HomeMy WebLinkAboutCT 99-04; Villages of La Costa Oaks & Ridge; Tentative Map (CT) (7)Carlsbad Planning Department
A REPORT TO THE PLANNING COMMISSION
Item No.
P.C. AGENDA OF: September 5, 2001
Application submittal date:
Project Planner:
Project Engineer:
February 13, 1998
Don Neu
Clyde Wickham
Glen Van Peski
SUBJECT: EIR 98-07/GPA 98-01/MP 149(QVMP 98-01/LFMP 10/LFMP 11(B)/CT 99-
03/HDP 99-01/SUP 01-04/SUP 99-01/CT 99-04/PUD 01-08/HDP 99-02/SUP 01-
03 - VILLAGES OF LA COSTA - Request for a recommendation of approval for
the certification of a Program Environmental Impact Report, and approval of
Candidate Findings of Fact, Statement of Overriding Considerations, Mitigation
Monitoring and Reporting Program; General Plan Amendment; La Costa Master
Plan Amendment; Villages of La Costa Master Plan; Zone 10 Local Facilities
Management Plan; Zone 11 Local Facilities Management Plan Amendment;
Master Tentative Map, Hillside Development Permit, El Camino Real Scenic
Corridor Special Use Permit, and a Floodplain Special Use Permit for The
Greens Village; Master Tentative Map, Planned Unit Development Permit,
Hillside Development Permit, and Floodplain Special Use Permit for The Ridge
and Oaks Villages; and Street Right-of-way Vacations. Proposed land uses
include 2,390 dwelling units of various product types and lot sizes, a 7.9 acre
business park, two community facilities sites, a community park site, an
elementary school site and the preservation of 834.9 acres (45%) of the 1,866.4
acre project site as HCP open space, and an additional 68.4 acres as non-HCP
open space. The project is located in the southeastern quadrant of the City of
Carlsbad, within Local Facilities Management Zones 10 and 11. The Greens
(Zone 10) portion of the project site is generally located approximately 2,500 feet
south of Palomar Airport Road, east of El Camino Real, north of Alga Road, and
west of Unicornio Street. The Ridge and Oaks (Zone 11) portion of the project
site is located north and east of La Costa Avenue, south of Alga Road, east of El
Fuerte Street, and straddles portions of Rancho Santa Fe Road.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 5010
RECOMMENDING CERTIFICATION of EIR 98-07 and RECOMMENDING APPROVAL of the
Candidate Findings of Fact, Statement of Overriding Considerations, and Mitigation Monitoring
and Reporting Program, ADOPT Planning Commission Resolutions No. 5011, 5012, 5013,
5014, 5015, 5016, 5017, 5018, 5019, and 5020, RECOMMENDING APPROVAL of GPA 98-01,
MP 149(Q), MP 98-01, LFMP 10, LFMP 11(B), CT 99-03, HDP 99-01, CT 99-04, PUD 01-08,
and HDP 99-02, ADOPT Planning Commission Resolutions No. 5021, 5022, and 5023,
APPROVING SUP 01-04, SUP 99-01, and SUP 01-03, based on the findings and subject to the
conditions contained therein.
II. BACKGROUND
The materials for this item were distributed with the packet for the August 29, 2001 meeting.
e City of Carlsbad Planning Departme
A REPORT TO THE PLANNING COMMISSION
Item No.
P.C. AGENDA OF: August 29, 2001
Application submittal date: February 13, 1998
Project Planner: Don Neu
Project Engineer: Clyde Wickham
Glen Van Peski
SUBJECT: EIR 98-07/GPA 98-01/MP 149(QVMP 98-01/LFMP 10/LFMP llfBVCT 99-
03/HDP 99-01/SUP 01-04/SUP 99-01/CT 99-04/PUD 01-08/HDP 99-02/SUP
01-03 - VILLAGES OF LA COSTA - Request for a recommendation of
approval for the certification of a Program Environmental Impact Report, and
approval of Candidate Findings of Fact, Statement of Overriding Considerations,
Mitigation Monitoring and Reporting Program; General Plan Amendment; La
Costa Master Plan Amendment; Villages of La Costa Master Plan; Zone 10 Local
Facilities Management Plan; Zone 11 Local Facilities Management Plan
Amendment; Master Tentative Map, Hillside Development Permit, El Camino
Real Scenic Corridor Special Use Permit, and a Floodplain Special Use Permit
for The Greens Village; Master Tentative Map, Planned Unit Development
Permit, Hillside Development Permit, and Floodplain Special Use Permit for The
Ridge and Oaks Villages; and Street Right-of-way Vacations. Proposed land uses
include 2,390 dwelling units of various product types and lot sizes, a 7.9 acre
business park, two community facilities sites, a community park site, an
elementary school site and the preservation of 834.9 acres (45%) of the 1,866.4
acre project site as HCP open space, and an additional 68.4 acres as non-HCP
open space. The project is located in the southeastern quadrant of the City of
Carlsbad, within Local Facilities Management Zones 10 and 11. The Greens
(Zone 10) portion of the project site is generally located approximately 2,500 feet
south of Palomar Airport Road, east of El Camino Real, north of Alga Road, and
west of Unicornio Street. The Ridge and Oaks (Zone 11) portion of the project
site is located north and east of La Costa Avenue, south of Alga Road, east of El
Fuerte Street, and straddles portions of Rancho Santa Fe Road.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 5010
RECOMMENDING CERTIFICATION of EIR 98-07 and RECOMMENDING
APPROVAL of the Candidate Findings of Fact, Statement of Overriding Considerations, and
Mitigation Monitoring and Reporting Program, ADOPT Planning Commission Resolutions No.
5011, 5012, 5013, 5014, 5015, 5016, 5017, 5018, 5019, and 5020, RECOMMENDING
APPROVAL of GPA 98-01, MP 149(Q), MP 98-01, LFMP 10, LFMP 11(B), CT 99-03, HDP
99-01, CT 99-04, PUD 01-08, and HDP 99-02, ADOPT Planning Commission Resolutions No.
5021, 5022, and 5023, APPROVING SUP 01-04, SUP 99-01, and SUP 01-03, based on the
findings and subject to the conditions contained therein.
EIR 98-07/GPA 98-01/MHr49(Q)/MP 98-01/LFMP 10/LFMP 11(WCT 99-03/HDP 99-01, SUP
01-04/SUP 99-01/CT 99-04/PUD 01-08/HDP 99-02/SUP 01-03 - VILLAGES OF LA COSTA
August 29, 2001
Page 2
II. INTRODUCTION
The project area consists of 1,866.4 acres located within the southeast quadrant of the city within
Local Facilities Management Zones 10 and 11. On June 7, 1995 the Section 10(a)
Implementation Agreement and Habitat Conservation Plan/Ongoing Multi-Species Plan
(HCP/OMSP) among the U.S. Fish and Wildlife Service (USFWS), the City of Carlsbad, the
California Department of Fish and Game, the Villages of La Costa prior land owner, and other
conservation groups became effective. The HCP/OMSP covers the entire Villages of La Costa
Master Plan area and established areas of the property to remain as conserved habitat and areas
that could be developed. The goal of the HCP/OMSP is to preserve habitats within the City in a
mix and configuration that will ensure the persistence, diversity, and species richness of natural
communities within the city and region over time. It is within this context that the proposed
Villages of La Costa Master Plan and other related development applications were designed.
Proposed land uses include 2,390 dwelling units of various product types and lot sizes, a 7.9 acre
business park, two community facilities sites, a community park site, an elementary school site
and the preservation of 834.9 acres (45%) of the 1,866.4 acre project site as HCP open space,
and an additional 68.4 acres as non-HCP open space.
The Proposed Project includes the following discretionary actions: 1) a General Plan
Amendment; 2) an amendment to the existing La Costa Master Plan (MP 149 (O)) to remove the
project area; 3) the adoption of a new master plan for the property entitled the Villages of La
Costa Master Plan (2000) that creates three Villages named The Greens, The Ridge and The
Oaks; 4) a Local Facilities Management Plan for Zone 10; 5) a Local Facilities Management
Plan Amendment for Zone 11; 6) two Master Tentative Maps; 7) Hillside Development Permits;
8) Special Use Permits; 9) a Planned Unit Development Permit; 10) Street Right-of-Way
Vacations; and 10) Certification of a Program Environmental Impact Report prepared pursuant to
the California Environmental Quality Act (CEQA) and approval of Candidate Findings of Fact, a
Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program. A
detailed description of the discretionary actions is included in the PROJECT DESCRIPTION
section of this report.
The proposed project actions are in compliance with all applicable plans, ordinances, standards
and policies.
HI. PROJECT DESCRIPTION AND BACKGROUND
The Villages of La Costa Master Plan provides for a variety of land uses. A maximum of 1,796
single-family dwelling units are planned for within 27 single-family home neighborhoods.
Minimum lot sizes within these Neighborhoods range from 4,500 square feet to 11,000 square
feet. Lot sizes have been selected for compatibility with existing single-family neighborhoods
located adjacent to the Master Plan area as well as to provide a range of housing opportunities.
Six multiple family housing neighborhoods are provided by the master plan and will allow for a
maximum of 594 dwelling units. Four of these six neighborhoods provide for townhomes or
single-family detached units on lots with a minimum area of 3,500 square feet. The other two
multiple family housing neighborhoods provide for a total of 351 apartments. A total of 2,390
dwelling units are proposed for the project.
EIR 98-07/GPA 98-01/MpW9(Q)/MP 98-01/LFMP 10/LFMP ll(IJrCT 99-03/HDP 99-01/SUP
01-04/SUP 99-01/CT 99-04/PUD 01-08/HDP 99-02/SUP 01-03 - VILLAGES OF LA COSTA
August 29, 2001
Page 3
Preservation and enhancement of Open Space is an important aspect of this Master Plan. Areas
proposed to be designated Open Space by the General Plan constitute approximately 892 acres or
48% of the Master Plan area. The Master Plan includes open space for the preservation of
natural resources (HCP/OMSP) and open space for outdoor recreation. The proposed Alga Norte
Community Park site is located within the northwest area of the Master Plan. Related to the
provision of outdoor open space and recreation areas is the pedestrian system of the master plan.
Included within the master plan is a pedestrian circulation network that incorporates sidewalks,
local trails, and city-wide trails within each of the villages.
A single Planned Industrial site is provided in the extreme northwest comer of The Greens
Village adjacent to El Camino Real. The Planned Industrial site is approximately 7.9 gross acres
in area and will allow for research and development, light manufacturing, warehousing, storage,
business and professional offices, and utility uses. This proposed use is compatible with the
Planned Industrial uses existing adjacent to the west in addition to those being planned to the
north.
Two Community Facilities areas are designated in the master plan. The first is a 7.9 gross acre
area planned for La Costa Greens adjacent to the east side of El Camino Real in the area of the
Camino Vida Roble intersection. The second community facilities area is 6.6 gross acres in the
area planned for La Costa Oaks adjacent to the east side of Rancho Santa Fe Road north of the
future Questhaven Road (San Elijo Hills Road) intersection. The community facilities sites are
intended to meet some social/human service needs and could include uses such as day care,
worship, youth and senior citizen activities.
The Master Plan identifies one elementary school site and one alternative elementary school site
within La Costa Greens and the Carlsbad Unified School District. The primary school site is
located immediately north of the Community Park on the west side of future Alicante Road. An
alternative school site is located to the east of Alicante Road and north of Poinsettia Lane. The
alternative site is provided in the event the City determines that the entire Alga Norte Site
Irrevocable Offer of Dedication is needed for park purposes. On August 7, 2001 the City
Council directed staff to initiate actions to acquire 32.9 acres of park land via an Irrevocable
Offer of Dedication established by the 1996 Parks Agreement.
Two additional possible permanent sites for Fire Station 6 are provided for in the master plan.
Both sites in addition to the City owned site are also evaluated in the Program EIR. At this time
the City has not committed to acquiring either of the sites for the permanent location of Fire
Station 6. The temporary Fire Station 6 is located at 3131 Levante Street southwest of the
intersection of Rancho Santa Fe Road and La Costa Avenue.
Construction of or improvements to several General Plan Circulation Element Roadways are
included as part of the overall development. As part of the project Poinsettia Lane east of El
Camino Real will be built. The outside lanes, median improvements, curb, gutter and sidewalks
along Rancho Santa Fe will also be constructed. Melrose Drive south of Rancho Santa Fe Road
is also a General Plan Circulation Element Road to be constructed as a part of the Villages of La
Costa project. Improvements to Alga Road and El Camino Real along the project's frontage are
also planned.
,EIR 98-07/GPA 98-01/MW49(Q)/MP 98-01/LFMP 10/LFMP 11§|7CT 99-03/HDP 99-01/SUP
01-04/SUP 99-01/CT 99-04/PUD 01-08/HDP 99-02/SUP 01-03 - VILLAGES OF LA COSTA
August 29, 2001
Page 4
Morrow Development is requesting approval of a number of discretionary actions to permit the
development of the proposed Villages of La Costa Project. The following is a list of the
approvals requested:
1) General Plan Amendment. The proposed General Plan Amendment is to designate the
conservation areas established by the HCP/OMSP as open space and to move the
allowable residential dwelling units designated for the HCP/OMSP's "Conserved Habitat
Area" into other areas designated as the "Impact Areas". The exhibit attached to the
Planning Commission Resolution for the General Plan Amendment shows the proposed
changes graphically. A graphic showing the existing and proposed General Plan Land
Use Designations is also provided on page 3-3 of the Program EIR. The General Plan
Amendment would also change the open space boundary on the General Plan's Open
Space and Conservation Map to conform to the adopted HCP/OMSP, and would remove
the Secondary Arterial designation of La Costa Avenue, east of Camino de los Coches on
the General Plan's Circulation Map.
The amendment to the General Plan Land Use Map is as follows:
Existing General Plan Land Use Designations:
Residential Low Density (RL)
Residential Low-Medium Density (RLM)
Residential Medium Density (RM)
Elementary School (E)
Open Space (OS)
Proposed General Plan Land Use Designations:
Residential Low-Medium Density (RLM)
Residential Medium Density (RM)
Residential Medium-High Density (RMH)
Planned Industrial (PI)
Community Facility (CF)
Elementary School (E)
Open Space (OS)
2) La Costa Master Plan Amendment. An amendment to the existing La Costa Master Plan
is proposed to remove the Northwest Area and the Southeast Area (including the
Rancheros) from the plan. The original plan was adopted by the City in 1972 and has
undergone several amendments ("A" through "O") since that time. In 1990 Amendment
(0) to Master Plan 149 was prepared and adopted for the Southwest Area, Arroyo La
Costa, and subsequently developed as "La Costa Valley". At the time of approval of the
most recent amendment, the City directed that a revised master plan also be prepared for
the remaining two future development areas.
3) Villages of La Costa Master Plan. The Villages of La Costa Master Plan will apply to the
two future development areas of Master Plan 149(O). These two remaining areas are
proposed to be removed from existing Master Plan 149 and be renamed and configured
for development into three distinct planning villages with modified land use designations.
l/M?lREIR 98-07/GPA 98-01/MT*Pl9(Q)/MP 98-01/LFMP 10/LFMP llflJPCT 99-03/HDP 99-01/SUP
01-04/SUP 99-01/CT 99-04/PUD 01-08/HDP 99-02/SUP 01-03 - VILLAGES OF LA COSTA
August 29, 2001
Page 5
(A.) The Northwest Area has been renamed La Costa Greens and consists of 660.7 gross
acres and a maximum of 1,038 dwelling units. Also included in La Costa Greens are an
elementary school site, public park site, community facilities site, and a 7.9-acre business
park. (B.) The northern portion of The Southeast Area, formerly known as The
Rancheros has been renamed La Costa Ridge and consists of 493.1 acres with a
maximum of 320 dwelling units. (C.) The southern portion of The Southeast Area has
been renamed La Costa Oaks and consists of 712.6 acres with a maximum of 1,032
dwelling units. A community facilities site will also be located in The Oaks. The total
number of dwelling units for the three villages is a maximum of 2,390 units on 1,866.4
acres. Approval of the Master Plan will establish the character and intensity of land use
and development standards for the proposed project. The project area is presently zoned
Planned Community and Chapter 21.38 requires the adoption of a master plan to guide
future development.
4) Zone 10 Local Facilities Management Plan. The Growth Management Program, Title 21,
Chapter 21.90 of the Carlsbad Municipal Code requires that each facilities zone have an
adopted zone plan. The new Zone 10 Plan describes all public facilities requirements and
sets forth the timing of installation and financing for all public facilities within La Costa
Greens.
5) Zone 11 Local Facilities Management Plan Amendment. The proposed amendment to
the existing plan is necessary to address the revised land use designations. The Local
Facilities Management Plan has been updated to be consistent with the Land Uses
proposed in the La Costa Ridge and La Costa Oaks as well as to update the plan to reflect
development that has occurred within the zone. The amended Zone 11 Plan describes all
public facilities requirements and sets forth the timing of installation and financing for all
public facilities.
6) Master Tentative Tract Map for the Greens. A Master Tentative Tract Map is proposed
for The Greens Village. The map proposes subdividing the area into separate lots to
create the open space areas and neighborhood development area boundaries. Also
included is mass grading of the development areas in addition to major infrastructure
improvements such as circulation element roads, utilities and drainage improvements.
Recordation of the map and construction of improvements are planned to be completed in
phases identified on the map. Development of neighborhoods where individual units
would be sold will require further subdivision.
7) Hillside Development Permit for La Costa Greens. Proposed grading of The Greens must
be in conformance with the Hillside Development Regulations. The purpose of this
permit is to review the proposed grading for conformance with the regulations.
8) El Camino Real Scenic Corridor Special Use Permit for La Costa Greens. El Camino
Real has been designated as a scenic corridor and has an adopted set of standards that
applies to property within certain distances of this roadway. The Special Use Permit is
necessary to determine if the proposal is in conformance with the El Camino Real
Corridor Development Standards.
9) Floodplain Special Use Permit for La Costa Greens. A Floodplain Special Use Permit is
required before construction or development begins within any area of special flood
hazards, flood-related erosion hazards or mudslide areas, as established in Section
21.110.070 of the Municipal Code. The permit is required as grading is proposed within
the 100-year floodplain as mapped by the Federal Emergency Management Agency
(FEMA).
1/MTOS.EIR 98-07/GPA 98-01/MTO9(Q)/MP 98-01/LFMP 10/LFMP 11(WCT 99-03/HDP 99-0I/SUP
01-04/SUP 99-01/CT 99-04/PUD 01-08/HDP 99-02/SUP 01-03 - VILLAGES OF LA COSTA
August 29, 2001
Page 6
10) Master Tentative Map for The Ridge & The Oaks. A single Master Tentative Tract Map
is proposed for The Ridge and Oaks Villages. The map proposes subdividing the area
into separate lots to create the open space areas and neighborhood development area
boundaries. In addition, the map includes subdividing into residential lots Neighbor-
hoods 3.8 and 3.9 of The Oaks. Also included is mass grading of the development areas
and finish grading of the Neighborhood 3.8 and 3.9 lots in addition to major
infrastructure improvements such as circulation element roads, utilities and drainage
improvements. Recordation of the map and construction of improvements are planned to
be completed in phases identified on the map. Development of the remaining
neighborhoods where individual units would be sold will require further subdivision.
11) Hillside Development Permit for The Ridge & The Oaks. Proposed grading of The
Ridge and The Oaks must be in conformance with the Hillside Development Regulations.
The purpose of this permit is to review the proposed grading for conformance with the
regulations. Because both villages are included on a single master tentative map that
includes the proposed grading a single Hillside Development Permit is used to analyze
the proposed grading.
12)Floodplain Special Use Permit for The Ridge & The Oaks. A Floodplain Special Use
Permit'is required before construction or development begins within any area of special
flood hazards, flood-related erosion hazards or mudslide areas, as established in Section
21.110.070 of the Municipal Code. The permit is required as grading is proposed within
the 100-year floodplain as mapped by the Federal Emergency Management Agency
(FEMA).
13) Street Right-of-Way Vacations. Several existing street right-of-way reservations within
the project area would be vacated and relocated.
14) Certification of the Environmental Impact Report. A Program Environmental Impact
Report (EIR) was prepared for the project. The Program EIR includes an analysis of
potential environmental impacts associated with the following issue areas:
- Land Use & Community Character - Noise
- Landform Alteration - Air Quality
- Visual Quality & Aesthetics - Geology/Soils
- Biological Resources - Hydrology, Water Quality & Drainage
- Archaeological Resources - Public Facilities & Services
- Paleontological Resources - Human Health and Safety Hazards
- Transportation - Population and Housing
Additional sections required by CEQA are also included in the Program EIR.
General Plan, Zoning & Existing Land Use for Adjacent Properties
The following tables provide the General Plan Land Use Designation, Zoning designation, and
existing land use for property adjacent to each of the three villages.
EIR 98-07/GPA 98-01/M^9(Q)/MP 98-01/LFMP 10/LFMP llCT 99-03/HDP 99-01.'SUP
01-04/SUP 99-01/CT 99-04/PUD 01-08/HDP 99-02/SUP 01-03 - VILLAGES OF LA COSTA
August 29, 2001
Page?
Table 1 - La Costa Greens Adjacent Land Uses and Applicable Designations
North
South
East
West
General Plan
OS, RLM, RL
RMH, RM, RLM, OS
RM, RLM, OS
PI, RM, RMH, RLM,
C
Zoning
L-C
RD-M, R-l, R-l-
10000, RD-M-5000
L-C, P-C, OS, R-l
P-M, RD-M, L-C, E-
A, RD-M-Q, C-l-Q
Existing Land Use
Agriculture & Open
Space
Condominums, Single
Family - Detached
Agriculture, Open
Space, Single Family-
Detached
Business Park, Multi-
Family Residential,
Condominums,
Office-Retail
Table 2- La Costa Ridge Adjacent land Uses and Applicable Designations
North
South
East
West
General Plan
RMH,RM
RMH, RLM
RM, U, OS
RMH, RM, E, RLM,
OS,RL
Zoning
RD-M, RD-M-Q
P-C
RD-M-Q, P-U, P-C
RD-M, R-2, OS, R-l,
R-l-15000
Existing Land Use
Condominums, Single
Family-Detached
Condominiums,
Single Family-
Detached
Single Family -
Detached,
Meadowlark
Wastewater
Treatment Facility
Condominums,
Duplexes, Elementary
School, Open Space,
Single Family-
Detached
Table 3 - La Costa Oaks Adjacent Land Uses and Applicable Designations
North
South
General Plan
OS,U
RLM,RL
Zoning
OS, P-U
P-C, R-l -40000
Existing Land Use
Open Space,
Meadowlark
Wastewater
Treatment Facility
Single Family-
Detached, Vacant
,EIR 98-07/GPA 98-01/MPR9(Q)/MP 98-01/LFMP 10/LFMP 11(WCT 99-03/HDP 99-0I/SUP
01-04/SUP 99-01/CT 99-04/PUD 01-08/HDP 99-02/SUP 01-03 - VILLAGES OF LA COSTA
August 29, 2001
PageS
Table 3 - La Costa Oaks Adjacent Land Uses and Applicable Designations
East
West
RL, City of San
Marcos - Industrial,
Multifamily, OS
General Plan
RLM
R- 1-40000, SP (City
of San Marcos), LD
(City ofEncinitas)
Zoning
P-C
Vacant, Single
Family-Detached
Existing Land Use
Single Family-
Detached
Site Description
The existing physical characteristics of each of the three villages will be described separately.
The project site is primarily undeveloped and unimproved with the exception of several water
tanks, access roads and paths, a ranch house and various public utilities. The Greens surrounds a
portion of the La Costa Resort and Golf Course, but the golf course is not a part of the project
site.
The Greens encompasses approximately 660.7 acres located generally northeast of the
intersection of Alga Road and El Camino Real. Topgraphically, The Greens is dominated by a
north-south draining valley. The majority of The Greens is characterized by moderately sloping
hillside terrain. Elevations range from 80 feet above mean sea level (AMSL) at the golf course
boundary to 400 feet AMSL at one point along the eastern border. Thirteen habitat types occur
on this area of the property with no one type covering more than 38 percent of the area. The
most prominent vegetative communities within The Greens includes Diegan coastal sage scrub,
southern maritime chaparral and non-native grasslands. A ranch house and several out-buildings
are located east of the offsite golf course and a number of dirt roads cross the site. Numerous
public utilities, a sewer pump station and SDG&E transmission lines are located on the property.
The Ridge includes approximately 493.1 acres generally located southeast of El Fuerte Street and
Alga Road and northwest of San Marcos Creek. The northern portion of the site is dominated by
a single, roughly dome-shaped hill. South of this landform, the terrain consists of northeast-
southwest trending ridgelines separated by southward draining canyons. Elevations within The
Ridge range from 80 feet AMSL in the bed of San Marcos Creek to about 725 feet AMSL near
an existing water reservoir in the north-central portion of the village. San Marcos Creek flows
along the southerly boundary of The Ridge and contains a waterfall feature, commonly referred
to as Box Canyon. Existing vegetation within the village consists primarily of coastal sage
scrub, with the remainder consisting of southern mixed chaparral and disturbed habitat. Existing
improvements within The Ridge include the Meadowlark Wastewater Treatment Plant within the
eastern portion in addition to a public water tank located near the northern area. A dirt access
road from Alga Road extends south to the water tank. A buried water line extends westward
from the tank to El Fuerte Street. An SDG&E transmission line within a 200- foot easement
crosses the southern part of the site. Several other dirt roads and old fence lines are present on
The Ridge.
The Oaks encompasses approximately 712.6 acres of largely undeveloped land located on both
sides of Rancho Santa Fe Road. Topographically, the area is characterized by irregular ridge-
and-canyon terrain. A tributary to Encinitas Creek is located along the southern boundary.
1/M^RlEIR 98-07/GPA 98-01/Ml9(Q)/MP 98-01/LFMP 10/LFMP llci 99-03/HDP 99-01/SUP
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Elevations range from a high of approximately 990 AMSL along the east-central property
boundary to a low of approximately 285 AMSL along San Marcos Creek at the northwest
boundary with The Ridge. Existing vegetation is similar to The Ridge and primarily consists of
coastal sage scrub, southern mixed chaparral and disturbed habitat. The Stanley Mahr Reservoir
(La Costa Dam), and the Denk Reservoir (steel water tank) are located on parcels that are not
part of the project. Buried water lines, SDG&E transmission towers, access roads and remnants
of at least two generations of mining activity with associated excavations and waste-fill are
present on-site.
Prior Actions on the Site
The project site is currently subject to the requirements of the La Costa Master Plan (MP
149(O)). Master Plan 149 was adopted by the City in 1972 and has been amended several times
since its initial adoption with the most recent amendment occurring in 1990. At the time
Amendment "O" was approved, the City directed that a revised master plan be prepared for the
remaining two future development areas. Amendment "P" was submitted for the La Costa Town
Center project on August 31, 1993 but was withdrawn on January 12, 1996. The amendment was
related to a proposal to change a portion of the site referred to as M.A.G. Properties from
residential and open space to commercial and office. More detail regarding the La Costa Master
Plan is provided in the section of this report where amendment 149(Q) is analyzed.
Applicable Regulations
The proposed project is subject to the following plans, ordinances, standards and policies:
*> Environmental Protection Procedures (Title 19) and the California Environmental
Quality Act (CEQA)
General Plan
Habitat Conservation Plan/Ongoing Multi-Species Plan dated June 1995
La Costa Master Plan (MP 149(Q))
Planned Community (P-C) Zone, Chapter 21.38 of the Municipal Code
Growth Management, Chapter 21.90 of the Municipal Code
Subdivision Ordinance, Title 20 of the Municipal Code
Planned Development Ordinance, Chapter 21.45 of the Municipal Code
Hillside Development Regulations, Chapter 21.95 of the Municipal Code
El Camino Real Corridor Development Standards
Floodplain Management Regulations, Chapter 21.110 of the Municipal Code.
Streets and Highways Code Section 2381, 8300 - 8363 and Government Code
Section 65402 (a)
IV. ANALYSIS
The recommendation of approval for this project was developed by analyzing the project's
consistency with the applicable policies and regulations listed above. The following analysis
section discusses compliance with each of these applicable regulations/policies utilizing both text
and tables. The format follows the discretionary actions being requested to permit the
development of the Villages of La Costa Project.
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A. GENERAL PLAN AMENDMENT - GPA 98-01
The existing General Plan (September 6, 1994) is not consistent with the approved HCP/OMSP
(June 7, 1995), because the General Plan allocates development to areas subsequently designated
as Conserved Habitat Areas by the HCP/OMSP. The Implementation Agreement for the HCP
describes the need to finalize the HCP/OMSP boundaries as part of the required General Plan
Amendment and the proposed project. The proposal establishes permanent boundaries for
preservation of Conserved Habitat Areas and the associated boundaries for the Impact Areas
(developable areas) within each of the three villages. Therefore, an amendment to the General
Plan is proposed to accomplish the following: 1) to revise open space and areas designated for
development on the Land Use Map of the General Plan to be consistent with the Conserved
Habitat and Impact Areas provided by the HCP/OMSP; and, 2) to shift allowable dwelling units
and other development out of the Conserved Habitat Areas and into the Impact Areas designated
within the HCP/OMSP. A comparison between the existing General Plan land uses and those
proposed as part of the amendment are depicted on page 3-3 of the Program EIR in addition to
the exhibit attached to the Planning Commission General Plan resolution. To maintain
consistency the Official Open Space and Conservation Plan is also being amended.
The final part of the General Plan Amendment is to remove the Secondary Arterial designation
of La Costa Avenue, east of Camino de los Coches, as shown on the General Plan's Circulation
Plan. La Costa Avenue is shown as a Secondary Arterial by the General Plan, entering The Oaks
at its southwest comer and connecting to Rancho Santa Fe Road. The proposed General Plan
Amendment would terminate La Costa Avenue's designation as a Secondary Arterial at Camino
de los Coches.
Open Space Boundary Adjustment
One of the fundamental issues with the proposed General Plan Amendment is the preservation of
open space and the adjustment of the open space boundaries. As previously mentioned the
approved HCP/OMSP established the areas for preservation on the entire project area. These
areas were established based on biological information independent of any project proposal. The
amendment will designate the preservation areas as open space on the General Plan Land Use
Map. Associated with this amendment is the shifting of allowable density from the areas to be
designated as open space to areas where development can occur.. In order to adjust the
boundaries of any open space shown on the "Official Open Space and Conservation Map" dated
September 1994 the findings listed in implementing policy C.20 of the Open Space Planning and
Protection Section of the General Plan Open Space and Conservation Element are required to be
made. The three required findings and affirmative justification for each are listed on pages 4.1-
15 through 4.1-18 of the Villages of La Costa Program EIR, in the Planning Commission
Resolution for the General Plan Amendment and follow here.
(1) The proposed open space area is equal to or greater than the area depicted on the
Official Open Space and Conservation Map.
Project Finding: The Official Open Space and Conservation Map defines
approximately 170 acres of La Costa Greens and 242 acres of La Costa Ridge/Oaks
as either "Existing/Approved Open Space," "Constrained Open Space," or both , for a
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total of 412 acres. The proposed project designates 246 acres of The Greens and
657.3 acres of The Ridge/Oaks as Open Space, including HCP Open Space and Non-
HCP Open Space, for a total of 903.3 acres. Because the proposed open space areas
are greater than the areas depicted on the City's Official Open Space and
Conservation Map, the proposed project is consistent with this Finding.
(2) The proposed open space area is of environmental quality equal to or greater than that
depicted on the Official Open Space and Conservation Map.
Project Finding: The proposed revision to the Official Open Space and Conservation
Map would bring the City's General Plan into conformance with the approved
HCP/OMSP, as well as expand the open space designation to cover 903.3 acres of the
site comprised of 834.9 acres of HCP Open Space and 68.4 acres of Non-HCP Open
Space. As discussed in Section 4.4, BIOLOGICAL RESOURCES, of the Program
EIR for the Villages of La Costa, there would be a net increase of Diegan coastal sage
scrub (59.4 acres), southern maritime chaparral (12.9 acres), southern mixed
chaparral (22.1 acres), grasslands (22.9 acres) and riparian habitats (14.4 acres) which
would provide greater preserve value for the ability of the HCP to support several
species. In addition, rare plants that would benefit from the preserve additions
include the Palmer's grappling-hook (45 plants), Del Mar manzanita (2 plants),
summer holly (2 plants), Englemann oak (1 plant), California adolphia (200 plants),
and ashy spike-moss (unknown number of plants). The additions to the HCP also
would benefit the coastal California gnatcatcher within both The Greens and The
Ridge/Oaks by adding habitat adjacent to preserved coastal sage scrub areas and by
providing a relatively large patch of coastal sage scrub adjacent to an existing utility
easement on the southern half of The Greens. Several additional coastal sage scrub-
dependent species (orange-throated whiptail, southern California rufous-crowned
sparrow, etc.) on both project sites would benefit from additions to the preserve. In
addition, foraging habitat for raptor species such as the northern harrier, white-tailed
kite, Cooper's hawk, burrowing owl, and golden eagle would be moderately increased
within The Greens and The Ridge/Oaks.
(3) The proposed adjustment to open space, as depicted on the Official Open Space and
Conservation Map, is contiguous or within close proximity to open space as shown on
the Official Open Space and Conservation Map.
Project Finding: As discussed in Section 4.4, BIOLOGICAL RESOURCES, of the
Villages of La Costa Program EIR, all habitat areas proposed to be added to the HCP
preserve abut existing preserve areas identified in the HCP/OMSP. Some of the
additional habitat areas are large and, therefore, contribute more habitat value. The
habitat areas proposed ?.o be removed from the previously designated 1995
HCP/OMSP are small and scattered patches on the periphery of the HCP/OMSP
preserve. Most patches proposed for removal are less than one-acre in size. As
demonstrated in Section 4.4 of the Program EIR, no significant adverse impacts to the
HCP/OMSP would occur.
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General Plan Developable Land Use Designations and the Shift of Allowable Density
The project includes the shift of allowable dwelling units and other development out of the
Conserved Habitat Areas and into the Impact Areas designated within the HCP/OMSP. The
major issues with this relocation of development were compatibility with existing and planned
adjacent land uses, not exceeding the existing planned development potential for the properties,
and compliance with the public facilities requirements and performance standards of the Growth
Management Program. Under the current General Plan Land Use designations including the
Growth Management control points and the Constrained Lands Ordinance, Section 21.53.230 of
the Carlsbad Municipal Code, the maximum number of dwelling units allowed within the project
area would be 3,070 dwelling units. The proposed project would allow for the development of a
maximum of 2,390 dwelling units, or 680 fewer units. The maximum number of units is
established by the Villages of La Costa Master Plan.
To establish the appropriate General Plan Land Use Designation the existing land use and lot
size of adjacent properties was determined. The project places similar land uses and lot sizes
along the perimeter of the project. Transitions to other lot sizes are accomplished internal to the
master plan. No land use incompatibility impacts would be created by the proposed general plan
land use designations of property.
Compliance with Applicable General Plan Goals
The General Plan is divided into eight elements. Proposed project consistency with applicable
environmental goals of each of the eight elements is contained on pages 4.1-19 through page 4.1-
30 of the Villages of La Costa Program EIR. The proposed amendment is also in compliance
with the additional General Plan Goals, Objectives or Policies depicted in the following table:
Table 4 - General Plan Compliance
Element Goal, Objective or Policy Project Consistency
Land Use Objective B.2 - Create a
visual form that is pleasing to
the eye, rich in variety,
reflecting environmental
values
Proposed Open Space
designations create large
contiguous conservation areas
that are visually pleasing and
reflect the environmental
value of the areas
Land Use Policy C.4 - Encourage
clustering when it is
compatible with adjacent
development.
The general plan amendment
provides for the shift of
dwelling units out of the
conservation areas resulting in
a clustering of development.
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Table 4 - General Plan Compliance
Element Goal, Objective or Policy Project Consistency
Land Use Policy C.6 - Review the
architecture of buildings to
ensure the quality and
integrity of design and
enhancement of the character
of each neighborhood.
The proposed master plan
contains development
standards and architectural
guidelines as well as a review
process to ensure that the
desired level of quality is
attained.
Land Use Policy C.8 - Provide for a
sufficient diversity of land
uses so that schools, parks and
recreational areas, churches
and neighborhood shopping
centers are available in close
proximity.
Policy C.12 - Develop and
retain open space in all
categories of land use.
The proposed land use
designations and master plan
provide for an elementary
school site, a community park,
and community facility uses.
The project site is in close
proximity to existing or
planned commercial sites.
Land Use The project includes open
space for the preservation of
natural resources and open
space for outdoor recreation.
Circulation Streets & Traffic Control
Policy C.I8 - Require new
development to dedicate and
improve all public rights-of-
way for circulation facilities
needed to serve development.
Dedication and improvement
of all circulation facilities
needed for the project as well
as citywide facilities identified
on the circulation plan will be
completed. The removal of
the Secondary Arterial
designation on a portion of La
Costa Avenue is consistent
with the project traffic
volumes.
Two areas of the property are
proposed to be designated
RMH to accommodate
affordable housing
developments.
Housing Policy 3.6.a - A minimum of
fifteen percent of all units
approved for any master plan
community shall be affordable
to lower income-households.
Public Safety Airport Hazards Policy C.3 -
Review development
proposals in the Airport
Influence Area to ensure
design features are
incorporated to address
aircraft crash and noise
hazards.
Land uses have been sited to
be compatible with the
Comprehensive Land Use
Plan for Palomar Airport.
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Circulation Element Amendment
Removal of the Secondary Arterial designation of La Costa Avenue, east of Camino de los
Coches on the General Plan Circulation Map is proposed. Based on projected traffic volumes the
roadway is not needed to provide a connection to a roadway shown as Melrose Drive south of
Rancho Santa Fe Road. Conceptual lotting plans for The Oaks indicate that a local street will be
provided to make a more circuitous connection. This will aid in controlling vehicle speeds by
reducing the width of the paved road surface.
Approval of the proposed General Plan Amendment including the revision to the Official Open
Space and Conservation Map, and the Circulation Plan will create consistency between the
General Plan, the HCP/OMSP, and the Villages of La Costa Master Plan.
B. LA COSTA MASTER PLAN AMENDMENT - MP 149(Q)
An amendment to the existing La Costa Master Plan is proposed to remove the Northwest Area
and the Southeast Area (including the Rancheros) from the plan. The original plan was adopted
by the City in 1972 and has undergone several amendments ("A" through "0") since that time.
Amendment "P" was submitted and withdrawn. In 1990 Amendment (0) to Master Plan 149
was prepared and adopted for the Southwest Area, Arroyo La Costa, and subsequently developed
as "La Costa Valley." At the time of approval of the most recent amendment, the City directed
that a revised master plan also be prepared for the remaining two future development areas. This
requirement was imposed as the existing plan is not up to date with current regulations and
policies. The revised master plan is The Villages of La Costa Master Plan (MP 98-01). The
proposed amendment to the La Costa Master Plan will delete the Northwest Area and the
Southeast/Rancheros Area from the plan and have those areas included in the proposed project.
The Villages of La Costa Master Plan complies with the requirements of the Planned Community
Zone and properly implements the applicable General Plan provisions for the site.
C. VILLAGES OF LA COSTA MASTER PLAN - MP 98-01
The project proposes renaming and reconfiguring the former Northwest and Southeast/Rancheros
areas as well as modifying the land uses designated within them as part of the Villages of La
Costa Master Plan. The Northwest Area would be renamed La Costa Greens, consisting of 660.7
gross acres and providing for a maximum of 1,038 residential dwelling units. The Rancheros
portion of the Southeast Area would be renamed La Costa Ridge and would consist of 493.1
acres and a maximum of 320 residential dwelling units. The remaining portion of the Southeast
Area would be renamed La Costa Oaks and would consist of 712.6 acres and a maximum of
1,032 residential dwelling units. In total, the maximum number of dwelling units planned for the
three villages would be 2,390 units on 1,866.4 gross acres. Additional uses include a business
park, elementary school site, public park, community facilities, and roadways, as well as open
space and habitat preservation. Included as attachments to this report are copies of the village
development plan and village development plan table for all three villages.
Pursuant to Chapter 21.38 of the Carlsbad Municipal Code (Planned Community Zone), adoption
of the master plan will establish the type and intensity of land use and the zoning and
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development standards for the property. Table 5, Villages of La Costa Master Plan Land Use
Summary, provides an acreage and land use tabulation for the master plan.
Table 5 - Villages of La Costa Master Plan Land Use Summary
Land Use
Residential
Development
Low Medium
Density (0-4 .
du/ac)
Medium Density
(4-8 du/ac)
Medium High
Density (8- 15
du/ac)
Residential
Subtotal
Non-Residential
Business Park
Elementary
School
Public
Community Park
Community
Facilities
HCP Open Space
Non-HCP Open
Space 2
Major Roads
Non-Residential
Subtotal
PROJECT
TOTAL
Gross Acreage
The Greens
311.9
8.6
30.3
350.8
7.9
7.2
27.2
7.9
212.6
33.4
13.7
309.9
660.7
The Ridge
146.4
0.0
11.5
157.9
0.0
0.0
0.0
0.0
324.3
10.9
0.0
335.2
493.1
The Oaks
327.7
13.8
16.0
357.5
0.0
0.0
0.0
6.6
298.0
24.1
26.4
355.1
712.6
Total Gross
Acreage
786.0
22.4
57.8
866.2
7.9
7.2
27.2
14.5
834.9
68.4
40.1
1000.2
1866.4
Chapter 21.38, Planned Community Zone, of the municipal code contains the requirements for
the content of a Master Plan. The Villages of La Costa Master Plan contains all information
required by the municipal code. The plan consists of seven chapters and appendices. The
following is a general listing of the content of each chapter and the appendices:
1 Includes open space which is proposed as part of the Habitat Conservation Plan (HCP).
2 Includes utility corridors and manufactured slopes proposed in open space planning areas.
3 Includes Poinsettia Lane in La Costa Greens and Rancho Santa Fe Road in La Costa Oaks.
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Chapter 1.0 - Introduction - The introduction includes information such as the organization and
scope of the plan, a project description, master applications, master plan goals, and relationship
to the La Costa Master Plan as well as the HCP/OMSP.
Chapter 2.0 - General Plan and Land Use Provisions - This chapter covers the proposed General
Plan Land Use Designations, Zoning Description, legal description for the area subject to the
plan, a land use summary, general provisions, and a summary of the Growth Management
performance standards as they apply to the project.
Chapter 3.0 - Development Review Process - Within Chapter Three the development review-
process is set forth. It establishes the permits required for the various uses contemplated for the
neighborhoods within the Villages of La Costa.
Chapter 4.0 - Master Plan Development Standards and Guidelines - Chapter 4 contains a set of
standards and guidelines that apply to all three of the villages. The chapter includes
requirements for grading, hillside and hilltop development, circulation standards,
architecture/site planning standards, the master plan landscape concept, wall and fencing
standards, signage, lighting, and screening and edge treatments.
Chapter 5.0. 6.0 and 7.0 - La Costa Greens. Ridge & Oaks Village Development Plan - The
three villages are each covered in a separate chapter. Chapter 5 provides the village land use
plan, public facilities, a phasing plan, landscape concept plan, architectural concept and
development standards for the The Greens Village. Chapter 6 covers the same topics for The
Ridge and Chapter 7 covers The Oaks.
Chapter 8.0 - Appendices - The appendices include the following information:
Appendix A - Legal Descriptions
Appendix B - Conceptual Grading Plans
Appendix C - Conceptual Lotting Plans
Appendix D - Encumbrance Exhibits
Appendix E - Neighborhood Density Calculations
The standards and design guidelines provided in the master plan are adequate to properly
develop the project site. The standards and design guidelines will be implemented when the
required development permits are submitted for each neighborhood (planning area).
Master Plan Issues
A number of issues were identified during the creation of the master plan. These issues and how
the master plan is structured to respond to each is described in this section.
Land Use Compatibility - A great deal of the project site perimeter contains existing
development. In order to ensure that no compatibility problems were created in these areas, the
product type and lot size minimum proposed has been selected to be close to what exists offsite
adjacent to the proposed project. Transitions to other product types or lot sizes occur within the
master plan development. Proposed non-residential development was selected to be compatible
^REIR 98-07/GPA 98-01/M9(Q)/MP 98-01/LFMP 10/LFMP 1 icT 99-03/HDP 99-01 /SUP
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with adjacent non-residential development. Section 4.1 of the Villages of La Costa Program EIR
covers in greater detail the issue of land use compatibility at the project boundaries beginning on
page 4.1-37.
Circulation - The project will be constructing or making improvements to several circulation
element roads as described previously in this report. For that portion of Melrose Drive (Street
"C") shown south of Rancho Santa Fe Road on the General Plan Circulation Plan the right-of-
way will be dedicated for a major arterial, but the improvements will be made to secondary
arterial standards. This is being done, as it does not appear that the City of Encinitas will extend
this roadway into the Olivenhain area. By obtaining the right-of-way for a major arterial should
the City of Encinitas desire to extend the roadway in the future, and the traffic volumes warrant
major arterial improvements, the necessary right-of-way will be available.
Comparison of the Maximum Number of Dwelling Units Proposed to the La Costa Master
Plan & Growth Management - The existing La Costa Master Plan provides for a maximum of
7,053 dwelling units. Subsequent to the adoption of the existing Master Plan, the City amended
the General Plan and adopted the Growth Management Plan as a component of the General Plan.
The Growth Management Plan establishes density control points for each residential General
Plan land use designation. The City also adopted Municipal Code Section 21.53.230, the
"Constrained Lands Ordinance," which sets criteria for the restriction of development on open
space and environmentally sensitive lands. With implementation of the current General Plan,
consideration of the Growth Management control points and implementation of the Constrained
Lands Ordinance, the maximum number of dwelling units allowed within the project area would
be 3,070. The proposed Villages of La Costa Master Plan allows for a maximum of 2,390
dwelling units, or 680 fewer units.
Affordable Housing - The project is required to comply with the Inclusionary Housing
Ordinance, Chapter 21.85 of the Municipal Code. The ordinance requires that 15 percent of the
total units be affordable. The project requirement is a total of 359 affordable units based on the
maximum number of units allowed by the master plan. Should fewer units be approved this
requirement will be less. Fewer affordable units may also be required at the discretion of the
City Council for providing units with 3 or 4 bedrooms if this is desirable in satisfying the city's
state-mandated affordable housing requirement as well as provisions of the Housing Element.
The master plan includes two affordable housing sites both of which are planned to be developed
with multi-family apartments. The first site is Neighborhood 1.15 in The Greens that will have a
maximum of 180 units. The second site is Neighborhood 3.6 of The Oaks that will have 171
units. The remaining 8 units will be provided as rent restricted second dwelling units.
The required Site Development Plan for the affordable units has been delayed until prior to the
first final map for any individual neighborhood subdivision except Neighborhoods 3.8 and 3.9,
or the first development permit for any neighborhood which does not require a final map. This is
proposed because of the substantial benefit derived to the City and the region through the timely
grading and ultimate completion of Rancho Santa Fe Road and Poinsettia Lane. These
improvements are included on the master tentative maps which will need to be finaled to provide
for the road construction. Neighborhoods 3.8 and 3.9 are included on the master tentative map
for The Oaks to eliminate the need to move dirt across Rancho Santa Fe Road after it is
completed as well as to minimize impacts to adjacent residential neighborhoods.
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Community Facilites, Daycare and R.V. Storage - The master plan provides areas for
community facilities and daycare uses as required by the Community Facilities Zone, Chapter
21.25 of the Municipal Code. The total required community facilities acreage is 10.08 acres.
The master plan is providing 13.25 net acres and 14.5 gross acres. The daycare site is located
within Area 1.2 of The Greens. Two recreational vehicle storage sites are proposed. One site is
located within The Greens and the second is within The Oaks.
Landscaped Parkways - The master plan proposes landscape parkways adjacent to the curb.
The minimum width for the parkway is 4 !/2 feet. Maintenance of the parkways will be the
responsibility of the Homeowner Associations.
Fire Protection Zones - One of the issues associated with the extensive amount of habitat
preservation included with the project is the placement of the fire protections zones as well as the
implementation of other measures to reduce the risk of wildland fire hazards. Fire Department
staff have reviewed the master plan and required additional standards to address this issue. They
include clarifying that in the 20 feet closest to the structure in the 60 foot fire protection zone no
structures are allowed including patio trellises, arbors, fire pits, gazebos, enclosed porches and
balconies. This requirement is also to be written as a separate disclosure to buyers. In addition,
all fencing within the fire protection zones is to be non-combustible, specifically no wood
fencing.
Alga Norte Park Site/ School Site - Provision of a site for the future Alga Norte Park is subject
to the requirements of the 1996 Parks Agreement between the City of Carlsbad and Real Estate
Collateral Management Company (RECM). The agreement chronicles the park requirements
from the various areas developed by the applicant's predecessors in title and lists the existing
park credits. The Parks Agreement required the reservation of up to 32.9 acres within the
Northwest portion of the Villages of La Costa as a potential future site for Alga Norte Park.
Section 4.8 of the agreement requires the project applicant to include the location for the park
reservation in its future planning as well as to provide for alternative development should the
City determine to satisfy all or a portion of the Southeast Quadrant requirement from other
property or in another manner.
Pursuant to the 1996 Parks Agreement RECM has excess parkland dedication credits in the
amount of 6.381 acres. The project has a requirement for 16.62 acres of parkland. When the
existing credit is subtracted from the project requirement a total of 10.239 acres are required for
the project. The City has the ability to purchase the park site acreage in excess of the amount
required for the project at a cost of $175,000 per acre. Section 4.31 requires the City to make its
determination of the final configuration of the desired site for Alga Norte Park on or before the
date of approval of the first master tentative map within Local Facilities Management Zone 10.
The first master tentative map for LFMP Zone 10 is proposed concurrently with the master plan.
As permitted by the parks agreement the project applicant is providing for an alternative land use
on part of the area that is in excess of what is required for the project. The alternative use
proposed is a site for an elementary school for the Carlsbad Unified School District. This
alternative would include shared parking facilities for the uses and could also include sharing of
play fields. An alternative school site is proposed in Neighborhood 1.7 of The Greens. On
August 7, 2001 the City Council considered a recommendation from the Recreation Department
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to acquire the entire 32.9 acres of park land via an Irrevocable Offer of Dedication established by
the 1996 Parks Agreement. The City Council directed the Recreation Department to acquire the
entire 32.9 acres for park use. Prior to the City Council's action a letter was submitted by the
school district commenting on both sides. Pursuant to the provisions on pages 19 and 21 of the
General Plan Land Use Element the school district will be notified when a development
application has been filed at which time the district will need to notify the City whether or not it
wants to initiate action to proceed with acquisition of a school site in the proposed subdivision.
The master plan has been conditioned to delete Area 1.4 and expand Area 1.5 to incorporate that
area. The Area 1.4 designation will be left for possible use on the alternative site shown in
Neighborhood. 1 .7. A floating school site is proposed on the General Plan for Neighborhood 1 .7.
Fire Station 6 Site - Two additional possible alternative sites are provided for in Neighborhood
3.6 of the master plan for Fire Station 6. A temporary station is currently located at 3131
Levante Street. The master plan provides for the development of either site through the approval
of a Conditional Use Permit.
Fiscal Impact Analysis - A fiscal impact study titled Fiscal Impact Analysis of Master Plan
Amendment 149(Q) and Related Documents by Onaka Planning & Economics was prepared in
conjunction with the Villages of La Costa Master Plan as required by the Planned Community
Zone. The fiscal impact analysis is on file with the Planning Department. Copies have been
provided to the Planning Commission.
Development Standards and Guidelines - The project application was submitted on February
13, 1998. During the preparation of the standards and guidelines for the master plan city staff
and the project applicant have worked to develop controls to ensure that the master plan achieves
a high level of quality in the built environment, as well as a character unique in some respects to
the project. The development standards and guidelines were prepared based on existing
ordinances, policies and good planning principles. Attached to this report is a series of tables
comparing the proposed standards and guidelines of the master plan to existing city standards.
Over the past two years, Planning Department staff has been engaged in an effort resulting in a
proposed amendment to the Planned Development Ordinance and City Council Policy 44 (Small
Lot Architectural Guidelines). A number of the proposed standards for the ordinance and policy
originated in some form with the Villages of La Costa Master Plan. A table making a
comparison to the proposed amended ordinance and policy has not been included. At the time of
the preparation of this report the new proposals had not been approved by the City Council. In
addition, because of the extensive amount of effort and considerable time involved in the
preparation of the project plans and documents it is not appropriate to expect that the Villages of
La Costa would be in conformance with an ordinance and policy that was not in place during the
processing of the project.
D. ZONE 10 LOCAL FACILITIES MANAGEMENT PLAN - LFMP 10
A Local Facilities Management Plan (LFMP) has been prepared for Zone 10 pursuant to the
requirements of the Growth Management Ordinance, Chapter 21.90 of the Municipal Code. No
LFMP has ever been previously adopted for Zone 10. Zone 10 comprises 756.6 acres. There are
six property owners within the zone. The project applicant controls 660.7 acres or just over 87
EIR 98-07/GPA 98-01/MW49(Q)/MP 98-01/LFMP 10/LFMP IKPffCT 99-03/HDP 99-01/SUP
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percent of the land area of Zone 10. The City Council authorized Morrow Development to
prepare the Zone 10 LFMP. The proposed zone plan covers the entire zone and analyzes the
requirements for the eleven public facilities included within the growth management program.
For each of the eleven public facilities the plan lists the required performance standard, provides
a facility planning and adequacy analysis, required mitigation, and financing sources for any
required mitigation. The zone will be in compliance with the required performance standards by
satisfying the general and special conditions listed in the zone plan.
The impacts of the build out of The Greens Village in Local Facilities Management Zone 10 are
summarized below:
Table 6 - The Greens LFMP Zone 10 Summary
STANDARD
City Administration
Library
Waste Water Treatment
Parks
Drainage
Circulation
Fire
Open Space
Schools
Sewer Collection System
Water
IMPACTS
3,609 sq. ft.
1,925 sq. ft.
1,108 EDU
7.218 Acres
Basin D
21,160 ADT
Station #2 & #5
N/A per Citywide Plan
CUSD Students - K-5: 153.1;
6-8: 73.1; 9-12: 97
SMUSD Students - K-5: 119;
6-8: 45; 9-12: 54
1,108 EDU
243,760 GPD
COMPLIANCE
W/STANDARDS
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
E. ZONE 11 LOCAL FACILITIES MANAGEMENT PLAN - LFMP 11 (B)
An amendment is proposed to the Local Facilities Management Plan (LFMP) for Zone 11 to
reflect the proposed changes in land use. The plan has been prepared in accordance with Chapter
21.90 of the Carlsbad Municipal Code. The proposed document is the second amendment to the
Zone 11 LFMP. Amendment number 1 dated December 14, 1993 was the approval of a
financing plan for Zone 11 and 12. Zone 11 includes approximately 2,252.8 gross acres. The
project applicant controls approximately 1,234.4 gross acres or almost 55 percent of the land area
of Zone 11. The total number of dwelling units projected for build out of the zone is 3,694. A
total of 1,885 dwelling units are existing in the zone, another 319 are approved, and 1,490 future
units remain to be approved and constructed. The combined total of The Ridge and The Oaks
accounts for 1,352 of the remaining future units. The City Council authorized Morrow
Development to prepare the Zone 11 LFMP. The proposed zone plan covers the entire zone and
analyzes the requirements for the eleven public facilities included within the growth management
program. For each of the eleven public facilities the plan lists the required performance
standard, provides a facility planning and adequacy analysis, required mitigation, and financing
1/MPT4EIR 98-07/GPA 98-01/MW49(Q)/MP 98-01/LFMP 10/LFMP
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CT 99-03/HDP 99-01/SUP
VILLAGES OF LA COSTA
sources for any required mitigation. The zone will be in compliance with the required
performance standards by satisfying the general and special conditions listed in the zone plan.
The impacts of the build out of The Ridge and The Oaks Villages in Local Facilities
Management Zone 1 1 are summarized below:
Table 7 - The Oaks and The Ridge LFMP Zone 1 1 Summary
STANDARD
City Administration
Library
Waste Water Treatment
Parks
Drainage
Circulation
Fire
Open Space
Schools
Sewer Collection System
Water
IMPACTS
4,701 sq. ft.
2,507 sq. ft.
1,352EDU
9.402 Acres
Basin D
1 5,460 ADT
Station #6 & #2
N/A per Citywide Plan
EUSD Students - Elem.:
324.6; SDUHSD - Mid.:
291.3; High: 291.3
SMUSD Students - K-5:
105.2:39.8-12:48.4
1,352EDU
608,5 10GPD
COMPLIANCE
W/STANDARDS
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
F. MASTER TENTATIVE MAP FOR THE GREENS - CT 99-03
The Subdivision Ordinance, Title 20 of the Municipal Code requires that a tentative tract map be
filed for the division of property into five or more lots. The applicant has filed two master
tentative tract maps. One map is for The Greens Village. The second covers both The Ridge and
The Oaks. Between both master tentative maps the entire area of the master plan will be
subdivided. The master tentative map for The Greens would create 49 lots on 660.7 acres. Most
of the lots being created correspond with the Neighborhood boundaries established in the master
plan. A number of the Neighborhood Planning Areas and the Open Space Areas depicted in the
master plan are comprised of multiple lots. The lots range in size from 0.4 acres to 115.9 acres
in area. Also included are four lots for active recreation areas. These recreation area lots will be
shared by several of the future residential neighborhoods that will be developed pursuant to
Planned Development Permits. The lots are being created on the master tentative map so that the
master developer can retain ownership of the recreation areas to facilitate development of the
areas without relying upon the guest builder to complete them. Many of the recreation lots will
be used to satisfy the active recreation area requirement of more than a single master plan
neighborhood. Creating the lots with the first final map also provides more expedient delivery of
the recreation facilities. Most of the developable lots will require the approval of separate
tentative maps to create the residential lots within the neighborhoods.
l/MWW. EIR 98-07/GPA 98-01/Ml49(Q)/MP 98-01/LFMP 10/LFMP llfCT 99-03/HDP 99-01/SUP
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Included on the master tentative map are major infrastructure improvements and grading. The
infrastructure improvements include roads such as Poinsettia Lane, Alicante Road, an extension
of Estrella De Mar north of Alga Road and a westward extension of Dove Lane. Water, sewer,
reclaimed water, storm drains, street lights and other utilities will also be included in the major
roadways shown on the master tentative map. Many of the trails included in the master plan will
also be constructed as part of this map.
The master tentative map shows the final map, grading, and improvements occurring in up to
four phases consistent with the phasing identified in the master plan. Proposed grading is
evaluated in the following section of this report covering the Hillside Development Permit (HDP
99-01) for The Greens. As designed and conditioned the master tentative tract map complies
with all city requirements, including the Subdivision Ordinance, and the State Subdivision Map
Act. The project as conditioned would provide all necessary improvements and all findings
required by Title 20 can be made and are contained in the Planning Commission Resolution for
CT 99-03. The project is therefore consistent with Title 20, the Subdivision Ordinance.
G. HILLSIDE DEVELOPMENT PERMIT FOR THE GREENS - HDP 99-01
A Hillside Development Permit is required for The Greens as the property contains slopes of 15
percent or greater and has an elevation differential greater than 15 feet. The purpose of this
permit is to review the proposed development of The Greens for conformance with the Hillside
Development Regulations, Chapter 21.95 of the Municipal Code. The development proposal is
in conformance with the purpose and intent in addition to the other provisions of the regulations.
A one sheet exhibit titled, "Hillside Development Ordinance Exhibit for La Costa Greens" has
been provided to graphically depict the location and size of slopes and grades related to the
Hillside Development and Design Standards listed in Section 21.95.120 of the regulations. The
exhibit should be referred to when reviewing this section of the report.
Development of Natural Slopes of Over Forty Percent Gradient
The project's hillside slope conditions and undevelopable areas have been identified on the
constraints map. Approximately 45.2 acres are comprised of natural slopes having gradients
above 40 percent. Grading proposed on the master tentative map will encroach into 17.3 acres
of natural slopes having gradients above 40 percent. Of these 17.3 acres, approximately 15.8
acres would be graded for proposed development and 1.5 acres would be graded to accommodate
Circulation Element roads. The proposed grading of these areas is permitted as being grading
associated with a Circulation Element Road that is a permitted Exclusion per Section 21.95.130
(A)(2) or areas that do not meet all four of the criteria of Section 21.95.120 (B). Many of the
areas do not equal the 10,000 square foot minimum and the remainder are slopes that do not
comprise a prominent land form feature.
Volume of Grading
The standards require that the volume of grading be minimized. The relative acceptability of
hillside grading volume is determined as 0 - 7,999 cubic yards per graded acre (cy/ac) is
acceptable, 8,000 - 10,000 cy/ac is potentially acceptable, and greater than 10,000 cy/ac is
unacceptable. In The Greens the grading volume is 9,960 cy/ac after adjustments are made to
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exclude grading associated with circulation element roads and collector streets pursuant to
Section 21.95.130 (A)(2). Grading volumes in the "potentially acceptable" category require
justification. The development areas are constrained by the preservation of HCP area, which
comprises relatively flat portions of the site. Therefore, development is limited to areas
containing topography that must be graded to create flat and gently sloping development pads.
In addition, the alignments of Poinsettia Lane and Alicante Road are established by the City's
General Plan, further constraining development and shaping its placement. In addition to these
constraints, The Greens will provide a public park and school site, which require large, flat
development pads that require substantial grading.
Slope Height
Manufactured slopes shall not be greater than 40 feet in height unless an exclusion is provided
pursuant to Municipal Code Section 21.95.130 or a modification is granted pursuant to Section
21.95140. Thirteen permanent manufactured slopes would exceed a height of 40 feet.
Exclusions are permitted for the majority of these slopes because they meet one or more of the
following: 1) Hillside areas where a circulation element roadway or a collector street must be
located provided that the proposed alignment(s) are environmentally preferred and comply with
all other city standards; 2) Grading volumes, slope heights and graded areas which are directly
associated with circulation element roadways or collector streets, provided that the proposed
alignment(s) are environmentally preferred and comply wit; all other City standards; or 3)
Hillside areas that have unusual geotechnical or soil conditions mat necessitate corrective work
that may require significant amounts of grading.
The remainder of the slopes qualify for a modification pursuant to Section 21.95.140 (A) as the
modification will result in more open space or undisturbed area than would a strict adherence to
the regulation.
Contour Grading
The Hillside Development Regulations require that all manufactured slopes which are greater
than twenty feet in height and two hundred feet in length and which are located adjacent to or
substantially visible from a circulation element road, collector street or useable public open space
area shall be contour graded. The project complies with this standard with the exception of some
areas along Alicante Road and Poinsettia Lane. These proposed slopes are curve-linear and
contour graded where possible. The remaining slopes in these areas meet the criteria for the
granting of a modification pursuant to Section 21.95.140 (A) as the proposed modification will
result in significantly more open space or undisturbed area or be more aesthetically pleasing and
natural appearing. Additional contouring would decrease the proposed addition of HCP open
space or extend slope heights.
The project also complies with or requires the neighborhood development plans to meet the
remaining development standards of the Hillside Development Regulations including
landscaping, hillside and hilltop architecture, slope edge building setbacks, and drainage.
1/MWEIR 98-07/GPA 98-01/M49(Q)/MP 98-01/LFMP 10/LFMP 11 ci 99-03/HDP 99-OL'SUP
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H. EL CAMINO REAL SPECIAL USE PERMIT FOR THE GREENS - SUP 01-04
El Camino Real is subject to a set of scenic corridor guidelines. Three neighborhoods or
planning areas within the northwestern portion of The Greens are subject to the El Camino Real
Scenic Corridor Guidelines. Those guidelines require the review and approval of a Special Use
Permit to assure compliance with the guidelines. Future development of these areas will require
approval of a Special Use Permit as buildings will be proposed at that time. Neighborhoods 1 . 1
through 1.3 of The Greens are subject to the development standards of Area 4 of the guidelines.
The primary standard applicable to the project at the master tentative map stage is the grading
limitation. The standard limits cut or fill to within 15 feet of original grade in the area applicable
to the standard. The proposed grading is in conformance with this standard.
I. FLOODPLAIN SPECIAL USE PERMIT FOR THE GREENS - SUP 99-01
The Floodplain Management Regulations are included in Chapter 21.1 10 of the Municipal Code.
The purpose of the chapter is to promote the public health, safety and general welfare, and to
minimize public and private losses due to flood conditions in specific areas. Areas of the project
site and the existing golf course are located within an area designated as a special flood hazard
area inundated by a 100-year flood. A 100-year flood is defined as a flood which has a one
percent annual probability of being equaled or exceeded. A Special Use Permit is required to be
obtained in addition to any other required permits or entitlements before construction or
development begins within any area of special flood hazard. Hydrology studies have been
prepared for the project and reviewed by staff of the Engineering Department. The proposed
grading and drainage improvements will modify the location of the 100-year flood. The after
project improvements 100- year flood area will not be located within areas where structures are
proposed. The necessary findings to approve the Floodplain Special Use Permit for The Greens
can be made.
J. MASTER TENTATIVE MAP FOR THE RIDGE & THE OAKS - CT 99-04
A single master tentative map is proposed to include The Ridge and The Oaks. The map would
create 248 lots on 1,200.2 acres. Like the master tentative map for The Greens most of the lots
being created correspond with the Neighborhood boundaries established in the master plan. A
number of recreation area lots are also being created on this map. Neighborhoods 3.8 and 3.9 of
The Oaks Villages will be completely subdivided as described in the master plan section of this
report. A total of 161 residential lots are created between both neighborhoods. The proposed
lots comply with the requirements of the master plan for lot area and minimum width in addition
to the design standards of Title 20, Subdivisions, of the Municipal Code. A Planned Unit
Development Permit is being processed concurrently with the map as one is required by the
master plan because of the 6,000 square foot minimum lot size for Neighborhood 3.9. The
majority of the remaining residential neighborhoods will require the approval of separate
tentative maps.
Mass grading and major infrastructure improvements are included on the master tentative map.
The infrastructure improvements include roads such as Melrose Drive south of Rancho Santa Fe
Road, partial improvements to Rancho Santa Fe Road, a part of La Costa Avenue and others.
Much of Rancho Santa Fe Road will be constructed as a city capital project. Water, sewer,
1/MPP4EIR 98-07/GPA 98-01/M49(Q)/MP 98-01/LFMP 10/LFMP 1 ifCT 99-03/HDP 99-01/SUP
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reclaimed water, storm drains, street lights and other utilities will be included in the roadways
shown on the master tentative map. A number of the trails included in the master plan will also
be constructed as part of this map and are shown on the plan.
As depicted on the master tentative map the final map, grading, and improvements may occur in
up to five phases. Grading proposed on the master tentative map is evaluated in the section of
(his report for the Hillside Development Permit (HDP 99-02) for The Ridge and The Oaks. The
master tentative map as designed and conditioned complies with all city requirements, including
the Subdivision Ordinance, and the State Subdivision Map Act. The project as conditioned
would provide all necessary improvements and all findings required by Title 20 can be made.
The required findings are contained in the Planning Commission Resolution for CT 99-04. The
project is therefore consistent with Title 20, the Subdivision Ordinance.
K. PLANNED UNIT DEVELOPMENT FOR THE OAKS - PUD 01-08
A Planned Unit Development Permit is required for Neighborhood 3.9 of The Oaks Village as
the minimum lot size for this area pursuant to the Villages of La Costa Master Plan is 6,000
square feet. The master plan provided for Planned Unit Development Permits to be processed to
create lots less than 7,500 square feet in area without including proposed floor plans, building
elevations, and plotting of units. An amendment to the Planned Development Permit will be
required to approve architecture and plotting for the units as well as the common recreation area
improvements. Compliance with architecture and site planning as well as neighborhood special
development standards of the Villages of La Costa Master Plan will be reviewed as part of the
amendment. A common active recreation area lot is proposed in Neighborhood 3.9 that is
greater in size than the applicable requirement. All lots have a minimum lot width of 50 feet with
most being much greater than the minimum width. A common HOA lot is proposed between the
residential lot lines located at the top of slope and the right-of-way of Rancho Santa Fe Road.
The width of this lot is 50 feet and greater with the exception of where deceleration lanes are
provided into the neighborhood on southbound Rancho Santa Fe Road. In those areas the HOA
lot narrows to a minimum width of 40 feet. Portions of the existing Rancho Santa Fe Road (old
alignment) adjacent to the neighborhood will be removed leaving a 10- foot wide section to be
used as a trail. The remaining right-of-way width will be landscaped.
L. HILLSIDE DEVELOPMENT PERMIT FOR THE RIDGE & THE OAKS - HDP 99-
02
A Hillside Development Permit is required for The Ridge & The Oaks as the property also
contains slopes of 15 percent and greater and has an elevation differential greater than 15 feet.
The Hillside Development Permit is needed to review the proposed development shown on the
master tentative map for The Ridge and The Oaks for conformance with the Hillside
Development Regulations, Chapter 21.95 of the Municipal Code. The proposed development is
in conformance with the purpose and intent in addition to the regulations contained within the
Municipal Code. A single sheet exhibit titled "Hillside Development Ordinance Exhibit Villages
of La Costa" prepared by Hunsaker & Associates has been provided to graphically depict the
items related to compliance with the Hillside Development and Design Standards listed in
Section 21.95.120 of the Municipal Code. The exhibit should be referred to for assistance when
reviewing this section of the report.
1/MW. EIR 98-07/GPA 98-01/MW49(Q)/MP 98-01/LFMP 10/LFMP llcT 99-03./HDP 99-01/SUP
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Development of Natural Slopes Over Forty Percent Gradient
Depicted on the constraints map for The Ridge and The Oaks are the hillside slope conditions
and undevelopable areas. Approximately 187.4 acres of The Ridge and The Oaks are comprised
of natural slopes having gradients above 40 percent. Grading proposed on the master tentative
map will encroach into 10.1 acres of natural slopes having gradients above 40 percent. Of these
10.1 acres, 8.6 acres would be impacted by development and 1.5 acres would be impacted by
Circulation Element roads. The proposed grading of these areas is permitted as being grading
associated with a circulation element road that is a permitted Exclusion per section 21.95.130
(A)(2) or areas that do not meet all four of the criteria of Section 21.95.120(8) particularly that
they do not comprise a prominent landform feature.
Volume of Grading
One of the standards of the Hillside Development Regulations is directed at minimizing the
volume of grading proposed. The relative acceptability of hillside grading volume is determined
as 0 - 7,999 cubic yards per graded acre (cy/ac) is acceptable, 8,000 - 10,000 cy/ac is potentially
acceptable and greater than 10,000 cy/ac is unacceptable. In The Ridge and The Oaks the
grading volume is 8,950 cy/ac after adjustments are made to exclude grading associated with
circulation element roads and collector streets pursuant to Section 21.95.130 (A)(2). Grading
volumes in the "potentially acceptable" category require justification. Several factors make
these volumes acceptable under the circumstances. First, the large total acreage of biologically
significant located natural open space for large preserve areas and corridor linkages occupied
some of the flatter terrain and forced development into steeper areas resulting in more grading.
Second, alignments and grades for major circulation element roads such as Rancho Santa Fe
Road are generally fixed, thus constraining available development areas, dictating internal street
elevations and alignments and thereby constraining developable areas.
Slope Height
Manufactured slopes shall not be greater than 40 feet in height unless an exclusion is provided
pursuant to Municipal Code Section 21.95.130 or a modification is granted pursuant to Section
21.95140. Eleven permanent manufactured slopes in The Ridge and The Oaks would exceed a
height of 40 feet. Exclusions are permitted for the majority of these slopes because they meet
one or more of the following: 1) Hillside areas where a circulation element roadway or a
collector street must be located provided that the proposed alignment(s) are environmentally
preferred and comply with all other city standards; 2) Grading volumes, slope heights and graded
areas which are directly associated with circulation element roadways or collector streets,
provided that the proposed alignment(s) are environmentally preferred and comply with all other
City standards; or 3) Hillside areas that have unusual geotechnical or soil conditions that
necessitate corrective work that may require significant amounts of grading.
The remainder of the slopes qualify for a modification pursuant to Section 21.95.140 (A) as the
modification will result in more open space or undisturbed area than would a strict adherence to
the regulation. This is particularly applicable for the slopes adjacent to proposed open space.
1/MW4EIR 98-07/GPA 98-01/MT49(Q)/MP 98-01/LFMP 10/LFMP 1 iCT 99-03/HDP 99-01/SUP
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Contour Grading
The Hillside Development Regulations require that all manufactured slopes which are greater
than twenty feet in height and two hundred feet in length and which are located adjacent to or
substantially visible from a circulation element road, collector street or useable public open space
area shall be contour graded. The project complies with this standard with the exception of areas
adjacent to Rancho Santa Fe Road where the roadway goes through the HCP preserve area. The
remaining areas are curve-linear and contour graded. The Rancho Santa Fe Road slopes adjacent
to the HCP Preserve Areas meet the criteria for the granting of a modification pursuant to
Section 21.95.140 (A) as the proposed modification will result in significantly more open space
or undisturbed area or be more aesthetically pleasing and natural appearing. Additional
contouring would extend into HCP open space and extend slope heights.
The project also complies with or requires the neighborhood development plans to meet the
remaining development standards of the Hillside Development Regulations including
landscaping, hillside and hilltop architecture, slope edge building setbacks, and drainage.
M. FLOODPLAIN SPECIAL USE PERMIT FOR THE RIDGE & THE OAKS - SUP 01-
03
The Floodplain Management Regulations are included in Chapter 21.110 of the Municipal Code.
The purpose of the chapter is to promote the public health, safety and general welfare, and to
minimize public and private losses due to flood conditions in specific areas. Areas of the project
site adjacent to San Marcos Creek are located within an area designated as a special flood hazard
area inundated by a 100-year flood. A 100-year flood is defined as a flood which has a one
percent annual probability of being equaled or exceeded. A Special Use Permit is required to be
obtained in addition to any other required permits or entitlements before construction or
development begins within any area of special flood hazard. The only development area
partially within the limits of the 100-year flood is the southeast comer of Neighborhood 2.6 of
The Ridge. Hydrology studies have been prepared for the project and reviewed by staff of the
Engineering Department. The proposed grading and drainage improvements will modify the
location of the 100-year flood. The after project improvements 100- year flood area will not be
located within areas where structures are proposed. The necessary findings to approve the
Floodplain Special Use Permit for The Ridge and The Oaks can be made.
N. STREET RIGHT-OF-WAY VACATIONS
There are several existing street right-of-way reservations located within the project that would
be vacated and relocated. In The Greens, the existing Poinsettia Lane right-of-way would be
vacated and relocated approximately 100 feet north of its existing planned alignment. Street
vacations are also required for the Rancho Santa Fe Road/Melrose Avenue intersection and the
Rancho Santa Fe/Questhaven intersection realignment with The Ridge and The Oaks. A small
portion of Corintia Street west of Xana Way will be vacated as a result of the proposed gated
private streets for Neighborhoods 2.1 through 2.5 of The Ridge. Lastly, as part of the proposed
project or the City Rancho Santa Fe Road project, the existing Rancho Santa Fe Road truck by-
pass street right-of-way would be vacated. Construction of the new Rancho Santa Fe Road
alignment is being undertaken as a separate project by the City and was previously evaluated in
. EIR 98-07/GPA 98-01/MW49(Q)/MP 98-01/LFMP 10/LFMP 1 lfl|cT 99-03/HDP 99-01/SUP
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Page 28
the Rancho Santa Fe Road EIR (SCH No. 90010850). This separate project was approved by the
City on June 2, 1992.
V. ENVIRONMENTAL REVIEW
PROGRAM ENVIRONMENTAL IMPACT REPORT - EIR 98-07
A Program Environmental Impact Report (EIR) was prepared for the project in accordance with
the California Environmental Quality Act (CEQA), the CEQA Guidelines and the Environmental
Protection Procedures (Title 19) of the Carlsbad Municipal Code. The EIR addresses the
environmental impacts associated with all discretionary applications for the proposed project
including ultimate buildout of the entire project. To determine the areas of potential impact city
staff prepared an initial study and issued a Notice of Preparation ("NOP") on December 23,
1998, distributing it to all Responsible and Trustee Agencies, as well as other agencies and
members of the public. A number of written responses were received and city staff scheduled
two separate public scoping meeting sessions in order to increase opportunities for public input.
Notices of the scoping meeting were sent to all property owners within a 600- foot radius of the
project boundaries as well as being published in the newspaper. The two public scoping sessions
took place June 30, 1999 and July 14, 1999 at the Public Safety Center. At the scoping sessions,
the public was invited to comment on the scope and content of the EIR. Approximately 155
people signed in at the scoping sessions and comments were received and considered in both
verbal and written form. After consideration of all of the foregoing city staff developed a
detailed scope of work for the EIR. The EIR analyzed the following areas of potential
environmental impact:
1) Land Use and Community Character
2) Landform Alteration
3) Visual Quality
4) Biological Resources
5) Archaeological Resources
6) Paleontological Resources
7) Transportation
8) Noise
9) Air Quality
10) Geology/Soils
11) Hydrology, Water Quality and Drainage
12) Public Facilities and Services
13) Human Health and Safety Hazards
14) Population and Housing
Additionally, the Draft EIR includes other sections required by CEQA such as an Executive
Summary, Project Description, Cumulative Effects, Effects Found Not to Be Significant, Growth
Inducing Effects and Alternatives.
On January 25, 2001, the Draft Program EIR was published and the City notified interested
Responsible and Trustee Agencies, as well as other interested agencies. Approximately 2,985
"Notice(s) of Completion of a Draft Program Environmental Impact Report for the Villages of
EIR 98-07/GPA 98-01/MTO9(Q)/MP 98-01/LFMP 10/LFMP ll(lpCT 99-03/HDP 99-01 'SUP.
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Page 29
La Costa Project" were sent to all members of the public who had signed the interested party list
at the scoping sessions or otherwise requested notification, as well as to all property owners
within 600 feet of the proposed project based on the most recent tax assessor's rolls. The
"Notice of Completion" commenced an initial 45 day public review and comment period initially
expiring March 12, 2001. On February 8, 2001, at the request of a member of the public, the
City extended the public review and comment period to a total of 60 days, expiring March 26,
2001 in order to give the public additional opportunity to review and comment in writing. The
"Notice of Completion" advised that the Draft Program EIR was available for review at four
locations: the City of Carlsbad Planning Department; the City Clerk's Office; the Carlsbad Main
Public Library and the Georgina Cole Public Library. Complete copies were also available for
purchase, with or without the Appendices, through the Planning Department. The City
established the cost of purchased copies at less than the actual reproduction cost.
The analysis contained in the EIR concluded that all significant impacts would be mitigated to
below a level of significance with the exception of landform alteration (direct), visual
quality/aesthetics (cumulative), transportation (cumulative), noise (cumulative), air quality
(cumulative) and hydrology/water quality/drainage (cumulative), which would be considered
cumulatively significant and unmitigatible. Direct impacts, also referred to as primary effects,
are those caused by the project and that occur at the same time and place. In contrast cumulative
impacts refer to two or more individual impacts that, when considered together, are considerable
or that compound or increase other environmental impacts. The cumulative impact of several
projects is the change in the environment that results from the incremental impact of the project
when added to other, closely related past, present, or reasonably foreseeable, probable future
projects. The cumulative impacts all arise from the marginal contribution the proposed project
will make, when combined with the impacts from existing and other future projects, to pre-
existing conditions that fail to meet applicable standards currently.
A total of 50 comment letters were submitted prior to the close of the review period. Responses
were prepared for each of the 50 letters and mailed to the commentor on July 16, 2001. The
response transmittal letter also provided notice of the availability of the Final Program EIR.
Included as a part of the Final Program EIR is a Mitigation Monitoring and Reporting Program
(MMRP). The MMRP is also attached to the Planning Commission Resolution for the EIR.
Under CEQA, before a project which is determined to have significant, unmitigated
environmental effects can be approved, the public agency must consider and adopt a "statement
of overriding considerations" pursuant to CEQA Guidelines 15043 and 15093. As the primary
purpose of CEQA is to fully inform the decision makers and the public as to the environmental
effects of a proposed project and to include feasible mitigation measures and alternatives to
reduce any such adverse effects below a level of significance, CEQA nonetheless recognizes and
authorizes the approval of projects where not all adverse impacts can be fully lessened or
avoided. However, the agency must explain and justify its conclusion to approve such a project
through the statement of overriding considerations setting forth the Proposed Project's general
social, economic, policy or other public benefits which support the agency's informed conclusion
to approve the project. The CEQA Findings of Fact and Statement of Overriding Considerations
are attached to the Planning Commission Resolution for the EIR.
1/MW4EIR 98-07/GPA 98-01/MW49(Q)/MP 98-01/LFMP 10/LFMP ll/CT 99-03/HDP 99-01/SUP
01-04/SUP 99-01/CT 99-04/PUD 01-08/HDP 99-02/SUP 01-03 - VILLAGES OF LA COSTA
August 29, 2001
Page 30
ATTACHMENTS:
1. Planning Commission Resolution No. 5010 (EIR 98-07)
2. Planning Commission Resolution No. 5011 (GPA 98-01)
3. Planning Commission Resolution No. 5012 (MP 149(Q))
4. Planning Commission Resolution No. 5013 (MP 98-01)
5. Planning Commission Resolution No. 5014 (LFMP 10)
6. Planning Commission Resolution No. 5015 (LFMP 11(B)
7. Planning Commission Resolution No. 5016 (CT 99-03)
8. Planning Commission Resolution No. 5017 (HDP 99-01)
9. Planning Commission Resolution No. 5018 (SUP 01-04)
10. Planning Commission Resolution No. 5019 (SUP 99-01)
11. Planning Commission Resolution No. 5020 (CT 99-04)
12. Planning Commission Resolution No. 5021 (PUD 01-08)
13. Planning Commission Resolution No. 5022 (HDP 99-02)
14. Planning Commission Resolution No. 5023 (SUP 01-03)
15. Location Map
16. Local Facilities Impact Assessment Form
17. Disclosure Statement
18. Village Development Plans & Tables
19. 8 '/2" x 11" Tentative Map Exhibits
20. Development Standards Comparison Tables
21. Final Program EIR for the Villages of La Costa, dated July 16, 2001 (previously
distributed; copy on file in the Planning Department)
22. La Costa Master Plan Amendment MP 149(Q) (previously distributed; copy on file in
the Planning Department
23. Villages of La Costa Master Plan, dated December 2000 (previously distributed;
copy on file in the Planning Department)
24. Zone 10 Local Facilities Management Plan, dated June 2000 (previously distributed;
copy on file in the Planning Department)
25. Zone 11 Local Facilities Management Plan, dated June 2000 (previously distributed;
copy on file in the Planning Department)
26. Fiscal Impact Analysis of Master Plan Amendment 149(Q) and Related Documents,
dated December 19, 2000 (previously distributed; copy on file in the Planning
Department)
27. Master Tentative Map for The Greens - Full Size Exhibits "A" - "ODD", dated
August 29, 2001 (previously distributed; copy on file in the Planning Department)
28. Hillside Development Ordinance Exhibit for La Costa Greens - Full Size Exhibit
"EEE", dated August 29, 2001 (previously distributed; copy on file in the Planning
Department)
29. Master Tentative Map for The Ridge & The Oaks - Full Size Exhibits "FFF" -
"SSSS", dated August 29, 2001 (previously distributed; copy on file in the Planning
Department)
30. Hillside Development Ordinance Exhibit for The Ridge & The Oaks - Full Size
Exhibit "TTTT", dated August 29, 2001 (previously distributed; copy on file in the
Planning Department)
l/MWEIR 98-07/GPA 98-01/M49(Q)/MP 98-01/LFMP 10/LFMP llcT 99-03/HDP 99-01/SUP
01-04/SUP 99-01/CT 99-04/PUD 01-08/HDP 99-02/SUP 01-03 - VILLAGES OF LA COSTA
August 29, 2001
Page 31
31. Landscape Concept Plan for The Villages of La Costa - Full Size Exhibits "UUUU"
- "YYYY", dated August 29, 2001 (previously distributed; copy on file in the
Planning Department)
DN:cs
SITE
VILLAGES OF LA COSTA
E1R 98-07/GPA 98-0.1/MP 149(Q)/MP 98-017
LFMP 10/LFMP 11(B)/CT 99-03/HDP 99-
01/SUP 01-04/SUP 99-01/CT 99-04/
PUD 01-08/HDP 99-02/SUP 01-03
CITY OF CARLSBAD
GROWTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMPACTS ASSESSMENT FORM
(To be Submitted with Development Application)
PROJECT IDENTITY AND IMPACT ASSESSMENT:
FILE NAME AND NO: The Villages of La Costa - EIR 98-07/GPA 98-01/MP 149(OVMP 98-
01/LFMP10/LFMP 1KBVCT 99-03/HDP 99-01/SUP 01-04/SUP 99-01/CT 99-04/PUD 01-
08/HDP99-02/SUP01-03
LOCAL FACILITY MANAGEMENT ZONE: 10 & 11 GENERAL PLAN: RLM. RM. RMH.
PI. CF. E and OS
ZONING: Planned Community (P-O & Special Flood Hazard Area
DEVELOPER'S NAME: Morrow Development
ADDRESS: 1903 Wright Place. Suite 180. Carlsbad. CA 92008
PHONE NO.: (760) 929-2701 ASSESSOR'S PARCEL NO.: 213-030-11. 215-021-07. 215-030-06.
215-030-14. 215-031-08. 215-052-15. 215-061-01. 215-061-09. 215-480-02. 222-151-80. 222-470-23 & 25. 223-
010-12. 18. 19. 27. 28. 29. 31. 32. 33. 34. 35. 37. 223-011-02. 03. 04. 05. 06. 223-021-08. 09. 10. 11. 12. 15. 16.
223-050-49. 51. 52. 53. 54. 59. 65. 67. 69
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 1.866.4 AC.. 2.390 DU.
137,670 SQ. FT. of Planned Industrial, Community Facilities, Community Park & Elementary
School
ESTIMATED COMPLETION DATE:
A.
B.
C.
D.
E.
F.
G.
H.
I.
J.
Demand in Square Footage = 8,310
Demand in Square Footage = 4,432
16.62
N/A
D
36.620
K.
L.
City Administrative Facilities:
Library:
Wastewater Treatment Capacity (Calculate with J. Sewer) 2,460
Park: Demand in Acreage =
Drainage: Demand in CFS =
Identify Drainage Basin =
(Identify master plan facilities on site plan)
Circulation: Demand in ADT =
(Identify Trip Distribution on site plan)
Fire: Served by Fire Station No. = 2. 5 & 6
Open Space: Acreage Provided =
Schools:
(Demands to be determined by staff)
Sewer: Demands in EDU
Identify Sub Basin =
(Identify trunk line(s) impacted on site plan)
Water: Demand in GPD = 852.270
N/A
1.641.8 students
2.460
N/A
The project is 680 units below the existing Growth Management Dwelling unit
allowance.
City of Carlsbad
Planning Department
DISCLOSURE STATEMENT
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:
1. APPLICANT
List the names and addresses of all persons having a financial interest in the
application.
Morrow Development, Inc.
PO Box 9000-685
Carlsbad, CA 92018-9000
OWNER
List the names and addresses of all persons having any ownership interest in the
property involved.
Real Estate Collateral Management, Inc.
450 B"Street, Suite 620
San Diego, CA 92101
If any person identified pursuant to (1) or (2) above is a corporation or partnership,
list the names and addresses of all individuals owning more than 10% of the shares
in the corporation or owning any partnership interest in the partnership.
Frederick M. Arbuckle, Jr.
Morrow Development, Inc.
P.OT Box 9QUO-685
Pa-r-1 cV-,af3 r»E Q 9 D 1 R - Q H D 0
If any person identified pursuant to (1) or (2) above is a non-profit organization or a
trust, list the names and addresses of any person serving as officer or director of
the non-profit organization or as trustee or beneficiary of the trust.
N/A
2075 Las Palmas Dr. • Carlsbad. CA 92009-1576 • (619) 438-1161 • FAX (619) 438-O894
5.Have you had rn^fc than $250 worth of business tra^^Jted with any member o*
City staff, Board^^ommissions, Committees and/or Council within the past twelve
(12) months?
Yes No If yes, please indicate person(s):.
Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club,
fraternal organization, corporation, estate, trust, receiver, syndicate, this and any other county, city
and county, city municipality, district or other political subdivision or any other group or
combination acting as a unit."
NOTE: Attach additional sheets if necessary.
Sig of owner/date ature of applicant/date
Real Estate Collateral Management
Print or type name of owner
Morrow Development, Inc.
Print or type name of applicant
Disclosure Statement 10/96 Page 2 of 2
Alternative School Location. See Fig. 5-1 a
NOTE: THE AVERAGE LOT SIZE IS LARGER IN EACH NEIGHBORHOOD
THAN THE MINIMUM LOT SEES SHOWN ABOVE.
VILLAGES OF
LA COSTA
Exhibit 5-1
THE GREENSDEVELOPMENT PLAN
Page 5-3
VILLAGES OF LA COSTA
MASTER PLAN
LA COSTA GKEENS
VILLAGE DEVELOPMENT PLAN
EXHIBIT 5-A VILLAGE DEVELOPMENT PLAN TABLE
LA COSTA GREENS
M iciiiiomiooi)/
OI'FN AUKA
KFFKIIKNCK
I.I
1.2
1.3
1.4
1.5
1.6
1.7
1.8
1.9
1.10
III
1.12
1.13
I.N
1.15
1.16
1.17
I.A
IK
1C
I.D
l.li
I.ANIHISK
DESIGNATION ZONING C.ROSS
A< lll-.S
MASTFK I'l.AN KFVIFW I'KOCKSS
Maximum Allowable
Duelling Hulls Development Type
I'l
C-l
RM
!•;
OS
KI.M
RLM
KI.M
KI.M
KI.M
KI.M
RI.M
KLM
KI.M
KMII
KMII
KI.M
OS
OS
OS
OS
OS
I'-M
C-l
RD-M
0-S
0-S
K-l
R-l
K-l
K-l
R-l
K-l
R-l
K-l
R-l
RD-M
RD-M
K-l
0-S
0-S
0-S
O-S
O-S
7.9
7.9
8.6
7.2
27.2
37.9
42.1
45.8
25.9
40.0
14.5
30.4
12.7
22.7
14.3
16.0
39.9
124.4
14.7
36.4
30.6
3.4
—
—
44
—
—
96
127
87
74
64
34
38
32
59
18(1
96
107
—
—
—
—
—
I'lanned Industrial, 137,650 Sq. 1 1.
Community 1 ncililies, 6.85 Ncl Acres
Townliomes/SI 1) 3.500 Sq. Fl. Min. l.ol Size
Llcinciilary Sclinol
Community I'iiik
SM) — 6,000 Sq. II. Min. l.ol Size
SID — 5,000 Sq. l:l. Min. l.ol Si/.e
SID — 7,500 Sq. II. Min. lot Size
SI 1) — 6,000 Sq. II. Min. l.ol Size
SI D — 9,000 S(|. II. Min. l.ol Si/e
SID — 5,000 S(|. II. Min. l.ol Si/e
SFI>— 1 1.000 Sq.Fl. Mill, l.ol Size
SID — 5,000 Sq. Ft. Min. l.ol Size
SID — 5,000 Sq. Fl. Min. l.ol Size
Multiple Tamil)' (Alfordulile Housing)
lownlioines/SI I) 3,500 Sq. Fl. Min. l.ol Size
SI |) ._ 4,500 Sq Fl. Min. Lot Si/c
llCI'/Open Space
IICI'/Opcii Spncc
1 ICI'/Open Space
licr/l)|ien Space
IKT/Open Space
JIIAWI.C MP
5-4
DlM-Cllllu-l
VILLAGES OF LA COSTA
MASTER PLAN
LA COSTA GREENS
VILLAGE DEVELOPMENT PLAN
EXHIBIT 5-A VILLAGE DEVELOPMENT PLAN TABLE
LA COSTA GREENS
NEIGHBORHOOD/
OPEN AKEA
REIERENCE
LAND USEIIESK;NATION 7.ONING CROSS
ACRES
MASTER PLAN REVIEW PROCESS
Maximum Allowable
Duelling (lulls Development Type
•'. ..' :• • ' . ..• '•''-.:'•• .•'.-. • ..-..•.-. ••:•:' :' .:'. *:: •' -: : :; •'..•''" '• ' .•' '
I.I7
l.(i
l.ll
I.I
Circulation ('.lenient Roadways
OS
OS
OS
OS
—
0-S
O-S
0-S
O-S
—
22.4
4.5
3.1
6.5
13.7
—
—
...
...
—
IKT/Opcn Space
Utility Corridor/Open Space
Utility Corridor/Open Spate
1 1C I'/Open Space
Circulation Hemeiil Roadways
-• - ' ' ' .;'•'•.. •' . • "-: .. " • •'•• -; '.-'/• -:: :•• '•'•'• :":-; -' V. • . :; ''' •- . - ! ' • ' • ''••'•'
VII,LA(JE I()TAI,S:660.7 1,038
JIIAWI.CMP
5-5
i. ?(K|(|
&'&.$ HCP LOCATED WITHIN
53 NEIGHBORHOOD BOUNDARIES
NOTE: THE AVERAGE LOT SIZE IS LARGER IN EACH
NEIGHBORHOOD THAN THE MINIMUM LOT SIZES SHOWN ABOVE.
VILLAGES OF
LA COSTA
\
THE OAKSDEVELOPMENT AREA
Exhibit 6-1
THE RIDGEDEVELOPMENT PLAN
Page 6-3
VILLAGES OF LA COSTA
MASTER PLAN
LA COSTA RlDGE
VILLAGE DEVELOPMENT PLAN
EXHIBIT 6-A VILLAGE DEVELOPMENT PLAN TABLE
LA COSTA RIDGE
NEIGHBORHOOD/
OPEN AURA
REFERENCE
LAND USE
DESIGNATION ZONING GROSS ACKI.S
IMASIEHi'LAN REVIEW PROCESS
Maximum Allnnnhle
Dwelling llnlti Development Type
2.1
2.2
2.3
2.4
2.5
2.6
2. A
2.H
RI.M
RLM
RLM
RLM
RLM
RMII
OS
OS
R-l
R-l
R-l
R-l
R-l
RO-M
0-S
0-S
49.4'
37.52
4I.OJ
22.3
40.44
11.5
284. 55
6.5
55
38
68
35
66
58
—
—
SI 1) - 7.500 Si|. It. Minimum Lot Size / IKT
SIT) - 7.500 Sq. It. Minimum l.ol Size / IK'P
SI D- 10,000 Sq. II. Minimum Loi Size /IKT
SIT)- 10.000 Sq. ft. Minimum Lot Size
SFD- 6.000 Sq. Ft. Minimum Lot Size / HIT
Toxvnlinmes/Smnll l.ol Single Family Units
IICT/Open Space
IKT Open Space
VILLAGE TOTALS:493.1 320
1 Neighborhood 2.1 includes 16.1 acres ofllCPopen space.
2 Neighborhood 2.2 includes 8.1 acres of I ICP open space.
' Neighborhood 2.3 includes 1.2 acres of IICP open space.
4 Neighborhood 2.5 includes 9.8 acres of I ICP open space.
Neighborhood 2. A includes 282.6 acres of I ICP open space and 1.9 acres of Non-HCPopen space (o accommodate a sewer easement and service road.
6-4
JIIAWLC MP
THE RIDGE EDEVELOPMENT AREA
^x^ GREENBELT/
DRAINAGE CORRIDOR
ALTERNATIVE FIRE STATION LOCATIONS
NOTE: THE AVERAGE LOT SIZE IS LARGER IN EACH NEIGHBORHOOD
THAN THE MINIMUM LOT SIZES SHOWN ABOVE.
VILLAGES OF
LA COSTA
Exhibit 7-1
THE OAKSDEVELOPMENT PLAN
Page 7-3
VILLAGES OF LA COSTA
MASTER PLAN
LA COSTA OAKS
VILLAGE DEVELOPMENT PLAN
EXHIBIT 7-A VILLAGE DEVELOPMENT PLAN TABLE
LA COSTA OAKS
NEIGHBORHOOD/
OPEN AREA
LAIN!) USE
DESIGNATION 7X)NINK GROSS ACRES MASTER PLAN REVIEW PROCESS
Minimum Allnnnhlr
Untiling Units llevelopnif nl 1 ypf
•;.i ' . ::",',r' "!!;.:;.-. !.^ ;";'"". T:...^./. /.;:; '>/•";••'•,.„ ',-. •"-•;, •-. " "•r'., " •' ,.- .'•,.'• ,'„• :. " .,' :.-tt-:.^iMSM-W:.C- .J;^ <.-.-,. Z
3.1
3.2
3.3
3.4
3.5
3.6
3.7
3.8
3.9
3.10
3.11
3.12
3.13
3.14
3.15
3.A
3.B
3.C
3.D
3.E
Circulation Element Roadways
RLM
CF
RLM
RLM
RLM
RMH
RM
RLM
RLM
RLM
RLM
RLM
RLM
RLM
RLM
0/S
O/S
O/S
O/S
O/S
—
• o
VILLAGE TOTALS:
R-l
C-F
R-l
R-l
R-l
RD-M
RD-M
R-l
R-l
R-l
R-l
R-l
R-l
R-l
R-l
O-S
O-S
O-S
O-S
O-S
—
27.9
6.6
46.6
14.5
13.9
16.0
13.8
26.4
32.0
16.4
22.5
15.4
37.8
29.4
44.9
1 1 6.5
177.6
9.5
6.0
12.5
26.4
76
—
138
45
46
171
45
74
88
36
53
27
62
66
105
—
—
—
—
—
—
SFD - 5,000 Sq. Ft. Minimum Lot Size
Community Facilities
SFD - 6,000 Sq. Ft. Minimum Lot Size
SFD - 5,000 Sq. Ft. Minimum Lot Size
SFD - 5,000 Sq. Ft. Minimum Lot Size
Multi-Family (Affordable Mousing)121.
Townhomes/Small Lot
SFD - 7,500 Sq. Ft. Minimum Lot Size
SFD - 6,000 Sq. Ft. Minimum Lot Size
SFD - 6,000 Sq. Ft. Minimum Lot Size
SFD - 6,000 Sq. Ft. Minimum Lot Size
SFD- 7,500 Sq. Ft. Minimum Lot Size
SFD- 7,500 Sq. Ft. Minimum Lot Size
SFD- 10,000 Sq. Ft. Minimum Lot Size
SFD- 7,500 Sq. Ft. Minimum Lot Size
1 ICP Open Space
IICP Open Space
Utility Corridor
Open Space
Open Space
Major Roadways
-•"'• ' ' •' • -"',"• * •.:••:':'"•'"•' .:--> .,' .::'•:•:. ':' "••.'>,>• •
712.6 1,032
(1) To obtain net developable acres, all of the 100 percent constrained areas and one-half of the areas having 25-40 percent slopes are subtracted from (lie gross acreage figure
(2) An additional eight units will be provided as rent restricted second dwelling units at locations to be selected during the site planning process
7-4
JHAWLC MP Dc-cemlwr JinH
/^TACHMENT 19
TM COMPOSITE
OF
LA COSTA GREENS
SCALE: NONE
PREPARED BY:
CONSULT fiSU T S
5900 Pottcur Court CMI Engn»»ong
Suit* 100 Plonrfng
Cotlsbod. CoGfomio 92008 Proecninq
760-931-7700 Sorv«x«9
Foe 7BO-831-8«8O
Int. 9602WP. 9602CRO C:\JOBS\961002\9602TM\9602Z08.DWC 7-16-01 5:37:16 pm I
Villages of La Costa
Oaks and Ridge
LOT
222
T-LOT NUMBERS
| (TYPICAL)
HUNSAKER
& ASSOCIATES
DIEGO. INC
PLANNING 10179 Huenn*kem Street
ENGINEERING San D«go. Cl 92121
SURVEYING PH(85a)5SB-4SOO rx(SS8)5SS-14M
R:\0071\8,Pln\0071xl35 8.5 x 11 Lot Exhibit-for City.dwgC 08ia]Jul-18-2001:09'35
4TTACHMENT 20
COMPARISON OF R-l
vs. VILLAGES OF LA COSTA MASTER PLAN
Standard Existing Ordinance \TC Master Plan Justification
Front Yard
Setback 20" minimum
To any part of
structure
Calculate to nearest
point
• 15" minimum average 20"
by neighborhood to
habitable area
• Calculate first by lot then
by average of
neighborhood
• Lot: average by building
planes (having a
minimum of 100 SF) to
property line
o if setback is 15' for
more then 33% of
frontage then whole lot
is deemed at 15'
setback
o if setback is 15' for
less than 33% frontage
than average of all
planes used.
Calculate neighborhood
The reduction in semavK iron-
20" mm. to 15' mm. \\ a 20'
average, recognizes the need to
provide variety to the
streetscape. This standard will
eliminate the "walling" effect
where even- unit is set at the
minimum front yard setback.
The reduction in setback also
promotes the use of alternative
design layouts for garages
without impacting rear yard
areas.
Setback rear
vard
Twice side yard Vanes by neighborhood The Master Plan defines the
minimum dimension for rear
yards within the individual
neighborhood sections. This
approach takes into account
varying unit types and
neighborhood characteristics.
The minimum requirements set
forth in each neighborhood
section are consistent with the
existing ordinance.
Side Yards 10% width each side
Max 10' minimum
5' each side
Limited flexibility in
modifying side yard
sizes subject to
special
circumstances and
Planning Director
Approval
Comer street side -
Minimum 10 feet
20% lot width of the
minimum neighborhood
lot size for lots over 60'
wide
Max 20' minimum 5'
each side
Flexibility to distribute
setback between both side
yards while preserving
minimum of 5 ft.
5' each side yard end of
cul-de-sac.
A round or octagonal
The proposed requirement
provides for flexibility to
distribute the required setback
for site planning consistent with
the standards and guidelines
established in the Master Plan.
The revised setback requirement
will provide a non-uniform
separation between units thereby
creating interest and variation in
the streetscape. It allows
distribution of the yard
requirement in excess of 5' from
one side to the other in order to
maximize separation. The
Page 1 of 8
COMPARISON OF R-l ORDINA:
vs. VILLAGES OF LA COSTA MASTER PLAN
Standard Existing Ordinance \~LC Master Plan Justification
entry tower may encroacn
2' into setback for max.
8'. roof eaves may add 1'
to the encroachment and
shall be located within
the larger side yard
Comer street side setback
— 10 feet mm.
aggregate siae yarc recu:renie:i:
has not changed trom the
existing ordinance.
Placement of
Buildings
Addresses accessory
structures
PerRl code Consistent with existing
ordinance
Second
Dwelling
Units
Admin permit Per
21.10.015
Per 21.10.015 and shall also
comply with 21.85 if units are
provided as inclusionary
housing
Consistent with existing
ordinance
Minimum
Lot area
7500 square feet 7500 square feet Consistent with existing
ordinance
Lot Width 7.500 SF up to
10,000 SF: 60'
10,000 SF to 20,000
SF: 75'
20,000 SF & more
80'
Lot widths vanes from 60' to
70-
• 7,500 SF: 60'
• 9,000 SF: 70'
• 10,000 SF: 70'
• 11,OOOSF:70'
The reduction in lot widths for
those lots in excess of 10.000 sf
ft is due to the topography of the
project area and the
implementation of the
HCP/OMSP to preserve
sensitive habitats.
Resident
Parking
2 car garage with
20'by 20' interior
measurement
2-car garage with 20 ft by
20 ft interior
measurement.
Alternative: two 12 ft. x
20 ft. one car garages;
other 3 car options as
outlined
Consistent with existing
ordinance
Street
Width,
Parkways,
Trees
No requirement 40 ft; 2 lanes of parking
5 ft non-contiguous
sidewalk on both sides.
Landscaped Parkway
The proposed street width is
consistent with current
engineering standards. The
proposed improvements include
a 5' non-contiguous sidewalk
with a curb adjacent 4/2'
landscape parkway. The effect
of this proposal is that land
currently appearing as a front
yard setback area is relocated as
a landscaped parkway to
separate the vehicular and
pedestrian traffic while
maintaining the same distance
from the unit to curb.
Page 2 of 8
COMPARISON OF R-l ORDINAL
vsT VILLAGES OF LA COSTA MASTER PLAN
Standard Existing Ordinance VLC Master Plan Justification
Building 30 ft. with roof pitch
Height j greater than 3:12. or
'' 24 ft with roof pitch less
than 3:12 for lots under
20.000 SF
35 ft. or three stones on
lots greater than 20.000
SF with mm 3:12 roof
pitch
30 feet with roof pitch greater
than 3:12
Consistent with
ordinance
Building
coverage
40% of gross lot area.
Coverage includes
•exterior stairways,
arcades, bridges
permanent structural
elements ie balconies,
oriel windows, garages,
covered carports.
2 story 40% net pad area
1 story 50% net pad area
Coverage excludes
covered porches;
overhanging balconies
less than 8'; and porte
cocheres
The increased lot coverage for
single-story units provides the
flexibility necessary to
implement the standards and
guidelines in the Master Plan for
alternative garage designs and
fa?ade articulation. Proposed lot
coverage is based on the net pad
area.
Garage
setbacks
20ft
2 car with minimum
dimension of
20'x20'
No restriction on
number of three car
garages fronting the
street.
20 ft where garage faces
street
15 ft side-loaded garage
Requires a mix of 2,3 and
2-door garages, offset.
3-car garages fronting the
street are permitted on
25% of the lots
AJI additional 25% of the
units may have 3-car
garages fronting the street
provided that the garages
do not exceed 50% of the
units' frontage
Three car garage shall
have a plane change of
min. 18"
Garage setback is from
face of door to R.O.W. or
sidewalk and excludes
projections
Vary types of garage
layouts that may include:
side loaded; split with
one portion side loaded;
split w/ house between;
The Master Plan is proposing
additional provisions for garage
designs to encourage the living
area of the dwelling unit rather
than the garage to be the
prominent feature to the street.
The revised standard is also
proposed to discourage front
building facades with 3 car
garages in a row facing the
street.
Page 3 of 8
COMPARISON OF R-l ORDINAL
vsT VILLAGES OF LA COSTA MASTER PLAN
Standard Existing Ordinance VLC Master Plan Justification
tandem: recessed 6'
behind house facade: and
deeply recessed on back
half of lot.
Allowable
encroach-
ments
Encroachments
permitted pursuant to
Zoning Ordinance
Section 21.46.120:
2 ft. encroachment
allows for listed items
Non-habitable porches up
to 5' wide with 10'
minimum setback.
Non-habitable balconies
up to 6' wide with 10'
minimum setback.
These features provide
additional buildme articulation.
create a stronger relationship
with the street and are consistent
with the pedestrian onented
goals of the Master Plan.
Front
Porches,
Open Court-
yards,
Balconies
-None 25% of homes must have
porch 5 ft. deep across
33% of front of home or a
balcony or a courtyard,
whichever is consistent
with the architectural
style.
Minimum setback 10 ft.
Incorporate a variety of
railings/ low walls
Vary roof element over
porch
See comment above.
Single-story
Units
None For neighborhoods on
ridgelines/hillsides, as
identified in the Master
Plan, which are visible
from a circulation
element roadway, at least
20% of the units shall be
single-story.
This standard is proposed to
reduce the overall building mass
visible on ndgelines and hilltops
from circulation element
roadways and lessen the visual
impact of residential
development along these areas.
Design
restrictions
2 car garage with
20'x20' minimum
dimension
architecturally integrated
with the dwelling unit
exterior
Dwelling units shall
have permanent
foundation
Exterior siding materials
shall be stucco,
masonry, wood or brick
See Following Table
Requirements apply to lots
7,500 SF and greater in
addition to small lots
See the attached table for
additional design requirements
for units developed on lots
greater than 7,500 SF.
Page 4 of 8
_ COMPARISON OF R-l ORPINA
vsT VILLAGES OF LA GOSTA MASTER PLAN
Standard Existing Ordinance VLC Master Plan Justification
unless alternative
material approved by the
land use planning
manager
All roofs shall have a
pitch of at least 3 inches
in 20 inches unless
approved by land use
planning manager. No
roof shall be made of
corrugated, extruded or
stamped metal.
All dwelling units shall
have a minimum width
of twenty feet.
Page 5 of 8
COMPARISON OF R-l ORDINAJ
vs!" VILLAGES OF LA COSTA MASTER PLAN
ADDITIONAL CRITERIA
VLC IMP 7500 sq. ft. & Greater lots
Type and number of Units Restriction
3 - two story units in a row with less than 15'
between homes
One home of 3 must have single siory edge
mm. 10'deep on one side max. platehne 15'
3 - two story units m a row
between homes
with 15 to 20" : Same as above except mm 5' deep
Neighborhood Requirement
Neighborhood Requirement
Neighborhood Requirement
Homes
Neighborhood Requirement
Neighborhood Requirement
Planes
Neighborhood Requirement
Planes
Neighborhood Requirement
- Two Story
- Floor Plan
- Front Building
- Rear Building
- Sideyard Setback
Roofs
Roofs
Roofs
Neighborhood Requirement - Porches
33% homes must have mm. 3' deep single
story element on front (40% width). Porches,
balconies, pone cochere count.
Combination of 1 & 2 storv on lots over 5.000
SF
Must include some single story features
Min. 3 Floor Plans per Neighborhood
• 50% homes must have 1 8" offset planes
with min. 10' between front and rear
planes.
• Each plane is 30 SF minimum.
• 3 planes for lots under 45 ' wide
• 4 planes for lots over 45' wide
• Number of planes maybe reduced to 2
planes if a landscaped courtyard is
included.
• 50% homes must have 1 8" offset planes
with min. 3' between front and rear planes.
• Each plane is 30 SF minimum.
• 3 planes for lots under 45'
• 4 planes for lots over 45 '
50% homes shall have offsets so that one side
has 7' average setback
Requires Directional Variety
At top of tall slopes, parallel to the slope.
• Vary heights and massing by
neighborhoods
• Vary direction
• Vary color within Neighborhood
• 25% of homes must have porch mm. 5'
deep across 33% front of home or a
balcony or a courtyard
Page 6 of 8
COMPARISON OF R-l ORDINAI
vs. VILLAGES OF LA COSTA MASTER PLAN
Type and number of Units Restriction
Mm. setback 10'
Incorporate a variety of railings low walls
Van.' roof element over porch
50% of openings on front elevation shall be
recessed or projected a mm. 2".
Elevations
Neighborhood Requirement - Elevations .Mm. 3 Elevations per Floor Plan
Incorporate "Handcrafted Detailing"
Incorporate a variety of accent features
Neighborhood Requirement - Front Elevations Windows shall incorporate mm. one of the
following: deep recessed windows; paned
windows: decorative window ledges; window
lintels: accent/varied shapes: window boxes:
wood mm surrounds; accent colors; arched
elements; shutters; or, raised stucco tnm
Neighborhood Requirement - Front Elevations Incorporate a mm. of 4 of the following: a
variety of roof planes: deeply recessed
windows and doors; paned windows and doors;
exposed roof beams or rafter tails; decorative
window ledges; accent materials such as
stucco, wood siding and stone; window and
door lintels: dormers; accent and varied shape
windows; window boxes and planters with
architecturally evident supports; exterior wood
elements; variations in colors of stucco and
other elements; accent colors on doors, shutters
or other elements; stucco wainscoting; covered
balconies; arched elements; shutters; or, raised
stucco trim around windows and doors.
Neighborhood Requirement - Side and Rear
Elevations, facing public or private streets
Incorporate a min. of 2 from above.
Neighborhood Requirement - Colors Consistent with architectural style
Warm, earth tones preferred
Earth tone required for L.C. Ridge
Min 3 color schemes per floor plan
Prohibit same color on same architectural
style when adjacent or across street
Neighborhood Requirement - Homes
Adjacent/Across Street
Different color
Different elevation
Neighborhood Requirement - Streetscape Vary lot sizes within a neighborhood if
possible
Vary floor plan types to include courtyard
Page 7 of 8
COMPARISON OF R-l ORDIN
vs. VILLAGES OF LA COSTA MASTER PLAN
Type and number of Units Restriction
plans and various garages locations
Garaees Requires a mix of 2. 3 and 2-door garages.
offset
Neighborhood Requirement - Garages • Max. 50% of homes may have 3 car
garages fronting street
• Three car garage shall not exceed 50% of
frontage
• Three car garage shall have a plane chance
of mm. 18"
• Garage setback is from face of door to
R.O.W. or sidewalk and excludes
projections
• Vary types of garage layouts to include:
side loaded; split with one portion side
loaded; split w/ house between; tandem;
recessed 6' behind house fa9ade: and
deeply recessed on back half of lot.
Page 8 of 8
N OF PLANNED DEVELOPME^JRDINANCE— ^^^^ —
vs. VILLAGES OF LA COSTA MASTER PLAN
Standard Existing Ordinance VLC Master Plan Justification
Arterial
Setbacks
Secondary - 30ft.
Major - 40 ft
Pnme - 50 ft.
Secondary - 30 ft.
Major - 50 ft.
Pnme - 50 ft.
The proposed increase in setback
for major roadways creates a
• consistent appearance throughout
; the Master Plan area providing a
| visual as well as spatial buffer
! between roadways and residential
I uses.
Front Yard
Setback
• 20'; however,
setbacks may be
varied to a 15 foot
average with a 10'
minimum.
• 5' from a private
driveway
• 20'for garages that
face public/private
street
• Calculate to nearest
point
No Neighborhood average
• For lots less than 7.500
SF but greater than 5.000
SF:
• 15' minimum average
20' by neighborhood to
habitable area
• 20' for garages that face
public/private street
• 15'for side-loaded
garages
• Calculate first by lot
then by average of
neighborhood
• Lot: average by building
planes (having over 100
SF) to property line
o if setback is 15' for
more then 33% of
frontage then whole
lot is deemed at 15'
setback
o if setback is 15' for
less than 33%
frontage than
average of all planes
used.
For lots less than 5,000 SF
(detached single-family
units):
• 15'minimum from
public or private streets
• 10'minimum for side-
loaded garages
• 5' minimum from motor
courts or driveways
The setbacks are consistent with
the existing ordinance and in
some instances more restrictive
recognizing the need to provide
variety to the streetscape. This
standard will eliminate the
'walling' effect where even1 unit
is set at the minimum front yard
setback. The setbacks also
promote the use of alternative
design layouts for garages
without impacting rear yard areas.
The standards promote a variety
of setbacks, building articulation
and encourages the use of porches
in the front of the unit.
Page 1 of 8
OF PLANNED DE\TLOPME RDI NANCE
vs. VILLAGES OF LA COSTA MASTER PLAN
Standard Existing Ordinance VLC Master Plan Justification
• Unenclosed porches may
extend up to 5 feet unto
the required setbacks,
but no closer than 10 feet
from the front property
line
• Garages shall be setback
a minimum of 5' from
motor courts, driveways,
or if located at the rear
of a lot, from private
streets.
o If any habitable
space is located
above the garage, the
livable portion must
maintain a minimum
10' setback from the
front or rear property
lines
Single-family cluster
homes:
• Units shall maintain a
minimum 10' habitable
area setback from public
or private streets
• Minimum 20' setback
required for garages
fronting on public or
private streets
• Garages shall be setback
a minimum of 5' from
motor courts and
driveways
o If any habitable
space is located
above the garage, the
livable portion must
maintain a minimum
10' setback from the
front or rear property
lines
Page 2 of 8
N OF PLANNED DEVELOPME^ORDINANCE
vs. VILLAGES OF LA COSTA MASTER PLAN
Standard Existing Ordinance VLC Master Plan Justification
Attached units on common
lots:
• All structures shall
maintain an average
setback of 15' from
private streets, excluding
porches and typical
architectural feature
projections
• Porches and side-loaded
garages may intrude into
the required setback but
shall maintain a min.
setback of 11' for
porches and 10' for side-
loaded garages.
• Setbacks off of a motor
court or driveway shall
be 5' for garages and 8'
for habitable spaces
Street Side
Setback
(Corner
Lots)
10 foot minimum 10 foot minimum Consistent with existing
ordinance
Distance
Between
Single-story
and Two-
story
Residential
Structures
Distance between
single-story
residential structures:
Not less than 10ft;
When more than 10
residential structures
in a row, the distance
between two and three
story residential
structures shall not be
less than 20 ft and the
distance between two-
story and one story
shall not be less than
15 feet
Architectural features
may project two feet
into the required
distance between
buildings
For lots less than 7,500 SF
but greater than 5,000 SF:
• 25% lot width of the
minimum neighborhood
lot size for lots under 60'
wide.
• Max 20'minimum 5'
each side
• Flexibility to distribute
setback between both
side yards while
preserving minimums.
• 5' each side yard end of
cul-de-sac.
• A round or octagonal
entry tower may
encroach 2' into setback
for max. 8\ roof eaves
may add 1' to the
encroachment and shall
The proposed requirement
provides for flexibility to
distribute the required setback for
site planning consistent with the
standards and guidelines
established in the Master Plan.
The revised setback requirement
in conjunction with the
requirements for building mass
and fa9ade articulation will
provide a non-uniform separation
between units thereby creating
interest and variation in the
streetscape.
Page 3 of 8
COMP ASON OF PLANNED DEVELOPME'RDINANCE
vs. VILLAGES OF LA COSTA MASTER PLAN
Standard Existing Ordinance VLC Master Plan Justification
be located within the
larger side yard
For lots less than 5.000 SF:
• All habitable portions of
structures shall maintain
a minimum internal side
yard setback of 5'
• Minimum distance
between living units
shall be 10', excluding
architectural feature
projections and wrap-
around porch
encroachments
Single-family cluster
homes:
• Minimum distance
between homes on
common lots shall be 10'
excluding architectural
feature projections and
wrap-around porch
encroachments
Attached units on common
lots:
• Buildings internal to the
development shall
maintain a 10' building
separation
Resident
Parking
2 full size covered spaces,
except for studio units
which shall be provided
with a ratio of 1.5 spaces
per unit, one of which
shall be covered
2-car garage with 20 ft
by 20 ft interior
measurement.
Alternative: two 12 ft. x
20 ft. one car garages; 3
car options as outlined
Studio units shall be
provided 1.5 spaces per
unit. One space shall be
covered
Consistent with existing
ordinance
Visitor
Parking
10 dwelling units or
less: 1 space/ 2 DUs
Greater than 10 DUs:
Same as current Planned
Development Ordinance
standards
Consistent with existing
ordinance
Page 4 of 8
COMP^SON OF PLANNED DEXTLOPME^ORDINANCE
vs. VILLAGES OF LA COSTA MASTER PLAN
Standard Existing Ordinance VLC Master Plan Justification
5 spaces for the 10
units, plus 1 space 4
DUs
45% may be compact
spaces
Credit for on-street
parking for single-
family or duplex units
Building
Setbacks
from Open
Parking
Recreational
Space
Open/
Recreational
Space
Dimensions
Private Yard^
Dimensions
Private ^
Streets
Not less than 5 feet
• 200 SF total per unit
for lots under 7,500
SF
• Private and common
facilities must be
provided
• 50% Common/50%
Private
• No parking
requirements
Minimum of 10 ft.
15ft. x 15 ft.
• 30 ft; 2 lanes, no
parking, 12 units
5 ft minimum
• Minimum 15' x 15' area
• 1 00 SF per unit common
area
Recreational Space Parking:
• Common recreation
areas under 8,000 SF:
none required.
• Common recreation
areas over 8,000 SF:
o 1 stall per 20 homes
within Vi mile radius;
o 1 stall per 15 homes
outside % mile
radius
o On-street parking
along the frontage of
the rec area may
satisfy this
requirement as long
as the spaces are not
required to meet the
residential visitor
parking requirement.
Minimum of 10 ft
15' x 15'
• 40 ft; 2 lanes of
parking for public
Consistent with existing
ordinance
_-
Consistent with existing
ordinance. The Master Plan
contains additional parking
requirements for recreational
areas not found in the current
ordinance to encourage use by
residents.
Consistent with existing
ordinance
Consistent with existing
ordinance
The proposed street width is
consistent with current
Page 5 of 8
OF PLANNED DE\TLOPMEORDI.\A.NCE
vs. VILLAGES OF LA COSTA MASTER PLAN
Standard Existing Ordinance Master Plan Justification
or less
32 ft; 2 lanes
parking on one
side
36 ft: 2 lanes
parking on both
sides
No parkways
streets
5 ft non-contiguous
sidewalk on both
sides
Landscaped parkways
The width of private
streets will be
established at the
tentative map stage.
engineering standards. Tr.i'
proposed improvements include a
10" parkway that provides for 5'
of sidewalk and a landscape
parkway adiacent to the curb.
The effect of this proposal is that
land currently appearing as a front
yard setback area is relocated as a
landscaped parkway to separate
the vehicular and pedesman
traffic while maintaining the same
distance from the unit to curb.
Drivewavs 30ft.For single-family cluster
homes:
• Driveways serving four
or less single-family
clustered units may be
reduced to 24 ft. in width
For attached units:
• Driveways serving 10 or
less units may be
reduced to 24 ft. in width
The reduction in width for low
intensity use driveways is to
increase pedesman safety and to
create a more visually-pleasing
environment for residents.
RV Storage For all projects with 10 or
more units:
• 20 sq. ft. for each
home.
• Not less than 200 SF
shall be provided
For lots less than 7500 sq ft
• 20 SF of RV parking per
unit
• Not less than 200 SF
shall be provided
Consistent with existing
ordinance
PUD Lot Minimum lot size for
single-family homes:
3,500 SF
Minimum street
frontage for linear or
semi-linear streets: 40
ft.
Minimum street
frontage on sharply
curved streets or cul-
de-sacs: 35 ft., 40 ft.
average
Frontage on cul-de-
sac bulbs: 25 ft. if
guest parking is
provided near the end
Lot widths varies from 40' to
50' for lots under 7,500 SF:
• 3,500 SF: 40'
• 4,500 SF: 45'
• 5,000 SF: 50'
• 6,000 SF: 50'
Consistent with existing
ordinance
Page 6 of 8
s OF PLANNED DEVELOPME«JRDINANCE
vs. VILLAGES OF LA COSTA MASTER PLAN
Standard Existing Ordinance VLC Master Plan Justification
of the cul-de-sac
Building j Single family and duplex:
Height . 30ft. with roof pitch
greater than 3:12
24 ft with roof pitch
less than 3:12
All units except attached Consistent with existim.
ordinance
• 30 feet with roof pitch
greater than 3:12
Attached units:
• 35 feet with roof pitch
greater than 3:12
Second
Dwelling
Units
Second dwelling units
may be permitted on lots
which are developed with
detached single-family
residences according to
the provisions of Section
21.10.015 (c), and subject
to additional requirements
(21.45.090 (p))
Conforms to existing PD | Consistent with existing
Ordinance Section
21.45.090(p),et. seq.
Shall also comply with
21.85 if units are
provided as inclusionary
housing
ordinance
Building
coverage
No maximum coverage 2 story 40% net pad area
1 story 50% net pad area
Coverage excludes
covered porches,
overhanging balconies
less than 8' and porte
cocheres
The increased lot coverage for
single-story units is provided to
implement the standards and
guidelines in the Master Plan for
alternative garage designs and
fa9ade articulation.
Front
Porches,
Open Court-
yards,
Balconies
None 25% of homes must have
porch 5 ft. deep across
33% of front of home or
a balcony or courtyard
whichever is consistent
with the architectural
style
Minimum setback 10 ft.
Incorporate a variety of
railings/ low walls
Vary roof element over
porch
These features provide additional
building articulation, create a
stronger relationship with the
street and are consistent with the
pedestrian oriented goals of the
Master Plan.
Single-story
Units
None For neighborhoods on
ridgelines/hilltops which
are visible from a
circulation element
roadway, at least 20% of
the units shall be single-
This standard is proposed to
reduce the overall building mass
visible on ridgelmes and hilltops
from circulation element
roadways and lessen the visual
impact of residential development
along these areas.
Page 7 of 8
COMI^ISON OFPLANNED DE\ i i < >r \\i ^Oi 111 i i
VS. VILLAGES OF LA COST A MASTER PLAN
Standard Existing Ordinance \TC Master Plan Justification
StOP.'.alone these area.v
Design
restrictions
Small Lot Guidelines
(Council Policy 44)
See Council Policy 44
analysis table
Page 8 of 8
DESIGN GUIDELINES EVALUATION
CURRENT POLICY No. 44 AND VLC MASTER PLAN
Guidelines in Current
Policy No. 44
Villages of La Costa Master
Plan
Difference
Where (3) two-story units occur in
a row and they are situated less than
15' apart, at least (1) unit must have
a single story building edge not less
than 10 feet in depth.
The roof covering the single story
element shall be substantially lower
than the roof for the 2-story element
to the unit (this is not intended to
preclude long shed-type roofs
falling to a single-story element).
(Guideline #1)
j In neighborhoods where there are
| three two-story units in a row
situated less than 15 feet apart, at
least one of the three units shall
have a single-story building edge.
The depth of the single-story edge
shall be no less than 10 feet and
shall run the length of the building.
The roof covering the single-story
element shall be substantially lower
than the roof for the two-story
element to the unit (this is not
intended to preclude long shed-type
roofs falling to a single-story
element). Single story shall be
defined as a plateline maximum of
15 feet.
Consistent with existing roi;c\
Where (3) two-story units occur in
a row and they are situated 15 to 20
feet apart, at least (1) unit must
have a single story building edge
not less than 5 feet in depth.
The roof covering the single story
element shall be substantially lower
than the roof for the 2-story element
to the unit (this is not intended to
preclude long shed-type roofs
falling to a single-story element).
(Guideline #2)
In neighborhoods where there are
three two-story units in a row
situated between 15 and 20 feet
apart, at least one of the three units
shall have a single story building
edge with a depth of not less than 5
feet running the length of the
building.
The roof of the single story element
shall be substantially lower than the
roof for the two-story element of
the building (this is not intended to
preclude long shed-type roofs
falling to a single-story element).
Single story shall be defined as a
plateline maximum of 15 feet.
Consistent with existing policy
Per project, 33% of all units shall
have a single story edge a minimum
of 40% of the total perimeter.
For the purpose of this guideline the
single-story edge shall be a
minimum depth of 3'.
(Guideline #3)
On a neighborhood basis, thirty-
three percent (33%) of the units
shall have a single-story element
that is forty percent (40%) of the
front elevation width.
The minimum depth of this element
shall be 3'-0". Porches and porte
cochere elements shall qualify as a
single-story element.
The Master Plan states that the
single-story element be applied to
40% of the front elevation while the
current guidelines apply to the total
perimeter of the building.
The Master Plan is focusing the
single story element on the front
elevation side in order to create a
pedestrian scaled streetscape.
Per project. 50% of the units in a
project, there shall be at least 3
separate building planes on street
side (front) elevations of lots with
45' of frontage or less, and 4
separate building planes on street
side (front) elevations of lots with a
For at least 50% of the units in the
neighborhood, there shall be at least
three separate building planes on
street side elevations (front
elevations) of lots with 45 feet of
frontage or less, and four separate
building planes on street side
Consistent with existing policy
Page 1
DESIGN GUIDELINES E
POLICY No. 44 AND VLC MASTER PLAN
Guidelines in Current
Policy No. 44
Villages of La Costa .Master Difference
Plan
frontage greater than 45'.
The minimum offset in planes shall
be 18" and shall include but not be
limited to building walls, windows
and roofs.
The minimum depth between the
faces of the forward-most plane and
the rear plane on the front elevation
shall be 10' and a plane must be a
minimum of 30 SF to receive credit
under this section.
(Guideline #4)
elevations (front elevations I of lots
with a frontage greater than 45 feet.
The minimum offset in planes shall
be 18 inches and shall include but
not be limited to building walls,
windows and roofs.
The minimum depth between the
faces of the forward-most plane and
the rear plane on the front elevation
shall be 10 feet. A plane must be a
minimum of 30 sq. ft. to receive
credit under this section. The
outside edge of porches and
balconies meet this criteria.
Per project, 50% of the units in a
project, there shall be at least 3
separate building planes on rear
elevations of lots with 45' of
frontage or less, and 4 separate
building planes on rear elevations
of lots with a frontage greater than
45'.
The minimum offset in planes shall
be 18" and shall include but not be
limited to building walls, windows
and roofs.
The minimum depth between the
faces of the forward-most plane and
the rear plane on the front elevation
shall be 3' and a plane must be a
minimum of 30 SF to receive credit
under this section.
(Guideline #5)
For at least 50% of the units in a
neighborhood, there shall be at least
three separate building planes on
rear elevations of lots with 45 feet
of frontage or less, and four
separate building planes on rear
elevations of lots with a frontage
greater than 45 feet.
The minimum offset in planes shall
be 18 inches and shall include, but
not be limited to, building walls,
windows, and roofs.
The minimum depth between the
faces of the forward-most plane,
and the rear plane on the rear
elevation shall be 3 feet. A plane
must be a minimum of 30 square
feet to receive credit under this
section.
Consistent with existing policy
Per project, 50% of all units shall
have one side elevation with a 7'
average sideyard setback.
(Guideline #6)
At least 50% of the units in each
neighborhood shall have one side
elevation where there are sufficient
offsets or cutouts so that the side
yard setback averages a minimum
of 7 feet.
Consistent with existing policy
Three-car garages limited to 75% of
the total units where average lot
size is 5,000 SF or less. Three-car
garages shall incorporate a mixture
of 2-door, 3-door and offset (2
planes min. 12") 2-door designs.
Neighborhoods with a minimum lot
size of 5,000 square feet or greater
shall limit the number of units with
three-car garages in a row facing
the street to 25% of the units in the
neighborhood. An additional 25%
of the units within the same
neighborhood may have 3-car
garages if the combined garage area
The Master Plan limits the number
of three-car garages to 50% versus
75% allowed in current ordinance.
Current ordinance is for lots smaller
than 5,000 SF while the Master
Plan provisions apply to all lot
sizes.
Page 2
DESIGN GUIDELINES E\ ALUATIO^||
POLICY No. 44 AND VLC MASTER PLAN
Guidelines in Current
Policv No. 44
Villages of La Costa Master i Difference
Plan j
(Guideline #7)
does not exceed more than 50 ;
percent of the home's frontage. ;
Three car garages are not j
considered "in-a-row" or "side-by- j
side" if split by living space or an
open area 10 feet wide or more
across.
50% of exterior door and window
openings shall be projected or
recessed a minimum of 2 inches
and shall be with wood or colored
aluminum window frames.
(Guideline #8)
Fifty-percent (50%) of exterior
openings (doors windows) in the
front of each unit shall be recessed
or projected a minimum of 2 inches
or shall be trimmed with wood or
raised stucco. Colored aluminum
window frames shall be used (no
mill finishes).
Consistent with existing policy
The predominant roof framing for
each floor plan in a project shall
exhibit directional variety to the
other floor plans and to the street.
(Guideline #9)
The predominant roof framing for
each floor plan in a neighborhood
shall exhibit directional variety to
the other floor plans of the same
neighborhood.
Consistent with existing policy
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