T H C T GLEN AV S O U T H A M P T ON RD GATESHE A D RD FOUR PEAKS S T PARK D R E S SEX C T VI A M ARTA KELLY DR REGENT R D GPA 13-02 / MP 02-03(E) / CT 13-03 / PUD 13-06 / HDP 13-01 / SUP 13-02 Robertson Ranch West Village SITE MAP EL CAM REAL C A R L S B AD VILL AGE DR C A R L S B A D B L L A COSTA AV PALOM AR AIRP ORT R D MELR O S E DR A V IARA PY RANCHO S ANTA FE RD C OLL E GE BL EL CAMINO REAL SITE • N NOT TO SCALE ( ( /4'~. "~• ... ~ CITY OF DISCLOSURE STATEMENT P-1(A) Development Services Planning Division 1635 Faraday Avenue (760) 602-4610 www.cadsbadca,BOV CARLSBAD Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print Note: Person is defined as "Any individual, tinn, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county, city municipality, district or other political subdMsion or any other group or combination acting as a unit: Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. 1. 2. P-1(A) APPLICANT (Not the applicant's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial interest in the application, If the applicant includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (NIA) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if ne~essary.) ',), / . Person ,,_.c' Corp/Part ~ (lf;kta,. LJ__.G ,.. ,0'~ , .. ~ Address ---~ Address~A!Ji. f3-{;ui(f,ryoo OWNER (Not the owner's agent) • U f .. {t; CJ!-002-/ f Provide the COMPLETE, LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the natune of the legal ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership. include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OVI/N MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (NIA) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Address,,.-,=---------- Corp/Part f?aAvttw {Jisltr?L u.c Tille Qa)hif AodressfC:rJt¥!;f;,)~r1«) Page 1 of2 Revised 07/10 3. NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant lo (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non- profit organization or as trustee or beneficiary of the. Non Profit/Trust Non Profit/Trust. _________ _ Title ___________ _ Title _____________ _ Address _________ _ Address ___________ _ 4. Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? D Yes C8J No If yes, please indicate person{s): __________ _ NOTE: Attach additional sheets if necessary. I certify that all the above information is true and correct to the best of my knowledge. -3-?DI Print or type name of owner Print or type name of applicant ~ lure of owner/applicant's agent if applicable/date (.AvL J. ('-t..lJF.AS -ft,4,.N[AI'° (':f.5'i"5'M ~ Print or type name of owner/applicant's agent P·1(A) Page 2 Of2 Revised 07/10 ATTACHMENT 5  PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT C.1 Density Per the underlying General Plan designation. When two or more general plan land use designations exist within a planned development, the density may be transferred from one general plan designation to another with a general plan amendment. The number of residential lots for Planning Areas 3, 4, 5, 6, 9/10, and 13 was established by the Robertson Ranch Master Plan. The unit count for each of the PAs is consistent with the master plan. 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 None of the PAs are within 50 feet of an arterial street. Half (50%) of the required arterial setback area located closest to the arterial shall be fully landscaped to enhance the street scene and buffer homes from traffic on adjacent arterials, and:  Shall contain a minimum of one 24” box tree for every 30 lineal feet of street frontage; and  Shall be commonly owned and maintained N/A Project perimeter walls greater than 42 inches in height shall not be located in the required landscaped portion of the arterial setback, except noise attenuation walls that:  Are required by a noise study, and  Due to topography, are necessary to be placed within the required landscaped portion of the arterial setback. N/A C.3 Permitted Intrusions into Setbacks/ Building Separation Permitted intrusions into required building setbacks shall be the same as specified in Section 21.46.120 of this code. The same intrusions specified in Section 21.46.120 shall be permitted into required building separation. N/A C.4 Streets Private Minimum right-of-way width 56 feet The private residential cul-de-sac streets include a 56 foot wide right-of-way, 36 foot curb-to-curb width, 4.5 foot wide parkway (as allowed by the Robertson Ranch Master Plan), and 5 foot wide sidewalks. All other private residential streets include a 60 foot wide right-of-way, 34 foot curb- to-curb width, 7.5 foot wide parkway, and 5 foot wide sidewalks. 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 All public residential streets include a 60 foot wide right-of-way, 34 foot curb-to-curb width, 7.5 foot wide parkway, and 5 foot wide sidewalks 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. Street trees proposed are 24” box: Strawberry Tree, Brisbane Box, Canary Island Pine, or Coast Live Oak 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. Complies   PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT 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. N/A All projects No parking shall be permitted within the minimum required width of a drive-aisle. N/A A minimum 24-foot vehicle back-up/maneuvering area shall be provided in front of garages, carports or uncovered parking spaces (this may include driveway area, drive-aisles, and streets). N/A Additional width may be required for vehicle/emergency vehicle maneuvering area. N/A Parkways and/or sidewalks may be required. N/A No more than 24 dwelling units shall be located along a single-entry drive-aisle. N/A All drive-aisles shall be enhanced with decorative pavement. N/A C.6 Number of Visitor Parking Spaces Required (1) Projects with 10 units or fewer A .30 space per each unit. 77 guest parking spaces are required. Approximately 288 are provided. 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 APPLICABLE TO ALL PLANNED DEVELOPMENTS 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 All required guest parking is proposed as on-street parallel parking. All but approximately 20 lots, located on cul-de- sac bulbs or street knuckles, have a lot dimension at the right-of-way of greater than 40 feet which is enough width to accommodate a parking space and driveway access to the lot. Approximately 288 guest parking spaces can be accommodated as on-street parallel parking. In parking bays along public/private streets within the project boundary, provided the parking bays are outside the minimum required street right-of-way width. N/A When visitor parking is provided as on-street parallel parking, not less than 24 lineal feet per space, exclusive of driveway/drive-aisle entrances and aprons, shall be provided for each parking space, except where parallel parking spaces are located immediately adjacent to driveway/drive-aisle aprons, then 20 lineal feet may be provided. Complies Within the Beach Area 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. N/A On a Driveway Outside the Beach Area Overlay Zone One required visitor parking space may be credited for each driveway in a project that has a depth of 40 feet or more. N/A For projects with 10 or fewer units, all required visitor parking may be located within driveways (located in front of a unit’s garage), provided that all dwelling units in the project have driveways with a depth of 20 feet or more. N/A Within the Beach Area Overlay Zone One required visitor parking space may be credited for each driveway in a project that has a depth of 40 feet or more. N/A If the streets within and/or adjacent to the project allow for on-street parking on both sides of the street, then visitor parking may be located in a driveway, subject to the following:  All required visitor parking may be located within driveways (located in front of a unit’s garage), provided that all dwelling units in the project have driveways with a depth of 20 feet or more.  If less than 100% of the driveways in a project have a depth of 20 feet or more, then a .25 visitor parking space will be credited for each driveway in a project that has a depth of 20 feet or more (calculations resulting in a fractional parking space credit shall always be rounded down to the nearest whole number). N/A All projects The minimum driveway depth required for visitor parking (20 feet or 40 feet) applies to driveways for front or side-loaded garages, and is measured from the property line, back of sidewalk, or from the edge of the drive-aisle, whichever is closest to the structure. N/A   PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS 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. N/A 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. Complies 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. N/A C.9 Community Recreational Space (1) Community recreational space shall be provided for all projects of 11 or more dwelling units, as follows: PA 3: 87x200/17,400SF(R)/25,240SF(P) PA 5: None Required PA 6: 87x200/17,400SF(R)/19,360SF(P) PA 9/10: 75x200/15,000SF(R)/15,600SF(P) PA 13: 23x200/4,600SF(R)/5,100SF(P) In addition 87,120SF will be provided in PA4 as community recreation space for all of the PAs in the West Village. 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. Active and Passive recreational is space is provided. 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). Active and Passive recreational is space is provided. 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. A minimum of 15,400 square feet is required. Four pocket parks are located within the single family PAs (3,6,9/10,13) with a combined total of 65,300 gross square feet. 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. Complies Credit for indoor recreation facilities shall not exceed 25% of the required community recreation area. N/A Required community recreation areas shall not be located in any required front yard and may not include any streets, drive-aisles, driveways, parking areas, storage areas, slopes of 5% or greater, or walkways (except those walkways that are 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. Required (R) and Provided (P) parking: PA3: R=1 / P=12 PA5: R=10 / P=20 PA6: R=2 / P=2 PA9/10: R=2 / P=8 PA13: R=0 / P=0   PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT The location of recreation area parking shall be subject to the same location requirements as for visitor parking, except that required recreation area parking shall not be located within a driveway(s). Complies Examples of recreation facilities include, but are not limited to, the following: Active Swimming pool area Children’s playground equipment Spa Courts (tennis, racquetball, volleyball, basketball) Recreation rooms or buildings Horseshoe pits Pitch and putt Grassy play areas with a slope of less than 5% (minimum area of 5,000 square feet and a minimum dimension of 50 feet) Any other facility deemed by the City Planner to satisfy the intent of providing active recreational facilities. Passive Benches Barbecues Community gardens Grassy play areas with a slope of less than 5%. C.10 Lighting Lighting adequate for pedestrian and vehicular safety shall be provided. Street lights are provided 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. Recreational Vehicle storage for the West Village is provided in a common 11,840 square feet storage area located in PA 22. 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.). Complies The storage of recreational vehicles shall be prohibited in the front yard setback and on any public or private streets or any other area visible to the public. A provision containing this restriction shall be included in the covenants, conditions and restrictions for the project. All RV storage areas shall be screened from adjacent residences and public rights-of-way by a view-obscuring wall and landscaping. N/A C.13 Storage Space 480 cubic feet of separate storage space per unit. N/A If all storage for each unit is located in one area, the space may be reduced to 392 cubic feet. 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). PLANNED DEVELOPMENTS (CMC SECTION 21.45.070) TABLE D: ONE-FAMILY DWELLINGS AND TWIN-HOMES ON SMALL LOTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT D.1 Livable Neighbor- hood Policy Must comply with city council Policy 66, Principles for the Development of Livable Neighborhoods. SEE SEPARATE COMPLIANCE CHART D.2 Architectural Requirements Must comply with city council Policy 44, Neighborhood Architectural Design Guidelines. N/A D.3 Minimum Lot Area One-family dwellings 5,000 square feet (one dwelling per lot) Complies with minimum lot sizes established in the Robertson Ranch Master Plan. Twin-homes 3,750 square feet (one dwelling per lot) N/A Exception 3,500 square feet (one-family or twin-home - one dwelling per lot) when either: 1. The project site contains sensitive biological resources as identified in the Carlsbad habitat management plan; or 2. The site has a general plan designation of RMH and unique circumstances such as one of the following exists: a. The project is for lower income or senior citizen housing; b. The site is located west of Interstate 5; c. The dwelling units are designed with alley-loaded garages; or d. The site is either located contiguous to a Circulation Element roadway or within 1200 feet of a commuter rail/transit center, commercial center or employment center. N/A D.4 Maximum Lot Coverage 1 story homes 60% of the net pad area N/A Homes with 2 or more stories 45% of the net pad area for all lots in a project, if the minimum lot area in the project is 5,000 square feet or greater. N/A 50% of the net pad area for all lots in a project, if the minimum lot area in the project is less than 5,000 square feet. Porches with no livable space above the porch, and porte-cocheres no more than 20 feet in width and 6 feet in depth are exempt from lot coverage requirements. N/A D.5 Minimum Lot Width (1) One-family dwellings on lots equal to or greater than 5,000 square feet 50 feet (35 feet when a lot is located on a cul-de-sac, or the curved portion of a sharply curved street/drive-aisle) Minimum 50 feet (35 feet when a lot is located on a cul-de-sac, or the curved portion of a sharply curved street/drive- aisle) One-family dwellings on lots less than 5,000 square feet 40 feet (35 feet when a lot is located on a cul-de-sac, or the curved portion of a sharply curved street/drive-aisle) Minimum 50 feet (35 feet when a lot is located on a cul-de-sac, or the curved portion of a sharply curved street/drive- aisle) Twin-homes 35 feet N/A D.6 Minimum Street/Drive- Aisle Frontage Lots located on the curved portion of sharply curved streets/drive-aisles or cul-de- sacs: 25 feet. 35 feet minimum provided D.7 Minimum Setback from a Private or Public Street(2) (3) Residential structure 10 feet N/A Direct entry garage 20 feet N/A D.8 Minimum Setback from a Drive- Aisle(4) Residential structure 5 feet, fully landscaped (walkways providing access to dwelling entryways may be located within required landscaped area) N/A Garage 3 feet N/A Garages facing directly onto a drive-aisle shall be equipped with an automatic garage door opener. N/A Projects of 25 units or less within the RMH and RH general plan designations 0 feet (residential structure and garage) N/A Garages facing directly onto a drive-aisle shall be equipped with an automatic garage door opener. N/A PLANNED DEVELOPMENTS (CMC SECTION 21.45.070) TABLE D: ONE-FAMILY DWELLINGS AND TWIN-HOMES ON SMALL LOTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT D.9 Minimum Interior Side Yard Setback One- family dwellings Opti o n 1 Residential structure Each interior side yard setback shall be a minimum of 10% of the lot width; provided that each side yard setback is not less than 5 feet, and need not exceed 10 feet. N/A Garage Located on the front half of the lot Same as required for residence. N/A Located on the rear half of the lot Need not exceed 5 feet Any living space above a garage shall observe the same interior side yard setback required for the residence. Opti o n 2 Residential structure & Garage One interior side yard setback may be reduced to 0 feet (zero lot line); provided the other side yard setback is a minimum of 20% of the lot width, and need not exceed 20 feet. N/A Twin- homes One side yard – 0 feet (the side yard where the dwellings on each lot are attached). The other side yard setback shall be a minimum of 20% of the lot width, and need not exceed 20 feet. N/A D.10 Minimum Rear Yard Setback (where the rear property line does not front on a street or drive-aisle) Residential structure 20% of lot width, provided the rear yard setback is not less than 10 feet, and need not exceed 20 feet. N/A Garage (located on the rear half of the lot) 5 feet from rear property line N/A Any living space above a garage shall observe the same rear yard setback required for “residence”, above. D.11 Maximum Building Height/ Number of Stories Same as required by the underlying zone, and not to exceed three stories (5)(8) N/A D.12 Private Recreation al Space Minimum total area per unit 400 square feet (may consist of more than one recreational space) N/A Minimum dimension of recreational space 15 feet Required private recreational space shall be located at ground level and designed so as to be functional, usable, and easily accessible from the dwelling it is intended to serve, and shall not have a slope gradient greater than 5%. N/A Required private recreational space shall not be located within front yard setback areas, and may not include any driveways, parking areas, storage areas, or walkways (except those walkways that are clearly integral to the design of the recreation area). N/A Open or lattice-top patio covers may be located within the required private recreation space (provided the patio cover complies with all applicable standards, including the required setbacks specified in Section 21.45.090). N/A Attached solid patio covers and decks/balconies may project into a required private recreational space, subject to the following:  The depth of the projection shall not exceed 6 feet (measured from the wall of the dwelling that is contiguous to the patio/deck/balcony).  The length of the projection shall not be limited, except as required by any setback or lot coverage standards.  The patio cover/deck/balcony shall comply with all applicable standards, including the required setbacks specified in Section 21.45.090. N/A D.13 Resident Parking 2 spaces per unit, provided as either:(6) a two-car garage (minimum 20 feet x 20 feet), or N/A 2 separate one-car garages (minimum 12 feet x 20 feet each) PLANNED DEVELOPMENTS (CMC SECTION 21.45.070) TABLE D: ONE-FAMILY DWELLINGS AND TWIN-HOMES ON SMALL LOTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT D.14 Garages for 3 or more cars- in-a-row No more than 20% of the total project units may include garages with doors for 3 or more cars-in-a-row that directly face the street, including garages constructed as 3 one-car garages located adjacent to each other, or constructed as a two-car garage separated from a one-car garage with all garage doors directly parallel to the street. N/A Garages that are recessed 20 feet or more back from the forward-most plane of the house shall not be subject to the 20% 3-car garage limitation stated above. N/A Garages with doors for 3 or more cars in-a-row shall not be permitted on lots less than 5,000 square feet in area. N/A D.15 Driveways Driveways for side-loaded garages must be enhanced with decorative pavement to improve appearance. N/A (1) Lot width is measured 20’ behind the front property line. (2) See Table C in Section 21.45.060 for required setbacks from an arterial street. (3) Building setbacks shall be measured from one of the following (whichever is closest to the building): a) property line; or b) the outside edge of the required street right-of-way width. (4) Building setbacks shall be measured from one of the following (whichever is closest to the building): a) property line; b) the outside edge of the required drive-aisle width; c) the back of sidewalk; or d) the nearest side of a parking bay located contiguous to a drive-aisle (excluding parking located in a driveway in front of a unit’s garage).. (5) If a project is located within the Beach Area Overlay Zone, building height shall be subject to the requirements of Chapter 21.82 of this code. (6) The required resident parking within the R-W zone shall be 2 spaces/unit, 1 of which must be covered. Any uncovered required parking space in the R-W zone may be located within a required front yard setback and may be tandem. (7) Garage location standards do not apply to projects where all garages are alley loaded. (8) Protrusions above the height limit shall be allowed pursuant to Section 21.46.020 of this code. Such protrusions include protective barriers for balconies and roof decks. ATTACHMENT 6  CITY COUNCIL POLICY 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.  N/A  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.  N/A  3 Street Design  An interconnected, modified (grid) street pattern should be incorporated into  project designs when there are no topographic or environmental constraints.  Interconnected streets provide pedestrians and automobiles many alternative  routes to follow, disperse traffic and reduce the volume of cars on any one  street in the neighborhood. Streets should be designed to provide both  vehicular and pedestrian connectivity by minimizing the use of cul‐de‐sacs.  The street network should also be designed to create a safer, more comfortable  pedestrian and bicycling environment. Local residential streets should have  travel and parking lanes, be sufficiently narrow to slow traffic, provide  adequate access for emergency and service vehicles and emergency evacuation  routes for residents and include parkways with trees to form a pleasing canopy  over the street. Local residential streets are the public open space in which  children often play and around which neighborhoods interact.  Within this  context, vehicular movement should be additionally influenced through the use  of City‐accepted designs for traffic calming measures.        The project site has  topographic constraints that do  not allow the entire West  Village to be designed as a grid  with interconnecting streets.   There is pedestrian  connectivity throughout the  West and East Villages of  Robertson Ranch.     Traffic circles and bulb outs  have been used as calming  measures.  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.    Street trees are included within  parkways.  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.    All internal residential streets  are designed with non‐ contiguous sidewalks.  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.  A central common recreation  area for the West village is  located at Planning Area 4.   Additional pocket parks are  proposed for each of the four  small lot residential  neighborhoods in PAs 3, 6,  9/10, and 13.    PA 5 PA 6 PA 7 PA 8 PA 9/10 PA 11 PA 12 PA 15 PA 16 PA 17 PA 18 PA 19 PA 20 PA 21 PA 22 PA 23A PA 23B PA 23C PA 23D PA 23E PA 23F N.A.P.Option Parcel KE L L Y D R . LI S A S T . EL CAMINO REAL TAMARACK AVE. G C O L L E G E B L V D . LA PORTALAD A D R. SD G & E E A S E M E N T 13.8 Gross ACOpen Space 7.0 Gross AC.5.1 Net AC.22.7 DU/AC.116 Du's Multifamily 15.3 Gross AC. Village Center/ Commercial C.F. 14.7 Gross AC.11.8 Net AC.21.0 DU/AC.248 Du'sMultifamily 17.7 Gross AC.14.8 Net AC. 5.9 DU/AC.87 Du's 5,000 S.F. Lots 9.7 Gross AC.9.5 Net AC.3.8 DU/AC.36 Du's8,500 S.F. Lots 12.7 Gross AC.Open Space 20.3 Gross AC.18.5 Net AC.4.0 DU/AC.74 Du's6,000 S.F. Lots 16.1 Gross AC. Park & 39.8 Gross AC. Open Space 17.0 Gross AC.16.8 Net AC. 5.1 DU/AC.85 Du's 5,000 S.F. Lots 3.5 Gross AC.3.5 Net AC.22.3 DU/AC.78 Du's Multifamily 6.6 Gross AC.Office 2.9 Gross AC.2.9 Net AC.Water QualityFacility 2.0 Gross AC.2.0 Net AC.CommunityRecreation 9.0 Gross AC.7.0 Net AC.12.4 DU/AC.84 Du's Courtyard Homes 2.3 Gross AC.Open Space 22.2 Gross AC.21.3 Net AC.5.2 DU/AC.110 Du's4,500 - 5,000 S.F. Lots 25.2 Gross AC.25.0 Net AC. 4.4 DU/AC.109 Du's 5,000 S.F. Lots 39.7 Gross AC.Open Space 30.4 Gross AC.Open Space 1.0 Gross AC.1.0 Net AC.Community Recreation WEST VILLAGE EAST VILLAGE LASGOW DR C A N N O N R O A D RD . SE R V I C E R O A D TR A I L T S RD . ERV ICE RAIL PA 23G1.1 Gross AC.Open Space PA 14 3.6 Gross AC.3.3 Net AC.4.8 DU/AC.16 Du's Proposed High School Site Fire Station RV 4.5 Gross AC.4.3 Net AC. 6.0 DU/AC.26 Du's 12.0 Net AC. E D I N B U R G H D R . S E R V I C E P A 2 3 B 5,000 S F. Lots PA 22.3 Gross AC.CommunityFacility Site 22.0 Gross AC.Open Space PA 3 17.1 Gross AC. 15.4 Net AC. 5.5 DU/AC. 85 Du's 4,000 S.F. Lots PA 13 5 000 S.F. Lots RESIDENTIAL PA LAND USE GROSS ACRES NET ACRES DU'S NET DENSITY 11 12 RESIDENTIAL TOTALS NON-RESIDENTIAL 13 19 20 22 23A-G STATISTICAL SUMMARY Village Center/Commercial Park and Fire Station Community Recreation Water Quality Facility Office Open Space 15.3 16.1 4.5 2.0 2.9 6.6 139.8 12.0 -- 4.3 2.0 2.9 6.6 -- -- -- 26 -- -- -- -- -- -- 6.0 -- -- -- -- NON-RESIDENTIAL TOTALS PROJECT TOTALS Major Roads 20.7 ------ 228.7 26.5 ---- 400.2 182.8 1,154 -- 171.5 156.3 1,154 -- 300 6001500 WEST VILLAGE UPDATE - MASTER PLAN LAND USE MAPRobertson Ranch 3 2 OVERALL TOTAL 299.85 1,154 -- 5 1. Actual number of affordable units that will be provided within the Multifamily Residentialneighborhoods of each V llage of the Master Plan w ll be no less than 15% of the total numberof units approved for each Village.2. Includes 12.8 acres of Cannon Road and College Blvd.3. Net acres excludes brush management.4. Minimum lot size of 4,500 s.f. is perm tted only for lots which abut Cannon Road.5. See Zone 14 LFMP for Net Constraints Acrerages. Limits of Hardline Map Boundary Brush Management per HMP Hardline Map Single Family Residential - 8.500 S.F.5 9/10 3 6 16 17 18 7 8 15 21 Single Family Residential - 6,000 S.F. Courtyard Residential Single Family Residential - 4,000 S.F. Multifamily Residential 9.7 20.3 17.1 17.7 17.0 25.2 22.2 7.0 14.7 3.5 9.0 9.5 18.5 15.4 14.8 16.8 25.0 21.3 5.1 11.8 3.5 7.0 36 74 85 87 85 109 110 116 248 78 84 3.8 4.0 5.5 5.9 5.1 4.4 5.2 22.7 21.0 22.3 12.4 Single Family Residential - 5,000 S.F. Single Family Residential - 5,000 S.F. Single Family Residential - 5,000 S.F. Single Family Residential - 4,500 - 5,000 S.F. Multifamily Residential Multifamily Residential 14 Single Family Residential - 5,000 S.F.3.6 3.3 16 4.8 FIGURE NO. II-3 PAGE II-11MASTER PLAN 2 Community Facility Site 2.3 2.0 ---- 4 Community Recreation 1.0 1.0 ---- 1 Open Space 22.0 ------ Single Family Residential - 5,000 S.F. I \ -----............... PA4 II PLANNING SYSTEMS ~ 83 PA 4 (NEW) PA 8 PA 7 PA 11 PA 4 (OLD) Carlsbad, California January 13, 2014 Rancho Costera - Robertson Ranch West Village Planning Area 4 Location 100 200500 NORTH 400 GAGE DR. ROBERTSON RD. 1530 FARADAY AVENUE, SUlTE 100, CARLSBAD, CA 92008 (760) 931-0790 FAX (760) 931-57-4-4 PLANTABLE KEYSTONE-TYPE RETAINING WALL LO T L I N E R. O . W . 8' BENCH SLOPE 8' BENCH SLOPE WITH TRAIL Carlsbad, California January 27, 2014 Rancho Costera - Robertson Ranch West Village El Camino Real Slope - Typical Cross Section SCALE: 1" = 40' Example of planted keystone-type retaining wall Photo-simulation of slope (View from corner of El Camino Real & Kelly Dr. - looking north-east) EL CAMINO REAL 1680 FARADAY .i.'ID'OS. SUITS 100. CAIWlllAI), C.i. 92008 ('180) nt-0780 Fil ('790) SISl-6'7.W CITY OF OCEANSIDE CITY OF VISTA <;,, % •' ,, _; \';' '/\, ' . PACIFIC ' OCEAN ---~."-".' ' • •. . OS A [ \ f;c \ 0 I \ GENERAL NOTES I. ASSESSOR's PARCEL No's.. CITY OF ENCi NiT AS VICINITY MAP NO SCALE . 208-010-41-00 2. SITE ACREAGE. . . . . . . . . . . . . . . . . . . . . . 201.37 AC 3. EXIS11NC ZONING ANO GENERAL PLAN OESICNA110N. . LC 4. PROPOSEO ZONING ANO GENERAL PLAN OESIGNA 1/0N. . SEE MASTER PLAN 5. USAGE OF LOTS. . ................. . . ROBERTSON RANCH MP 02-03 6. NUMBER OF OWELUNC UNITS ............... SEE UNIT SUMMARY TABLE 7. TOTAL NUMBER OF LOTS. . . . . . . . . . . . . . . . . SEE LOT SUMMARY TABLE 8. PROPOSEO OENSITY. . . . . . . . . . . . . . N/A 9. BU/LO/NC COVERAGE. . . . . . . . . . . . . . N/A 1a BU/LO/NC SQUARE FOOTAGE ............... N/A 11. PERCENTAGE OF SITE TO BE LANOSCAPEO. . . . . . 12. PARK/NC REQUIREMENTS ........... . 13. £Al/NC AREA .................... . 14. OPEN SPACE/REC AREA REQUIREMENTS . . . . . . . 15. IJNOEVELOPABLE AREA (§ 21.53.230}. . 16. STORAGE SPACE. . . . . . . . . . . . . . . . . . . SEE PARKING SUMMARY TABLE . N/A . SEE RECREAl/ON AREA SUMMARY TABLE . 69.80 AC (OPEN SPACE LOTS} (OENSlllES PER ROBERTSON RANCH MP 02-03} . N/A 17. AVERAGE OAILY TRAfflC ................ SEE AOT SUMMARY TABLE 18. SERVICE 0/STR/CTS SCHOOi. 0/STRICT -CARLSBAD UNIFIEO SCHOOL 0/SlRICT WA 1EI? Of STRICT -CARLSBAD MUNICIPAL WA 1ER Of STRICT SEWER DISTRICT -CARLSBAD MUNICIPAL WA 1ER DISTRICT 19. AVERAGE POTABLE WA1ER DEIJANO .......... SEE WAlEI? &-SEWER ANALYSIS PEAK POTABLE WATER DEMAND .......... SEE WA1ER &-SEWER ANALYSIS 2a PEAK /RR/CAT/ON OR INDUSTRIAL WAlEI? DEMAND. ... l\01 21. AVERAGE SEWER GENERA T!ON . . . . . . . . . . . . . SEE WA 1EI? &-SEWER ANALYSIS PARKING SUMMARY LOT SUMMARY LOT NUMBER OF USAGE LOTS RES. -SINGLE-FAMILY JOB RES. -MUL 11-FAMIL Y 2 RECREA 1/0N 5 H.OA 15 OPEN SPACE 4 COMMUNITY FAC/Ll11£S 1 COMMERCIAL I PR/VA TE ROAD 9 TOTAL: 345 UNIT SUMMARY PLANNING AREA 3 5 6 7 8 9/10 13 TOTAL: NUMBER OF OWELUNG UNITS 87 (4000 SF MIN) 36 {8500 SF MIN} 87 (5000 SF MIN) N/A N/A 75 {6000 SF MIN) 23 (5000 SF MIN) 308 \) ,. \:(' ,. ' ' . , I ; I I MASTER PLAN NUMBER OF UNITS 85 36 87 N/A N/A 74 26 308 / , / I INDEX MAP SCALD 1 • = 400' GRADING ANALYSIS DATA + ADJUSTMENTS PA 3-11 PA 2 PA 13 ADJUSTMENTS* TOTAL cur 1,480,000 CY 0 CY 700 CY -6,700 CY 1,414,000 CY FILL f, 193,300 CY 21,500 CY 36,300 CY +223,00 CY 1,474,000 CY 'ADJUSTMENTS INCLUDE UNDERCUT FOR STREETS, CLEARING ANO GRUBBING, SHRINKAGE ANO SUBSIDENCE. HILLSIDE GRADING ORO/NANCE USE TOTAL PA 2 PA 4 PA II El CAMINO REAL TOTAL Willi EXEMPllONS COMMUNITY FAClllllES PARK COMMERCIAL ROADWAY CY CUT/Fill 1,474,000 CY -21,500 CY} -12,7oo CY EXEMPTED GRADING -137,900 CY -100,000 CY 1,201,900 CY NOT£: EXEMPT/ONS PER HILLS/OE ORO/NANCE SEC. 21.95,/30 ANO SEC. 21,95.140, PAR. 0 1,201,900 CY/129.6 GRADED ACRES = 9,274 C)/.AC "'AM'M"'M'" SPACES REQUIRED SPACES PROVIDED re " " RESIOENT VISITOR Alo :4 RESIDENT' VISITOR" REC. AREA CARAGE ON STREET REC. AREA RECREATION AREA SUMMARY ADT SUMMARY 3 174 22 0 174 22 0 5 72 9 N/A 12 9 N/A 6 !74 22 2 174 22 2 9/10 !50 !9 2 !50 19 2 13 46 6 0 46 6 0 * PD ORO/NANCE REQUIRES A TWO-CAR GARAGE PER SINGLE FAMILY OWELLING ,. PO ORO/NANCE REQUIRES a2s VISITOR PARKING SPACES PER UNIT WATER & SEWER ANALYSIS PLANNING AREA 2 3 4 5 6 1 8 9/10 11 13 LANO USE COMMUNITY FACIUT/ES S.F. RESIDENT/AL RECREAT/ON S.F. RESIDENT/AL S.F. RESIDENT/AL M.F. RESIDENT/AL M.F. RESIDENTlAL S.F. RESIDENT/AL COMMERCIAL S.F. RESIDENTIAL CROSS AC. OR OUs 2.3 AC 870U 1.0 AC 36 DU 87 DU 116 OU 2480U 75 OU 15.3 AC 23 DU WA1ER DEMAND FACTOR J,000 GPO/AC 550 GPO/IJNIT 3,000 CPD/AC 550 GPD/IINI T 550 GPO /IJNI T 250 GPD/IJNIT 250 GPD/IJNIT 550 GPO/IINIT J,000 CPD/AC 550 GPD/IINI T AVERAGE WAIFR DEMAND (GPO} 6,900 47,850 3,000 19,800 47,850 29,000 62,000 41,250 45,900 12,650 TOTAL WA1ER OEMANO: 316,200 GPO = 220 GPM PLANNING NUMBER AREA OF UNITS 3 87 6 87 9/10 75 13 23 SEWER AVERAGE SEWER DEMAND FACTOR DEMAND (GPO) 1,597 GPO/AC J,673 220 GPO/IJNIT 19,140 1,597 CPO/AC 1,597 220 GPO/UNIT 7,920 220 GPO/IJNIT 19,140 176 GPO/IJNIT 20,416 176 GPO/IJNIT 43,648 220 GPO/IINIT 16,500 1,597 GPO/AC 24,434 220 GPO/IJNIT 5,060 TOTAL SEWER DEMAND: 161,528 GPO = a 16 MGO PEAK POTABLE WATER DEMAND= 638 GPM ©2013 O'Day Consultants, Inc. SF/IINIT MIN. SF REQ}J REQ.'o 200 17,400 200 11,400 200 15,000 200 4,600 TOTAL SF PLANNING AREA PROV!O[O 25,240 19,360 15,600 5,100 2 4 11 J, S. 6, 9, 10, 13 7, 8 1,9 ACRE COMMUNITY FACIUTY (50 ADT/AC) 1.0 ACRE RECREAllON AREA (50 AOT/AC} 14,8 ACRE COMMERCIAL (70 TRIPS/AC) 308 SINGLE FAMILY RESIDENCE (10 ADT/UNIT} 364 MULTlFAMILY RESIDENCE (6 AOT/1/NIT} = 95 AOT = 50 AOT = 10360 ADT = 3080 AOT = 2184 AOT --------- NOTE Tl/ERE WILL BE MULTIPLE RNAL MAPS FIL[O.' I -PLANNING AREA 13 1 -PLANNING AREAS 1-11, 23A, 238, 23C TOTAL = 15,769 AOT FLOOD ZONE DESIGNATION CITY OF CARLSBAD RRM MAP No. 06013 C 0768F, PANEL 768 OF 2375 OA IFO SEPT. b; 2009,· /NLUOES LET1ER OF MAP REVISION {LOMR) Na 09-09-0276P-06028S. ISSUED APRIL 22, 2009. ZONE X -AREAS OUTS/OE Tl/£ 500 YEAR fZOOO PLAIN ANO ZONE AE -BASE FLOOD ELEVA TlONS 0£1El?MIN£0 SHEET 1 OF 23 SHEETS VESTING TENTATIVE MAP CT 13-03 PUO 13-06 HOP 13-01 SUP 13-02 HMP ·. -, .. ', ' t,,' ' i . FOR I I. '" RANCHO COSTERA ; " '-~ ·, ~/; '·· w f/ ;f ,; ;if LEGAL DESCRIPTION --------- PER PR£LIMINARY 1/TlE REPORT BY FIDELITY NA TlONAL llTlE COMPANY ORDER Na 996-23006509-B-RHl DATED JANUARY JI, 201 J. PARCEL f OF CERT/FICA It OF COMPLIANCE FOR ADJUSTMENT PLAT Na CE 12-14 RECORDED NOvEMBER 13, 20!2 AS DOCUMENT Na 2012-070627!. APN: 208-0/0-41-00 NOTE: EACH LOT SHALL 8£ PROVIDED A OR/vEWAY, WA1ER & SEWER LA 1ERAL AT RNAL DESIGN OWNER/DEVELOPER RANCHO COS1ERA, LLC A DELAWARE LIM/1EO UABIUTY COMPANY BY.' SHAPELL LANO CO., LLC A CALIFORNIA LIM/1ED UABILITY COMPANY 8383 MLSHIRE BL .V. SU/It 700 BEvERL Y HILLS, CA 90211 {323} 988-7511 B~----------- SHEET INDEX 1 TITLE SHEET 2-3 SECTIONS, DETAILS, AND NOTES 4 SITE OVERVIEW 5-19 TENTATIVE MAP EXHIBITS 20 STREET PROALES 21 TRUCK TURNING EXHIBIT 22-23 EL CAMINO REAL PHASING Pl.AN BENCHMARK DESCRIPTION: 2.5' DISC STAMPED 'CLSB-105. LS. 6215' LEGEND SUBDIVISION BOUNDARY. LOT LINE .................. . REL/NQ/JISHEMENT OF ACCESS RIGHTS .... . HMP HAROUN£ . . . . . . . . . . . . . . . . . LIMITS OF FLOOOWAY ZONE AE ....... . (PcR FlMA RR/,/ MAP 0607X0768F REv/SED PER LOMR DA TED SEP. 8, 2009} !OD-YEAR INUNOAT/ON LIMITS . , ..... . LIMIT OF OVEREXCAVA 110N . . . . . . . . . (APPROX PER G[OT[CHNICAL !NVESTTGA770N, PLATE J; DATED JUNE 6, 20il. LIMITS IWL/ BE RNALIZED IWTH FINAL [NC/NEERING CRAOINC PLANS} LOT NUMBER ................. . CONTOURS, . . , , , . . , . , . . . , . . . WAIFR MAIN ................ . PROPOSED --------- _,:\_ _ -_6._ _ --LL LOT 14 ---260--- -w-- SEWER MAIN & A.H. (PER S-1). . . . . . . . . -·-·-0-·-·S-··-·· SEWER MAIN &-PVC LINED AH. (PER S-1A) STORM DRAIN & c.a (PUBLIC) ...... . STORM DRAIN &-C.O. (PRIVA1E}. ... , .. . FIRE H'rlJRANT. . . . . . . . . . . . . . . . STREET LIGHT. . . . . . . . . . . . . . . . . HANO/CAP RAMP. . . . . . . . . . . . . . . . . ASPHALT PAVEMENT. ............ . RETAINING WALL . GRADED SLOPES (2.·1 MAX} ....... , . , SIGHT DISTANCE CORRIDOR ......... . DAYLIGHT UN£ ............... . O,C. PEDESTRIAN TRAIL . . ......... . OIRECllON OF now . . . . . . . . . , . . . 8/0RETENllON BASIN ANO/OR SWALE. . . . . (BASINS TREATING PUBLIC WA T[R SHALi BE H. O.A. MAINTAINED, BUT CONTAINED IW/HIN AN /0.D. FOR ORAINAC£ PURPOS£S. CONCREIF BROW DITCH. ........... . IFMPORARY OESIL TA 1/0N BASIN. (PRIVA1£) FIRE SUPPRESSION ZONE. -I -----3::l: ~ I . . . . . . . l w::.:-:ww: -~---s_;;7--__ 1 ____ L __ A --·-----A _t ________ t _______ t_ ~ ~~ r:::· -·:-;-c--::-:"-7 I",-. I L __ ··_c..._:..._J CIVIL £NGIN££R/LANO SURVEYOR • OL!A Y CONSULTANTS, INC. 2710 LOKER A VENUE WEST, SUl1E 100 CARLSBAD, CA. 92010 (760) 931-7700 ~~GE Oa "'-'1)' C' "' -;_;; NO, 32014 i1f; ~ EXP. 12/31/14 £ * J'"f?, CJV\\. < OF CALI~ EXISTING REV/SEO: OCT. 9, 2013 REV/SEO: AUG. 21, 207 3 OA 1E OF PREPARATION.· MAY 31, 2013 DESIGNED BY: A.M., J.T. DATE: FEB. 2013 DRAWN BY: J,S. SCALE: AS SHOWN PROJECT MGR.· G.O. JOB NO.: 101307 LOCATION: IN NORTIIEAST CORNER OF CANNON RO. BR/OGE OVER AGUA HEOIONOA CREEK, C~~T s 120 FEET SOUTIIWEST OF El CAMINO REAL 2710 Loker Ave. Civil Engineering ENGINEER OF WORK Suite 100 Plcnnir.g RECORD FROM: R.QS. NO. 17211 (PT. Na 105) Carlsbad, Colifornia 92010 Processing 760-931-7700 Surveying DATE: Fox; 760-931-8680 ELEVATION: 45.410 M.S.L DATUM: NG.V 1929 Oday@OdoyconstJ ltonts. corn GEORGE O'DAY RCE: 32014 G: \101307\10078T01.dwg Oct 08, 2013 9• 17om Xrefs: 1007AN; 10078T; 1007ATPDI: 1007amop; 1007WMAP; 1007AVIC: 10078TLY; 0114T-PA14; 1007V-FIRE STATION; 1007CSITE; 1007bmap; 10078S1R R/W fO' R/W 10' <·; '¼..;- i: 1 ~p:1- R/W 10' R/W 10' 63' 44' 8' 12' 12' BIKE THRU THRU LANE LANE LAN£ EXIST. CURB, CUTTER &: SIDEWALK 12' THRU LAN£ a• MEDIAN CURB 6' 60' 10' ; 12' 12' , TT THRU THRU 'RN LANE LAN£ EL CAMINO REAL {A-A) NOT TO SCALE f I 126' , 63' I 44' 8' 53' ! 1' 8' ' 12' 12' 12' 10' 12' 12' BIKE THRU THRU THRU LEFT THRU THRU LAN£ LAN£ LAN£ LANE 'TURN LAN£ LANE I I f, EXIST. CURB, GUTTER & SIDEWALK • 8 MEO/AN CURB £L CAMINO REAL {B-8) NOT TO SCALE f 126' ! 63' 44' 1 8' 12' 12' 12' BIKE THRU THRU THRU LANE LAN£ LANE LAN£ a• MEO/AN CURB _,___ 4 • PCC SIDEWALK, NON-CONllCUOUS 44' 12' 12' THRU THRU LAN£ LAN£ EL CAMINO REAL {C-C) 63' 44' a· 12' 12' BIKE THRU THRU LANE LAN£ LANE EXIST. CURB, GUTTER & SIDEWALK NOT TO SCALE , 133' 6' I 3' 12' 10' THRU £FT LAN£ 'RN a• MEO/AN CURB 60' 12' 12' lHRU THRU LAN£ LAN£ El CAMINO REAL {D-D) NOT TO SCALE ©2013 O'Day Consultants, Inc. 70' I • 12' 5' 12' THRU 8.L. RIGHT LANE TURN 6' CURB & GUTTER 4• PCC SIDEWALK NON-CONT/GUO/JS "' R/W 10' a5' i:\ \,\~j. ~ R/W 63' /0' 11L. .. 'f 12' 8' ..£5' THRU BIKE \i,~i LANE LANE z:1 I <·7 ',t.e: '4/- 4• PCC SIDEWALK, NON-CONT/GUO/JS ~ R/W 63' 10' 1 • 'A 12' 8' THRU BIKE LAN£ LAN£ 4 • PCC SIDEWALK, NON-CONllGUO/JS 70' 1 • 12' 5' 12' THRU 8.L. RIGHT LAN£ TURN 6' CURB&: GUTTER 4• PCC SIDEWALK NON-CONllGUOUS a5' 15' HIGH RETAINING WALL R/W 10' R/W 10' 12' 5' If' RIGHT B.L. THRU TURN LAN£ EXIST. CURB, CUTTER & SIDEWALK R/W f I 1 1 1381: 75' 65' 5' 4' 11' 11· 10' 1 ' 12' THRU THRU LEFT LtFT THRU LANE LANE TURN ,RN LAN£ 8' MEO/AN CURB EL CAMINO REAL {£-E) NOT TO SCALE 63' 44' 1 • 12' 12' 8' THRU THRIJ BIKE LAN£ LAN£ LANE 6' CURB & GUTTER 4• PCC SIDEWALK NON-CONllGUOUS R/W 10' SlREET LICHT. BASE & CONDUIT TYP. BOTH SIDES OF STREET 10' PEOESlRIAN 48' 10' P£D£S1RIAN ACCESS 48' SlREET LICHT. BAS£ & CONDUIT TrP. R R/W 38' ------"'"-+------I a5' AR£ HYDRANT TrP. 8' ' 14' 14' 1.5' ROBERTSON ROAD {CONN£CTION TO TAMARACK AV£) NOT TO SCALE ' ~ SlR£ET LICHT. BAS£ & CONDUIT TYP. R/W' /0' 18' f 56' BOTH SIDES OF STREET R/W' 18' 10' ACCESS EASEMENT 30 , IO EASEMENT & LANDSCAPE BUFFER & LANDSCAPE ,-.,'--1--'~-,----~----,.--+1!L_--,..--~----,-...~H--~ JO' 30' a5• 5' 4.5 BUFFER r 6' 12' 12' 8' BIKE THRU THRU LANE LAN£ LANE a• MEDIAN CURBL-- 4• PCC SIDEWALK 8' 12' THRU LAN£ 12' 6' 6' THRU BIKE LAN£ LANE 6" CURB & CUTTER <·; • '¼..;- ARE H'rVRANT TYP. BOTH SIDES OF STREET WEST RANCH STREET NOT TO SCALE f SlR££T UGHT. BASE & CONDUIT TYP. BOTH SIDES OF SlR££T 10' PEOESlRIAN ACCESS EASEMENT & LANDSCAPE BUFFER O' R/W 10' PEOESlRIAN ACCESS f-1-o•---2-'0'--F-'---2-0-, --111-1-0--1, EASEMENT & LANDSCAPE BUFFER R/W a5' r 5' 4, I • --..1..1 n· a5' <-; ARE HYDRANT TrP. BOTH SIDES OF STREET 6' CURB & CUTTER 4• PCC SIDEWALK NON-CONllGUOUS 60' COLLECTOR STREET NOT TO SCALE -COMMERCIAL/MULTI-FAMILY PORllONS OF CAGE ORIW: ANO ROBERTSON ROAD R/W' 13' 17' f 60' 17' 0.5' 5' 7. 1 • '¼..;-ARE HYDRANT TYP. BOTH SIDES OF STREET---.1. S1R££T UGHT. BASE & CONDUIT 7YP. BOTH SIDES OF SlREET R/W' 13' "~'! ;>r~-,;.,.,......,"""'"""'1~'"""'"""""""";,r"t'~-K.. <-; o:\ O' ~b ' 6' CURB &: GIJTT[R .., 4' PCC SIDEWALK NON-CONllCUOUS 60' RESIDENTIAL STREET NOT TO SCALE -THROUGH-STREET PORllONS OF BORDEN CT., PORTOLA CT., NELSON CT. ANO LA PAZ CT. -ENllRE LENGTH OF WADSWORTH ST., GLASGOW OR. ANO WELLSPRING ST. -RESIDENTIAL PORllON OF CAGE OR. ANO ROBERTSON RD. • LIMITS OF RIGHT-OF-WAY FOR PUBLIC SlREETS, LIMITS OF PUBLIC UTILITY & ACCESS EASEMENT FOR PR/VA TE SlREETS 6' CURB & CUTTER 4 • PCC SIDEWALK NON-CONllC/JOUS 56' CUL-DE-SAC STREET NOT TO SCALE -CUL-DE-SAC PORTIONS OF BORDEN CT., CRESPI CT., KENTNER CT., CHASE CT., PORTOLA CT., NELSON CT., ANO LA PAZ CT. • LIMITS OF RIGHT-OF-WAY FOR PUBLIC SlREETS, LIMITS OF PUBLIC UTIUTY & ACCESS EASEMENT FOR PR/VA TE STREETS SlREET LIGHT. BASE & CONDUIT TYP. R/W f o· R/W BOTH SIDES OF STREET 10' 20' 20' 10' 4.5' 5.5 I 4• PCC SIDEWALK I CURB, GUTTER RR£ HYDRANT TYP. & SIDEWALK BOTH SIDES OF STREET EXISTING & PROPOSED GLASGOW DR. EDINBURGH DR. NOT TO SCALE ~ R/W f 60' 1 R/W 12' 18' 18' EXIST. 6' CURB & CUTTER EXISTING GLEN AV£ NOT TO SCALE f R/W I 60' R/W 13' 17' 17' 5' 7.5' EXISTING WIND TRAIL WAY NOT TO SCALE G: \101307\'<0078T02-03.dwg Oct 08, 2013 2: 14pm Xrefs: 10078T; 1007un SHEET 2 OF 23 SHEETS R/W 10' 4.5' 5.5 32' EXIST. CURB, GUTTER & SIDEWALK CT 13-03 PUD 13-06 HDP 13-01 SUP 13-02 HMP 32' '1/W 1a· I ----i IH--t-=-- 15.5'1 I 4.5' fJ,l;'l,,,-i:I EXISTING TAMARACK AVENUE NOT TO SCALE • PARKWAY MOTH VARIES 8' BENCH PEDESTRIAN i. .Y GUARD RAIL e· 3' 5' 12· -4• PCC PEDESTRIAN !RAIL L 2% -- PLANTABLE KEYSTONE-TYPE SORSO D-75 TERRACE 1 RETAINING WALL W/ GUARD RAIL DITCH, TYPE '/J' @ 2. 0% MIN. / DETAIL-BENCH AT SLOPE WITH TRAIL NOT TO SCALE SEE SORSD 0-75 ANO CITY OF CARLSBAD owe. GS-14 FOR AOO/llONAl SPEC/RCA TIONS. *8' BENCH /'- SORSD 0-75 TERRACE \ DITCH, TYPE l::' @ 2 0% MIN. 3• CONCRETE (470--C-20'00}) W/ 6"x6"x/l0xf10 W£LOED WIRE MESH EARTH-TONE COLOR 3' ROUND SLOP£ OR 6' MAX. RETAINING WALL PER PLAN {PLANTABLE KEYSTONE-TYPE TO 8£ USED MIER£ SHOWN} DETAIL -BENCH AT SLOPE NOT TO SCALE SEE SORSD 0-75 ANO CITY OF CARLSBAD OWC. CS-14 FOR ADDITIONAL SPEC/RCA llONS. * BENCH WIDTH MAY BE REDUCED TO 5.5' ON RLL SLOPES AND 3.5' WIDE ON CUT SLOPES PER GEOSOILS LETTER DATED OCT. 11, 2011. REVISED: OCT. 9, 2013 REVISED: AUG. 21, 2013 DATE OF PREPARAllON: MAY 31, 2013 C~/~T DESIGNED BY: A.M .• J.T. DATE: FEB. 2013 DRAWN BY: J.S. SCALE: "5 SHOWN PROJECT MGR.· G.D. JOB NO.: 101307 s 2710 lobr Ave. Civil Erigineering ENGINEER OF WORK Suite 100 Planning Carlsbad, California 92010 Processing 760-931-7700 Surveying Fox: 760-931-8680 DATE: Odoy@Odayconsultants.com GEORGE O'DAY RCE: 32014 ' 60.0' I 3 O' I I I I I J / \ l ' ' I / I /, <:, -----<::; -------~~---- ' R=30' {TYP) TYPE A PEDESTRIAN RAMP PER SORSD G-27 {TYP) TYPE A PEDESTRIAN RAMP PER SDRSD G-27 {TYP 'I ,. 6, o' l,--+----H----l---l+--4--l' I 34.0• I, I J ~ I I I l R=30' {TYP) LAND SCA~-::".:-~====== AREA ~ ~ ~-~-_-€J-_-f='::":_d4_-- €-......_, !.___L,__ _ _L-~---I ! 7• I 3• I A s,, I 11--t:1:1 , I I I) TEMP. SLOPE 1 I ~ ,2x : ~ [..,,,--sETBACK : J I I H\ LINE I ~ , I 8 1 ,l.:.J :::i , 11 ¾ LEVEL 4 'll:11 ~ I I ,.,-1 l<. f BLADED 1% SWALE _ f' j I I : N I "-....J , TO EDGE OF DRIVE r:==-b : f>--j L_lLl ______ ~F--t:.:-.:.:-!~ I I "' C fl SHEET 3 OF 23 SHEETS CT PUO HOP SUP HMP 13-03 13-06 13-01 13-02 SEE CIRCLE CURB DETAIL BELOW SEE CIRCLE CUR. DETAIL BELOW 6" REINFORCED CONCRETE APRON 1....---SETBACK r UN£ PAINTED 'ND PARKING' RESIDENTIAL TRAFFIC CIRCLE T-INTERSECTIONS NOT TO SCALE R=48' ' ' 1 TYPE I -c] 7' BOTTOM STREET UNDERCUT 12· 1,1/N. LEVEL 12· MIN. fl ~MIN. 1 6" MIN. R=80' RESIDENTIAL TRAFFIC CIRCLE TYPE II R=23' R=l7' SEE CIRCLE WR. DETAIL AT RICHT LANDSCAPE AREA • RDNFORCEO CONCRETE APRON TYPE A PEDESTRIAN RAMP PER SORSD G-27 (TYP} ~»~~ ~,___________ \ 8' MEDIAN CURB R=35' (TYP) I I Ja o' 1610' Ja o' I WEST RANCH STREET TRAFFIC CIRCLE INTERSECTION OF l'rEST RANCH ST. ANO GAGE OR. TG TYPE 'c-t' CATCH BASIN FINISH GRADE 'ADE BREAK WATER SURFACE NOT TO SCALE 2• FREEBOARD 10· RN/SH GRADE GRADE BREAK 12· --'Jf._PONDINC , ', I ', ,' --,-,'' ', __ ,, ,,', ,---_,_-, ,', --,--,, , , t ---,' · _ -•--18" S4ND/COMPOS -MIX • 8"-12" DEPTH, V2 STORAGE*,,/ / INSTALL IMPERMEABLE LINER PER CEOTECHNICAL RECOMMENDATTONS 4• PERFORATED PIPE@ 1.0% MIN.- *v2 STORAGE ACCOMPLISHED WITH INRLTRATTON ARCHES, PERFORATED PIPES, OR MODULAR WATER li4NKS. TG TYPE 'G-t' CATCH BASIN ~;... \.--:;_-RN/SH GRADE 4• PERFORATED PIPE@ 1.0% MIN. R=f' ±2.0% REINFORCED CONCRETE APRON 4' -TYPE I 6' -TYPE II AND Z STREET CONCRETE CURB 4.0% - TRAFFIC CIRCLE CURB DETAIL NOT TO SCALE INSTALL IMPERMEABLE LINER PER GEOTECHNICAL RECOMMENDATIONS DETAIL J1 ' -BIOR£T£NTION AREA FULLY LIN£0 FLOW-THROUGH PLANTER W / ALTERNATIVE V2 • 8' V2 FOR 5% TREATMENT AREA 12• V2 FOR 4% TREATMENT AREA (USING 95% POROSITY) DETAIL 'El' -BIOR£T£NTION AREA FULLY LINED FLOW-THROUGH PLANTER W/ GRAVEL ~ • NOT TO SCALE ©2013 O'Day Consultants, Inc. NOT£: I. SOil MIX AND GRAvEl SHALL HAVE 40% POROSITY ANO SHALL BE vERIRED BY GEOTECHNICAL ENGINEER. 5" PER HOUR INFILTRATION RATE. 2. SEE SECTION 4 OF CITY OF CARLSBAD STANDARD URBAN STORM WATER MANAGEMENT PLAN {SUSMP) DATED !/14/2011, FOR ADDITIONAL 8/0RtTENl/ON SPECIFICATIONS. 3. CONSTRUCT CHECK DAMS AS NEEDED NOT TO SCA1E 4-WAY INTERSECTIONS NOT TO SCALE SEC. A-A SEC. 8-8 SEC. C-C TYPICAL LOT HOUGH GNAOING DETAIL LANDSCAPE AREA 8" MEDIAN CURB PER SORSO G-1 BEGIN 6" TYPE 'G-!' CURB EOG£ OF DITCH < -----1-~~t.5' CONCRETE APRON BEGIN 6 • TYPE , 'G-1' CURB j 6" TYPE 'G-!' CURB 10' TRANSITION 560-C-3250 DETAIL-CONCRETE APRON & SPLASHWALL @ CATCH BASIN AT £NO OF SLOP£ BENCH SCALE.· 1 "=4' £ND 6" TYPE 'G-f' CURB BEGIN 6" TYPE ~ -: • ., 'G-t' CURB _) ___ ~--_------------.:_-____ -,1-1...:a_.:..._..;.j..,._ ....,__..,. _________ ~ ____ _ TYPE 'F' CATCH BASIN W/ OPENINGS ON All 4 SIDES 10' TRANSITION 6" TYPE 'G-1' CURB 1.5' CONCRETt APRON 560-C-3250 10' TRANSITION DETAIL -CONCRETE APRON & SPLASHWALL @ CATCH BASIN ALONG SLOP£ BENCH SCALE: 1"=4' G:\101307\1007BT02-03.cwg Oct 08, 2013 2:19pm Xrefs: 10078T; 1007on NO SCALE /5' TRAIL EASEMENT I 4' 8' J' I TRAIL FENCE PER '-------1-----+-'--1 LANDSCAPE PLANS~! I I 4" D.G. STABILIZED '. "] , TRAIL /-~~'---;1-zyiiii~=m~ / .l!. ~ 24" DIA TYP[ '/3' 6" WIDE X 8" DEEP CONCRETE MOW STRIP BROW DITCH P[R SORSD D-15 TYPICAL SECTION -O.G. TRAIL PORTION ALONG WESTERN EDGE OF DEvELOPMENT NOT TO SCALE 4" D. G, STABILIZED TRAIL <'/ 24" DIA TYPE '8' BROW DITCH PER SDRSD D-75 6" WIDE X 8" DEEP CONCRETE MOW STRIP TYPICAL SECTION -O.C. TRAIL PORTION ALONG EASTtRN EDGE OF DEvELOPMENT NOT TO SCALE REVISED: OCT. 9, 2013 REVISED: AUG. 21, 2013 OAT£ OF PREPARATION.· MAY 31, 2013 C~~;?T DESIGNED BY: A.M .• J.T • DATE: FEB. 2013 DRAWN BY: J.S. SCALE: AS SHOWN PROJECT MGR.· G.O. JOB NO.: 101307 s 2710 Loker Ave. Civil Engineering ENGINEER OF WORK Suite 100 Planning Cor!sbad, Colifomia 92010 ~rocessing 760-931-7700 Surveying Fox: 760-931-8680 DATE: Odoy@Odaycorrsultonts.com GEORGE O'DAY RCE: 32014 BOUNDARY DATA DELTA/BEARING RADIUS LENGTH S 0I'49'/J' W 1619.75' S 6J"J6'ol • E 31.113' S 7373'/4" E --230.87' S 04'50'oJ' E --436.73' 6 = 20'03'38" 594.00' 207.97' /::, = oJ'54 ·, r 50.00' .141' 6 = 23'25'23" 50.00' 20.44' 6 = 36"38'54" 61.00' 39.02' N 82'43'39' W 88.59' N 41"34'/6' W 37.97' N 86V9'o0' W 99.25' S 51'24'58' W 178.66' N 60'03'57' W 489.73' S 37'29'54" W 15.9/' S 3375'42• W 30.06' S 31"34'45' W --28.46' S 28'24'53' W 21.22' S 23'5/'o9' W --26.06' S 2072'37' W 24.51' S 11'4.6'20' W 25.83' S 16"39'11' W 22.22' S 00'08'/6' E 49.53' S 18'45'11" W 24.6/' S /8V9'J/' W --38.98' S 15"31'28' W 44.23' S 1570'38" W --29.09' S 19"3/'/J" W 37.42' S /9V7'J4' W 5.180' S 14'46.'2I' W 24.34' S /9'58'o8' W --24.56' S 27'25'50' W --25.25' s JJ'OJ'/1. w --24.9/' S 3277'19• W 96.78' S 1572'28' W --17.17' S 08"38'23' W --16.96' S 0275'56' W --21.18' S 0478'o2' E 20.65' S 1474'32" E --17. 42' S 2979'o5' E 12.21' S 43'06'27" E --20.44' S 53"39'29' E 20.48' S 5372'20' E --26.23' S 56'45'45' E 37.20' S 55'54 '54' E 36.IJ' S 54"34'57" E 39.70' S 53"39'53" E 41.98' S 48"32'37' E 2.108' S 5278'59' E --29.9/' S 5276'5/' E 35.98' S 51'08'56' E --4.167' S 4874'56' E --38.89' S 47'48'32' E 40.97' S 47"32'57" E 32.4/' S 50"39'4.6" E --46. /2' S 48'53'42" E 21.99 ' S 66'28'/8' E --16.06' S 4777'11' E 11.12' S 25'45'09• W --90.12' S 23'38'/0' W 109.80' N 82'4I '45• W 12.17' S 32'50'45" W 16.18' 6 = 03'59'04" 6855.J/' 476. 73' N 60'25'37" W 449. 4.J' 6 = JI '40'36" 2045.09' 1130.65' S 87'53'47" W 761.88' 6 = 43'0/ 'Jl' 1555.07' 1167.80' N 49'04'36' W 511.J/' 6 = 05'23'02" 2045.09' 192.17' N 35"32'22' E 55.00' N 44'46'29" W 132.79' N J/'58'59" E 69.52' N 36'59'55' E 92.46' N 42'43'42' E 92.46' N 4.6".JJ'II • E 92.75' N 63"32'49" E 92.35' N 47'45'28" E --94.49' N 7870'o9' E 9.112' N 77"37'25' E 91.0/' N 77'03'/2" E 89.97' N 64"38'40" E 96.25' N 85'05'/J' E 96.38' N 89"38'33' E 100.00' N 88'57'30" E I00.IJ' N 85'59'/JJ" E 106.46' N 86'4/'JB" E --110.56' N 61'28'22" E --110.57' N 6677'/0' E --106.20' N 60"39'47" E 105.87' N 54'42'29" E 104.85' N 55"38'48" E --99.66' N 58'26'48" E --100.12' N 5.8'2/'/9" E 100.18' N 55'29'/9" E 99.96' N 52"36'33" E 100.20' N 51'40'56" E 10.175' N 4.6"J2'o8" E 104.73' N 43'05'39" E --104.95' N 4I'4l'52" E 101.54' N 4/'25'4J" E /00.09' N 38"3l'/9" E 99.98' N J7'50'2J' E --106.34' S 8978'59' E --1688.99' N 5J'52'JO" W --17.168' 6 = 05'58'25" 470.00' 49.00' S 8978'59" E --20.54' S 57"39'o3" E 249.77' S 8978'59" E --346..J.J' ©2013 Q'Day Consultants, Inc. 7* 19 25 26 27 31 33 34 37 DRAINAGE AND SI.OPES SE~R DRAINAGE PUBLIC ACCESS TEMP. CONSTRUC T!ON ORA/NACE &-ACCESS CONSERVA T!ON OPEN SPACE PEDESTRIAN TRAIL PUBLIC STREET &-UTILITY @ CITY OF CARLSBAD CITY OF CARLSBAD CITY OF CARLSBAD CITY OF CARLSBAD CITY OF CARLSBAD CITY OF CARLSBAD C.NL.M. CITY OF CARLSBAD CITY OF CARLSBAD CITY OF CARLSBAD BK. 479, Pll. 341, O.R. BK. 521, Pll. 230, O.R. DOC. 24.6011, O.R. DOC. 74-177855, O.R. DOC. 2007-0388170, O.R. DOC. 2007-0388117, O.R. DOC. 2007-0388112, O.R. DOC. 2007-0786/67, O.R. DOC. 2008-0021749, O.R. DOC. 2008-0322654, O.R. DOC. 2007-0388769, O.R. • LOCA TIO/I CANNOT BE DETERMINED FRO/,/ RECORD INFORM A T!ON OCT 27, 1971 N/A (OFF/Sit} JULY 2, 1974 TO.REMAIN JUNE 8, 2007 TO RD.IA/N JUNE 8, 2007 TO BE OU!TCLAIMED JUNE 8, 2007 TO REMAIN DEC. 21, 2007 TO.REMAIN JAN. 16, 2008 TO REMAIN JUNE 16, 2008 TO REMAIN JUNE 8, 2007 TO REMAIN ENCUMBRANCES NO REC. DATE DOCUMENT TITLE 5 N,1)1 N/A WATER R!GH TS 21 NOV. 20, 2001 DOC. 200/-08761.JO. O.R. MEMORANDUM OF AGREEMENT REGARDING CON'lcYANCE OF EASEMENTS 22 NOV. I, 2002 .OOC 2002-0974684, O.R. TEMPORARY RIGHT OF ACCESS PERMIT 23 JAN. .Ji, 2007 DOC. 2001-0066979, O.R. PARKLAND AGREEMENT FOR THE ROBERTSON RANCH MASTER PLAN 24 JAN JI, 2007 ooc 2007-0066990, O.R. PARKLAND PURCHASE AGREEMENT 28 JUNE 14, 2007 DOC. 2007-04044/9, O.R. DEED RESTRICTION 29 DEC 19, 2007 DOC. 2007-018/J:02, O.R. NOT/Cl OF RESTRICTION ON REAL PROPERTY C~/~~T s 2710 Loker Ave. Civil Engineering 30 DEC. 19, 2007 DOC. 2007-078170.J, O.R. NOTICE OF RESTRICT/OIi Oil REAL PROPERTY Suite 100 Planning Carlsbad, Col0fornio 92010 Processing 32 DEC 21, 2007 DOC 2007-0786/69, O.R. 1,/E/,/ORANDU/,/ or MANAGEMENT AND FUND/NC AGREEMENT 760-931-7700 Surveying Fcnr: 760-9.31-B680 OdoyOQdoyconsultonts,com G: \101307\1007BT04.dwg Oct 15, 2013 11: 41om Xrefs: 1007bT; 1007AMAP; 1007WMAP; 1007an; 1007ATP01; 1007wstr; 0114T-PA14; 1007bgrd; 1007bmap; 1007butl; 1007csite; 10078S1R o' so' 200' 100 400' SCALE: 1" = 200' REVISED: OGT. 9, 20/J REVISED: AUil. 21, 20/3 DA TE OF PREPARATION: MAY JI, 2013 DESIGNED BY: A.M,, J,T. DATE: FEB. 2013 DRAWN BY: J.S. SCALE: 1· = ,200' PROJECT MGR.· G.O. -JOB NO.: 101307 ENGINEER OF WORK DATE: GEORGE O'OAY RCE: 32014 7 I_ L •--IMJll»#f!(l!!'l)</M --©2013 O'lkt C00'111wr,!!i, iru;, __ ... J.IL..il._.....,..!ILllllL.... -a<;-'l,,.._w«,-l.:_~ """""'-.,_u._.w~ r r CG N '1 -;:;~~ ~· L ~ , .. ,/<,.x'{,1~· / ~ ,,' I ) '.,~)..:,_ ~ , • < \ / IEf~. I • ~ . , jiI,{ ~/' A<ri;;'!~ ~\~ JM.//,/: "i·~ , , •, ., / , \ I I 1 '# ,, SE£ SHEET 12 ,z,,,,,., ......... """""'_,,.,.,,.;;,f -~~=~-:, f n~;.o::r ~•/ifXHf3U'<l/,UUXfnllNll'K --· ~,,,,&£:.......,.,...filUl1lL.. _..,_a__"°"'-~ -~-~ --- 7 S/l[ET 9 OF 2:J S/l!ETS CT !.J-O.J PllO f.J-06 HOP f.J-01 SllP f.J-02 HAIP 7 .J IJi, = '\,•~ .··.•·~ .,, -· 7 _J If~~~--'-:.:-: ';J/ !, ,(_,.~~;- ~·j~ . m w-·1#.J VCp7,T";<L ----";,,,- :,· ". SHEU II OF 2:5 SHEETS • CT 1J-03 :Y P/JO 1J-06 HOP 13-01 S/JP 1J-02 HMP ! f • St:CT/1)// l -l MlrlDJl:,ld . ;'.'.': !fill& q;iw,, __ ,..,_ .,(!)a~---,(l" ....... ,,!#;-1!1! __ _ -~- .Jr~~---::, ii .'11:., -""~""""~ -,,,.,._.,u,___ = ~ -~JOl!.l<!.wt];m.... ~-"'",...,_,,,..,..,~,..,,s_ ~""""'""'---·-"'""""""'..,_,."'~'--•-41-•"""""''"""""' ___ ,_,,,,_,_ .. '"/ f I . / .'! '~ :--· _.( ' Ll./t,/ ~\'Ol};)l'l',._.....,.., ... ..-a ..... 'Ell 12 OF 23 SH££TS CT 13-03 P/10 13-06 HOP 13-01 S/JP 13-02 HMP ,......,,.,,,,.,, ___ .,.,,..,..,._,,,,,_~,., . .,,._,,, .. ,.,_ ... _, ___ ,.,_,.,..,,.,..,.,""",.. __ .. 7 7 Sf:£ SHEET 15 "\'"'"'""" ............. """'"''~- "•lf< .~£ET 14 OF 2J SIIEETS "',,r--.:::-:•. · CT 13-03 t.'"' .;,_:J P/JO 13-05 HOP 13-01 S/JP 13-02 HMP ::: t lfQlfJC _...,J.IJJ._..,.,..n:s...ml.... -.-,_;.s.._,.,.,.,, ~ ~IS--~-~ _::...'=.I! ~ """""""'-,.._.,,.. -....t::...'=.::. iiiiiiitinir _,,.,,,., .... ____ ,.._,,., __ .,,.,..,.,,~...,,.,"'-'·"'"""'-•-..,,,.,_ _____ _ I ' I i I / I SECTION K-K J,:,.\'C· /•.,w Sll££T 15 OF 2J S/1£:t:TS CT 13-03 Pl/0 13-06 HOP 13-01 SI/P 13-02 HMP l\,l'l.\;.,.a'o·=""'·i, li!:"i.t;l'•«· = @~--11?.,_.. ®:r~-;J/IJ- ll:/m;lrl~~---r;-YND<Y ••~IFIS'JJ;tJHf,i,F.,,EtF#': --- -..,_AllJL_ om,...fUJl11--..,_a._,....,,~ ~"""---'!.!,_-~ ~---~:1rff" 7 -l .1,t-,'.~.J:.' • .. ; ; .' ,,,..,__ ~ .-C~r,,<..;, @$1/1'/!l:WMl!T_lfJI_ -®r::,:gr~-'""- (1'.')~~-,_.,,wx •"/JDIN/SIM:Mlb.f!'JIH:1'1£ --· -""~ -JQJ:W_ """"'"'...L\..._-...l!..::.L -~.M~ 7 _ _I 7 _J r 5£CUON J-J •= L ! SHEU 19 OF 2.1 5H£FlS CT IJ-03 Pl/0 13-0IJ HOP 13-01 Sl/P 13-02 HAIP ' I ~-- ~ ~ ~-~~ -11'\AL.cLL.!!i<'L...!l1..Zl!L... -r,,JIL...,._ = ~Jt.., c~tr--.---.llL-.... ..,~ -~.::ii e l~«IHn- ~ "'""""'_,_ ... ,~;,.i-_,,,,,.,,,,,,,.,,.,, __ ,"1>NV;,_ .. N.....,~•••1•,,,,,,.,,.,,~-·-·----•-•!Pl-<- . -· 18 u --~-· 17 u 16 l, 15 l, 14 13 u 12 -~-- 11 V 10 u- 9 --- 8 u-.. 7 \ I 6 l, 5 9+34 .. : ... • I I .. -- I I I - .. . I . ' ! ' i I I I : I .. ! ! • . ! : I i ,- i ...... I -i i I i ~ ~ "' ~ ~ --··-·· '-<· •-"-"~-· .. r--- - 10+00 ©2013 O'Day Consultants, Inc. I : I i ! i : ~------ .. ' I I . .... .. . . --- . ... ·-·"· . ; I • '.---·-! i ' i .. i I ! iii I ' ~ i ~ J::: I , I -,1 ' """' !·-··-l I ,;;--. ... 1.6 I -I i I\ I ' \ ! --L --. - 11+00 I ' ! . i ! ' I I I I . I .. -· I ! .. ,_,,_ I i ' ' ! . I I .. .. ' ---·--.. ' I I I I I i ' . ~----------••-w= 1--- ! I I : i i .. STA.;--i PVI 121 '!'5.00 .. aw. I • . 40{l00' -. "'" . . ! I i I ! . ... :-,,.--,~~" I • i : ' ,,.? .... ... i ,,,.-,:,- ' ./ ,. /y ! I // / ✓ ..,.,.....! / . I ~ /?<1 . : --, /"" ---~----~ "-< ~! /./ ""'-L--"""' [ /, "'-. / .. i __ _j -{s.a~,.,,,,. ,- I __ ,,_ -I I ~ i r' i I ! ' • I ' ::;t-'· ~ I -=-I --l -- . i I I 12+00 ! 13+00 14+00 I i I : : I i I ' I ' ' .. ! l ' -------------··· ---· -· -.. . ':itl/:. __ p _fl.ff;__ '9,50 .. ----· I 250.00' ~ . -' -,• r :---- / • ' ' I / / I , / ... -----.. . .. I /'' , . ---------I / , ,r I / ./ _,,,,,,-- • / i <., / / ./ ' . ----A -I "" I // -.. I ✓::-;;:l ,,. ',,_ J; "' /,,,,. 7 !"I ' ··-· ... ----,... .. -----.... .,., ~ V //. .. ·····--I /. I ' . / r·• I i '. --•w•••~•••~ • ' / . ' i ,..., i ,~Y I I ! ~ I -. / I I . ;:;: ~ / "' / -; / / I V I/ .,," ' i / .,, ,,.,. I , / ! ' / A I I I / i • ' I i . ' / ; ' I I I ' I . -m•• ... . • / . i 7'--I : ; I ' I ! 15+00 16+00 17+00 18+00 ROBERTSON ROAO -CONNECTION TO TAMARACK AVE. SCALE: HORIZ 1" = 40' VERT 1" = 8' G:\101307\1007BT20.dwg Oct 08, 2013 5:02pm Xrefs: 1007bT . - ~ ; ~ fQ '!>! -S: : ' j I ' ! ' -' I / ' / ··--· •· i , / L,-, / I ! ! I/ I i / I / : , i I ' I / • / I I ----·-7 I ' I ! 7 I .. i I -.... ··~--·- ! -----· . I / E ... . I / i ~ r ~ ~ / , I :i~ I .,.,,•"""~ i ·-: i I It., ~ ' I ~ "" : --"i -· --. . s.1; Pl ELEV: !-15.80 .!'.\L 'f00.00' i,f':' ' ---------1------· I . ... -·····-- ' ...... : : ! l ' i ··--~-· . ' I ! . 19+00 20+00 C~/~T s 2710 Loker Ave. Civil Engineering Suite 100 Planning Carlsbad, Califomia 92010 Processing 760-931-7700 Surveying Fax: 760-931-8680 Odcy@Odoyconsultonts.com SHEET 20 OF 23 SHEETS CT 13-0. i.J PUD 13-0 6 HOP 13-0 1 SUP 13-0 '2 HMP ' : I i . i 1 60 i ! -····---·-: ! I 1 50 ! : i . : ' 40 l!.'. ~ 1 ~ s;:; ~ . . ... "' . ··-•---•M --~---~-------~-- 1 30 . . ----- .. 1 20 : i ' 1 10 1 00 .. 0 -J 0 -~ ' i i --·-----.- 7 0 ' /' ~ 0 - l ' 5 . 21+00 0 22+00 REVISEIJ: OCT. 9, 2013 REV/SEO: AUG. 21, 2013 0A lE OF PREPARA ll0N: MAY 31, 2013 DESIGNED BY: A.M., J,T, DATE: FEB. 2013 DRAWN BY: J.S. SCALE: 1· = 20' PROJECT MGR.· G.O. JOB NO.: 101307 ENGINEER OF WORK DATE: GEORGE O'DAY RCE: 32014 7 ,, i,~ <:!. \. '·•\. t I I I I I I I I I I I I . ·, • I • J • • I ' \ \ >'\' • •. ·'~····/ .... ,. \ \ . \ \:'t• J \ \ \\, . '. \\\ ' \\ '\ \ . \ \ \ \ ' \ ·"-------~~L..l~ ~,::.,~-,:~•· .. --_,,__-f..' -I ', •• : I I J I . _ __f_ I I J I I ©2013 O'Day Consultants, Inc. • INTERS~ f/ON I I I I J I I I ' I I I I I ROBERTSON RO. SEE SHEET 14 ' I 11 . J 17• r , , .. · .. 7' • . SEE SHEET 14 I I I I I I I I I I I TYPE II lRAFRC CIRCLE 1 PER DETAIL ON SHEET 3 I f. • I I I I I I I I I I I I I I I I TYPE II lRAFRC C/RC/£ PER OETAIL ON SHEET .J I • I "" I ~ ~ I ,_ " I I • " ; .. I •I I I . I I ' ' I I I I I I I I I I I I I I I I I ,.--.. -J _/ • J / I ' I I I I I I I I 4 J I • I I I I I J ' • .. ~ ./ J >· 10 . O' ., . J ' . • > J • I I I I I I I I I I I I I I I I I I I I I I I I I I I I I i I I I .101 I I I I I I I I -------------\ \ \ . )·/ '; • ,'. I 1 • • \ \ I S \ \. ~ \ . ~ n CIJL-0£-SAC £0/NBIJRGH OR . SEE SHEET 6 I ,, q JI ~ ,, l ~, ti ,, ;:i:: ,, ,, S3 I I I I ~ I I I I ~ I I I I ......_ I I I I JO' I I I I I I I I I I I I I I I I I I I I I I I _,_ I -/-- J • J ------ INTERSECTION -GAGE OR. ANO WEST RANCH ST. SEE SHEET 11 I I I I I I I I • • • . • • INTERSECTION 4 ... , TRUCK TURNING RADII -404.SF SCALE: 1• = 20' G:\101307\1007BT21.dwg Oct 08, 2013 1:46pm I I SHEET 21 OF 23 SHEETS I •• • 17' • CT 13-03 PUO 13-06 HOP 13-01 SUP 13-02 HMP o' 5' 20' .., __ 10' 40' SCALE: 1" ~ 20' -------- • TYPE I lRAFRC CIRC/£ PER DETAIL ON SHEET 3 ------ " I , r ,; A I I ·". '., • I I • GLASGOW OR. ANO LA PAZ CT. SEE SHEET 14 C~/~T s 2710 Loker Ave. Civil Engineefing Suite 100 Planning Carlsbad, Co!ifomio 92010 Processing 760-931-7700 Surveying Fox: 760-931-8680 Odoy@O<loyconsultonts.com I I REIIISEO: OCT. 9, 2013 REVISED: AUG. 21, 2013 OA TE OF PREPARA llON: MAY Jf, 201.J DESIGNED BY: A.M., J.T. DATE: FEB. 2013 DRAWN BY: J.S. SCALE: 111;! = 20' PROJECT MGR.· G.O. JOB NO.: 101307 ENGINEER OF WORK DATE: GEORGE O'DAY RCE: 32014 Xrefs: 1007bT; 1007ATP01; 1007bmap; 1007WMAP; 10078Str; 1007wstr; 0114T-PA14; 1007WUTL; 1007wgrd; 1007bstr-truckturn (., . J Q 0 Cl '< 0 0 ::: : , C/ l C: ,- , - Cl ::: : , ,- + UJ ::: : , (" ) U) 0 ~ f; l -, II 0, o_ o. V, 0 cr , o_ _J \ o' --30' SCALE: 1" 60' I = 60' / ©2013 O'Doy Consultants, Inc. ,C, ' ~:,, ~// . -· ---~-~---- -' '"'-Jo-, .--, , ----- ,~-i"\, ..... , •• \ \ • • /, ·;;,j ~ ic-•• • ',,,··.·•1·f· .. ··.:,;~~••· ..... , .. •l1;I) r ---, -.... •• :.\1\ : /". /./} I " i, 1,, ), .J /'.:)::!i/ J,,/~ \ii / f. l/,: ::;) ·,.!4. \, ~ ,1 ;: , //,. ' 11i. "..;: ,·i I;,;;'( Ir' .!·---;; ;s::,.i ;1·:.· j iii 'I. G, \101307\1007BT23.dwg Oct 08, 2013 1155pm Xrefs, 1007WMAP; 1007AMAP; 1007ATP01; 10078T; 1007outl7 II I F o· c-30' SCALE: 1" 60' I = 60' SHEET 23 OF 23 SHEETS 13-03 13-06 13-01 13-02 o' f.i-301 SCALE: 1" EL CAMINO REAL PHASE 2 DATE: 60' I = 60' RCE: 32014 ---, I I