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LFMP 17; Bressi Ranch; Local Facilities Management Plan (LFMP)
CITY OF CARLSBAD LAND USE REVIEW APPLICATION' 1) APPLICATIONS APPLIED FOR (CHECKBOXES) (FOR DEPARTMENT USE ONLY) D D Administrative Permit - 2nd Dwelling Unit Administrative Variance Coastal Development Permit Conditional Use Permit Condominium Permit Environmental Impact Assessment General Plan Amendment Hillside Development Permit Local Coastal Plan Amendment Master Plan Non-Residential Planned Development Planned Development Permit Planned Industrial Permit Planning Commission Determination I I Precise Development Plan I I Redevelopment Permit I | Site Development Plan | | Special Use Permit I | Specific Plan I I Tcntotivc Porccl Mop Obtain from Engineering Department I I Tentative Tract Map I I Variance Zone Change List other applications not specified LFMP (FOR DEPARTMENT USE ONLY) 2) 3) 4) ASSESSOR PARCEL NO(S) PROJECT NAME 213-030-13, 213-030-16 17 BRIEF DESCRIPTION OF PROJECT LFMP for Zone 1 7 to comply with Growth Management Act 5) OWNER NAME (Print or Type) Lennar Bressi Ranch Venture, LLC MAILING ADDRESS ^Vftn FT oof- St-roe»i- # 1?f) CITY AND STATE ZIP TELEPHONE Carlsbad, CA 92083 I CERTIFY THAT I AM THE LEGAL OWNER AND THAT ALL THE ABOVE INFORMATION IS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE ^(^^ l^/ £ 2.-n-o\ SIGNATURE DATE 6) APPLICANT NAME (Print or Type) Hofman Planning Associates MAILING ADDRESS 5900 Pasteur Court, Suite 150 CITY AND STATE ZIP TELEPHONE Carlsbad, CA 92008 760.438.1465 I CERTIFY THAT 1 AM THE LEGAL REPRESENTATIVE OF THE OWNER AND THAT ALL THE ABOVE INFORMATION IS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE SIGNATURE DATE 7) BRIEF LEGAL DESCRIPTION Form 16 PAGE 1 OF 2 JMOTE -A PROPOSED PROJECT REQUJHIG MULTIPLE APPLICATIONS BE FILED, MUAff BE SUBMITTED PRIOR TO 3'30 P M A PROPOSED PROJECT REQUIRING olP ONE APPLICATION BE FILED, MUST BE sWwiTTED PRIOR TO 4.00 P M 8) LOCATION OF PROJECT N/A ON THE BETWEEN South STREET ADDRESS SIDE OF (NORTH, SOUTH, EAST, WEST) El Cammo Real (NAME OF STREET) AND Palomar Airport Road (NAME OF STREET) Melrose Drive (NAME OF STREET) 9) LOCAL FACILITIES MANAGEMENT ZONE 10) PROPOSED NUMBER OF LOTS 17 1 3) TYPE OF SUBDIVISION 16) PERCENTAGE OF PROPOSED PROJECT IN OPEN SPACE 19) GROSS SITE ACREAGE 22) EXISTING ZONING 11) NUMBER OF EXISTING RESIDENTIAL UNITS 14) PROPOSED IND OFFICE/ SQUARE FOOTAGE 17) PROPOSED INCREASE IN ADT 20) EXISTING GENERAL PLAN 23) PROPOSED ZONING 1 2) PROPOSED NUMBER OF RESIDENTIAL UNITS 1 5) PROPOSED COMM SQUARE FOOTAGE 18) PROPOSED SEWER USAGE IN EDU 21) PROPOSED GENERAL PLAN DESIGNATION 24) IN THE PROCESS OF REVIEWING THIS-APPLICATION IT MAY BE NECESSARY FOR MEMBERS OF CITY STAFF, PLANNING COMMISSIONERS, DESIGN REVIEW BOARD MEMBERS OR CITY COUNCIL MEMBERS TO INSPECT AND ENTER THE PROPERTY THAT IS THE SUBJECT OF THIS APPLICATION I/WE CONSENT TO ENTRY FOR THIS PURPOSE SIGNATURE FOR CITY USE ONLY FEE COMPUTATION APPLICATION TYPE FEE REQUIRED TC Df LFMP TAL FEE REQUIRED VTE FEE PAID * to poo** fWta?0 RECEIVED APR 0 6 2001 CITY OF CARLSBAD PLANNING DEPT. DATE STAMP APPLICATION RECEIVED RECEIVED BY: RECEIPT NO Form 16 PAGE 2 OF 2 5) Owner Name (Print or Type) General American Life Insurance Company c/o Metropolitan Life Insurance Company _ Mailing Address 333 S Hope Street Suite 2950 _ City and State Zip Telephone Los Angeles, CA _ 90071 _ I CERTIFY THAT I AM THE LEGAL OWNER AND THAT ALL THE ABOVE INFORMATION IS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE SIGNATURE DAT City of Carlsbad 1635 Faraday Avenue Carlsbad CA 92008 Applicant: HOFMAN PLANNING ASSOCIATES Description Amount LFMP0102 10,000.00 • <- M u DnniQ.io 604904/06/01000201 02Receipt Number: ROD 19518 COP 10000»00 Transaction Date: 04/06/2001 Pay Type Method Description Amount Payment Check 00110386 10,000.00 Transaction Amount: 10,000.00 02/13/01 TUB 09:44 FAX 949^55 3718 949 955 3718 COLLINS COMMERCIAUiB @|003 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 ItyTUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Motet ' .,M,I ,' , '•/"' ,:,'y,!;-,'"''I!I;M'"''',.,!'1' ' ' • '. '>, ; •, ,', ' ,>','.,, . 'Person) is defined as "Any toliwualj firm,. cc^parajersllip, joint venting association^ isqcial cl»b, fraternal organisation, co^p.ration,,[^,tatei,i,;.trKi§^; Wfe^iy*!,, ^syndicate,, in this an.<3 >any, otfyer county, c-kyan'd cpunty, pity municipality, district or ql^er pi&^V^Mmsion or 'Sty other group or'cdinbination acting as'a unit." Agents| may sign provided below. Person_ Title__ , (be legal name, and entMy of the applicant and property owner must be 1. I APPLICANT (Not the applicant's agent) Provide the COMPLET^ T^Q^T,, names and addresses of ALL persons having a financial interest in the application. If die applicant includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON- APPLICABLE (N/A) IN THE SPACE BELOW If a publiclv-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) LENNAR BRESS! RANCH VENTURE, LLC | a California limited liability company Address_J By: Lennar Bressi Carlsbad, LLC a California limited liability company Its: Managing Member By: Lennar Homes of California, Inc. a California corporation Its. Managing Member Its: Vice President 2. OWNER (Not the owner's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e, partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publiclv-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person. Title__ Address. General American life Insurance Company a Missouri Corporation By Metropolitan Life Insurance Company Donald Devine Its Vice President LENNAR BRESSI RANCH VENTURE, LLC a California limited liability company By. Lennar Bressi Carlsbad, LLC a California limited liability company Its: Managing Member By Lennar Homes of California, Inc. a California corporation Its. Managing Member By:. Its. Vice President pity of Cairlsbad 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 at the time of application submittal Your project cannot be reviewed until this information is completed Please print Note: Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust,' receiver, syndicate, in this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit" Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below 1 Person_ Title Address APPLICANT (Not the applicant's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having a financial interest in the application If the applicant includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 10% of the shares IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON- APPLICABLE (N/A) IN THE SPACE BELOW If a pubhclv-owned corporation, include the names, titles, and addresses of the corporate 'officers (A separate page may be attached if necessary ) U/fi LENNAR BRESSI RANCH VENTURE. LLC a California limited liability company By Lennar Bressi Carlsbad, LLC a California limited liability company Its Managing Member By Lennar Homes of California, Inc a California corporation Its. Managing Member Its Vice President 2. OWNER (Not the owner' s agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership interest in the property involved Also, provide the nature of the legal ownership (i.e, partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 10% of the shares IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary ) 'Person"MJA. Title Address LENNAR BRESSI RANCH VENTURE, LLC a California limited liability company By. Lennar Bressi Carlsbad, LLC a California limited liability company Its Managing Member By Lennar Homes of California, Inc a California corporation Its Managing Member By \ Its Vice President NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non-profit organization or as trustee or beneficiary of the Non Profit/TrustNon Profit/Trust. Title_Title Address Address Have you had more than $250 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? Yes No If yes, please indicate person(s)-_ NOTE: Attach additional sheets if necessary I certify that all the above information is true and correct to the best of my knowledge Signature of owner/date Print or type name of owner Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent LENNAR BRESSI RANCH VENTURE, LLC a California limited liability company By Lcnnar Brcssi Carlsbad, LLC a California limited liability company Its Managing Member By Lennar Homes of California, Inc a California corporation Its Managing Member By Its Vice President H ADMIN\COUNTER\DISCLOSURE STATEMENT 5/98 Page 2 of 2 Hofman Planning Associates Memorandum Planning Project Management Fiscal Analysis DATE: April 6,2001 TO: Don Rideout FROM: Elysian Mah SUBJECT: Zone 17 LFMP Submitted Don, We are submitting the Zone 17 LFMP for the City's review Accompanying this transmittal, please find the following items • Disclosure Statement • Land Use Review Application Seven (7) copies of the draft Zone 17 LFMP Application fees in the amount of $ 10,000. If you have any questions, please feel free to give me a call Thank you. 5900 Pasteur Court • Ste 150 • Carlsbad • CA • 92008 • 760-438-1465 • Fax 760-438-2443 'The City of Carlsbad Planning 1 A REPORT TO THE PLANNING COMMISSION Item No. P.C. AGENDA OF: June 5,2002 Application subimttal date Project Planner Project Engineer May 14,1998 Chnster Westman Clyde Wickham SUBJECT: EIR 98-04/GPA 98-03/ZC 98-04/MP 178/LFMP 17/CT 00-06/HDP 99-06/SUP 99-03/SUP 01-01 - BRESSI RANCH - Request for the certification of a Program Environmental Impact Report, including the approval of Candidate Findings of Fact, a Statement of Overriding Consideration, and a Mitigation Monitoring and Reporting Program; and a request for approval of a Master Plan identifying six industrial planning areas, seven residential planning areas, one mixed use planning area, one community facilities planning area, and six open space planning areas for the purpose of regulating the future development of up to 623 residential units, 2.16 million square feet of industrial buildings, 130,000 square feet of commercial buildings, and 138,000 square feet of community related services and/or facilities; General Plan Land Use Amendment, Zone Change, Local Facilities Management Plan, Carlsbad Tract subdivision map, Hillside Development Permit, and Special Use Permits for the purpose of designating the type, location, and mfrastructural needs of development within a 585.1 acre site south of Palomar Airport Road and east of El Camino Real in Local Facilities Management Zone 17. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 5201 RECOMMENDING that the City Council CERTIFY the Program Environmental Impact Report EIR 98-04 including the approval of Candidate Findings of Fact, a Statement of Ovemding Consideration, and a Mitigation Monitoring and Reporting Program, ADOPT Planning Commission Resolutions No. 5202, 5203, 5204, and 5205 RECOMMENDING APPROVAL of General Plan Amendment GPA 98-03, Zone Change ZC 98-04, Master Plan MP 178, and Local Facilities Management Plan LFMP 17; and, ADOPT Planning Commission Resolutions No. 5206, 5207, 5208, and 5209 APPROVING Carlsbad Tract CT 00-06, Hillside Development Permit HDP 99-06, Special Use Permit SUP 99-03, Special Use Permit SUP 01-01 based on the findings and subject to the conditions found therein. II. INTRODUCTION Lennar Communities has "prepared a master plan for the development of the 585.1 acre Bressi Ranch. An environmental impact report has been prepared which analyzes potential impacts to the environment which may be caused by the development of the site. The master plan has identified land uses which include industrial, commercial, single-family residential, multi family residential, community facilities, open space preserves, and open space for recreation. r\EIR 98-04/GPA 98-03/ZCW-04/MP 178/LFMP 17/CT 00-06/HDK.J-06/ SUP 99-03/SUP 01-01 - BRESSI RANCH June 5,2002 Page 2 Associated applications which enable approval and implementation of the master plan include a subdivision map to create 22 large "planning area" lots, a Hillside Development Permit regulating the initial grading of the site, an El Cammo Real Corridor Special Use Permit ensuring compatibility with the development standards of the El Camino Real Corridor Development Standards and a Floodplam Special Use Permit addressing the proposed development's impacts to the floodplam. The environmental analysis identified that the cumulative impacts to air quality cannot be mitigated and are therefore significant and immitigable. A Statement of Overriding Consideration must be adopted to approve the project. No other significant unmitigable environmental impacts have been identified in the EIR. Prior to initializing the EIR, the applicant consulted with the U.S. Fish and Wildlife Service, the U.S. Army Corps of Engineers and the California Department of Fish and Game and was issued a Section 7 permit for limited impacts to significant environmental resources. The applicant and staff have endeavored to design the master plan to provide clear direction for future development. The applicant's vision for the Bressi Ranch is a "walkable" community. Goals to implement the vision are described at the beginning of the plan. Neighborhood and individual planning area design criteria and development standards have been developed within the master plan to manifest the goals. The design criteria has been based on neo traditional town planning, the Ahwahnee Principals of town planning and the personal and professional experiences of the applicant and City staff. Specifically there should be a mix of land uses including housing, recreation, jobs, and services. All of the land uses should be within walking distance of each other and transit stops. Housing should be available to a wide range of economic levels and age groups, and there should be a center focus that combines commercial, civic, cultural and recreational uses. The basis for the individual planning area development standards was Title 21 (Zoning Ordinance). Some variations to standards are proposed which will be unique to the Bressi Ranch. These variations are described under the Master Plan heading of this report. There are no outstanding staff issues and therefore approval of the associated resolutions is recommended. HI. PROJECT DESCRIPTION AND BACKGROUND The project includes both legislative and adjudicatory applications. Legislative actions include a new master plan for the 585.1 acre Bressi Ranch and a General Plan Land Use Amendment to change Un-Planned Area (UA), Open Space (OS), Residential Low (RL), Residential Low Medium (RLM), and Residential Medium (RM) densities to OS, RLM, RM, Residential Medium High (RMH), Residential High (RH) densities, Local Commercial (L), Community Facilities (CF), Private School (P), and Planned Industrial (PI). A Zone Change is proposed to change the site's Limited Control (L-C) designation to Planned Community (PC). The site is in Local Facilities Management Zone 17. A Local Facilities Management Plan (LFMP) has not been previously adopted for this zone. A new LFMP has been prepared which /ZW8-04/MP 178/LFMP I7/CT 00-06/HDlRsEIR 98-04/GPA 98-03/ZW8-04/MP 178/LFMP I7/CT 00-06/HDl9-06/ SUP 99-03/SUP 01-01 - BRESSI RAN ©&*^. t«>>*^ ^,. „ June 5,2002 ; N Page 3 . identifies infrastructural needs and describes how the needed facihty(s) will be either guaranteed or constructed. Adjudicatory applications include a 22 lot subdivision over the entire 585.1 acres. The subdivision will create lots which correspond with the individual master plan planning areas. There are six industrial lots accounting for 150.1 acres; seven residential lots accounting for 174.9 acres; six open space lots accounting for 190.7 acres; one community facilities lot at 13.7 acres, and one mixed use lot at 27.7 acres. Roadways are not included in the lot area calculations and equal approximately 28 acres. Each of the open space lots except OS 2 (lot 18) will be deed restricted as an open space preserve. OS 2 will serve as a community recreation site. Other applications are a Hillside Development Permit (HDP), and two Special Use Permits (SUP). Each of these permits relates to the project's proposed grading. The project site is located at the southeast comer of Palomar Airport Road and El Camino Real. There are a total of 585.1 acres within the project boundaries which are vacant except for the single-family home used by the Bressi Family. The topography is rolling hills to some areas of steep slopes. The flatter areas have been used for agriculture in the past most recently for dry farming. There are some view opportunities to the west and southwest which include glimpses of the ocean. The McClellan Palomar Airport is located to the northwest, industrial development exists to the west and north, Rancho Carrillo is to the east and Villages of La Costa to the south. Applicable Regulations The proposed project is subject to the following plans, ordinances, standards and policies: 1. Master Plan: Planned Community, Chapter 21.38 of the Municipal Code; 2. General Plan; 3. Comprehensive Land Use Plan for McClellan Palomar Airport; 4. Zone Change: Title 21 Zoning Ordinance; 5. Growth Management, Chapter 21.90 of the Municipal Code; 6. Subdivision Ordinance, Title 20 of the Municipal Code; 7. Hillside Development Regulations, Chapter 21.95 of the Municipal Code; 8. El Camino Real Corridor Development Standards; 9. Floodplain Management Regulations, Chapter 21.110 of the Municipal Code; 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 Bressi Ranch Project. EIR 98-04/GPA 98-03/ZCW04/MP 178/LFMP 17/CT 00-06/HDPx-06/ SUP 99-03/SUP 01-01 - BRESSI RANCH June 5,2002 Page 4 1 Master Plan Master plans are required for properties that are over 100 acres in size and are located in the Planned Community Zone (Carlsbad Municipal Code Chapter 21.38). The Bressi Ranch site falls within these boundaries. The intent and purpose of creating a master plan is to: (1) Encourage the orderly implementation of the general plan by the comprehensive planning and development of large tracts of land under unified ownership or developmental control so that the entire tract will be developed in accord with an adopted master plan to provide an environment of stable and desirable character; (2) Provide a flexible regulatory procedure to encourage creative and imaginative planning of coordinated communities involving a mixture of residential densities and housing types, open space, community facilities, both public and private and, where appropriate, commercial and industrial areas; (3) Allow for the coordination of planning efforts between developer and city to provide for the orderly development of all necessary public facilities to ensure their availability concurrent with need; (4) Provide a framework for the phased development of an approved master planned area to provide some assurance to the developer that later development will be acceptable to the city; provided such plans are in accordance with the approved planned community master plan; and (5) Ensure that all new and, as appropriate, existing master plans reserve a site or sites for community facilities uses which benefit the community as a whole by satisfying social/rehgious/human service needs. The proposed master plan will control the type and intensity of land uses within the Bressi Ranch by establishing planning areas and their corresponding zoning and development standards. The following Table A, Bressi Ranch Master Plan Land Use Summary, provides a land use and acreage tabulation for the Master Plan. EIR 98-04/GPA 98-03/JRs-04/MP 178/LFMP 17/CT 00-06/H3P99-06/ SUP99-03/SUP01-01 - BRESSI RANCH" ^ -w^j-.*,* , June 5,2002 PageS TABLE A - BRESSI RANCH 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 Development Community Facilities/Private School Mixed Use: Community Facilities / Local Commercial/Residential High Density Planned Industrial Open Space Major Roadways Non Residential Subtotal: Project Total: Total Acreage 94.7 16.2 64.0 174.9 13.7 27.7 150.1 190.7 28.0 410.2 585.1 *High Density residential development is part of the Mixed Use Planning Area 15. Chapter 21.38, Planned Community Zone, of the Municipal Code specifies the required contents for all Master Plans. Requirements include a map of the property boundaries, land use map, open space program, development process, infrastructural improvements, grading scheme, development standards, and an analysis of the project's fiscal impact on the City. The Bressi Ranch Master Plan provides the necessary components within thirteen chapters plus appendices. The following is a general listing of the contents of each chapter and the appendices. Chapter I - Introduction: Introduction includes information such as the organization and scope of the plan, a project description, master applications, master plan goals, and relationship to the Rancho Carrillo Master Plan and Villages of La Costa Master Plan. Chapter II - Goals of the Bressi Ranch Master Plan: Outlines the various "Smart Growth" techniques and Ahwahnee Principles that are incorporated into the Master Plan. The goal is to make Bressi Ranch a livable community where people can live, work and play by building a resource efficient community. Chapter III - Land Use Entitlements & Provisions: Covers the authority granted by approval of the Master Plan, and provides a discussion of the maximum number of units for the Master Plan, Community Associations and CC&Rs, General Plan designations, Zoning designations, and a description of land uses allowed by the Master Plan Chapter IV - Streets: Provides the Bressi Ranch development standards and design guidelines for streets. Chapter V - Landscape: Presents the overall vision for landscaping within Bressi Ranch including a brush management plan. This chapter outlines specific landscape zones and includes EIR 98-04/GPA 98-03/ZCW04/MP 178/LFMP 17/CT 00-06/HDFkJ-06/ SUP 99-03/SUP 01-01 - BRESSI RANCH June 5,2002 Page 6 a detailed list of trees, shrubs, vines, and groundcover that would best suit the Bressi Ranch environment. Chapter VI - Development Review Process: Describes the general development review process for all of the individual planning areas within the Master Plan. This includes the review process for tentative maps, industrial planning areas, residential planning areas, custom lots, mixed use and community facilities. Chapter VII - Industrial/Office Developments and Design Guidelines: Contains the standards and guidelines that apply specifically to the industrial/office planning areas one through five and fourteen. The chapter includes discussion of industrial driveways, site design criteria, architectural guidelines, sign criteria, screening and edge treatments. Chapter VIII - Commercial/Community Facilities Development Standards & Design Guidelines: Contains the standards and guidelines that apply specifically to the community facilities and mixed use planning areas thirteen and fifteen. The chapter includes requirements for site design criteria, building and massing, landscaping, connection to adjacent uses, traffic calming, and street lighting. Chapter IX - Village Green Development Standards & Design Guidelines: Provides a set of standards and guidelines that apply to the Village Green (Open Space Area 2). Chapter X - Residential Development Standards & Design Guidelines: Contains the standards and guidelines that apply specifically to the residential planning areas six through twelve. The chapter includes discussion of site plan design, neighborhood development standards and design guidelines, architectural guidelines, and individual planning area development standards. Chapter XI - Open Space: Provides the requirements for the six open space planning areas, most of which will remain undeveloped. This chapter includes details on the pedestrian trail system, citywide trails, maintenance of open space, and special design criteria. Chapter XII - Grading: Establishes appropriate guidelines for the grading within the Master Plan. This includes a section on conformance with City of Carlsbad ordinances. Chapter XIII - Public Facilities: Discusses how the Master Plan will contribute to facilities and services required by the City's Growth Management Program. Appendices - Appendix A and Appendix B: Appendix A contains a General Plan Consistency Analyses. Appendix B contains an analysis of the Master Plan's consistency with other applicable planning documents. Fiscal Impact Analysis - A fiscal impact study titled "Lennar Communities Bressi Ranch Fiscal Impact Analysis" and related documents by Douglas Ford and Associates was prepared and is on file with the Planning Department. The study was also previously distributed to members of the Planning Commission. In summary, the study shows that the ultimate buildout of the Bressi Ranch Master Plan as proposed will result in City revenues which fall short of City expenditures required to provide City services to the residences within the Bressi Ranch community. EIR 98-04/GPA 98-03/zfts-04/MP 178/LFMP 17/CT 00-06/Hlft9-06/ SUP 99-03/SUP 01-01-BRESSI RAN<SH«">• - ?>'*- v--, June 5,2002 Page? Issues resolved through the development of the master plan include land use compatibility, general circulation, residential density, community facilities, infrastructure, and development standards specific to the Bressi Ranch Master Plan versus those that are otherwise applied to the remainder of the City. Land Use Compatibility The Bressi Ranch Master Plan has been designed so that facilities essential to the daily life of the residents are part of an integrated community including housing, employment, retail, community passive and active open space, and community facilities. Land use compatibility was discussed not only for all uses within the master plan but also for those existing uses adjacent to the Bressi Ranch. Adjacent properties include the Palomar Airport to the northwest, the Lincoln-North Pointe West industrial development to the west, vacant and industrial development to the north, the Carrillo Ranch to the east and the future La Costa Greens to the south. Land uses within the master plan generally reflect the same type of land use adjacent and offsite. The north and west planning areas are industrial. The east is predominately open space and the south planning areas are primarily residential and open space. Establishing like land uses adjacent to neighboring properties ensures basic compatibility. Buffers are created through open space lots, grade changes and roadways. Internally, the Bressi Ranch Master Plan will provide a variety of housing types serving different income levels. In addition active and passive open space, commercial, industrial, office and community uses have been planned. Separation between the industrial uses and the residential planning areas is achieved through intervening roadways and setbacks from property lines. None of the industrial planning areas are immediately adjacent to a residential planning area. Additionally, industrial operations such as deliveries and the operation of mechanical devices are relegated by the development standards and design guidelines to areas which are "interior" to the site which further reduces the potential for conflicts with industrial land uses. Otherwise, the goal of the Bressi Ranch Master Plan is to integrate housing, shops, jobs, parks and community facilities so that each is within easy walking distance of each other. A mixed- use area has been strategically located south of the industrial area and north of the residential area to be within easy walking distance for both employees and residents. In order to achieve this goal, buffers and separation of these uses were not established. Subsequent design of each of the planning areas will be guided by the development standards and design guidelines which focus is to allow physical development that is pedestrian accessible, and addresses the potential daily conflicts that are inherent in combining dissimilar land uses like commercial and residential. EIR 98-04/GPA 98-03/ZCW-04/MP 178/LFMP 17/CT 00-06/HDKJ-06/ SUP 99-03/SUP 01-01 - BRESSI RANCH June 5,2002 PageS Circulation The project is required to construct frontage improvements to Palomar Airport Road and El Camino Real, full width improvements of El Fuerte Street from Palomar Airport Road to the existing northern terminus of El Fuerte Street in the Rancho Carrillo Master Plan, and Poinsettia Lane from El Camino Real to the existing terminus east of the Bressi Ranch boundary. These streets create the backbone for vehicular circulation through the ranch. Several lesser roads will be constructed to complete a vehicular circulation network. Circulation through the master plan will also be available for pedestrians and non-motorized vehicles. Sidewalks and trails are an integral part of the master plan goals. The master plan identifies a conceptual trails program which will be implemented through the subsequent development of each of the planning areas. Residential Density/California State Density Bonus The maximum number of residential dwelling units that will be allowed on the 585.1 acre site is determined by establishing the site's net developable acreage (all of the land that is not constrained) and multiplying that number by the corresponding General Plan/Growth Management Ordinance growth control point. Based on the existing General Plan/Growth Management Ordinance and current constraint information, a total of 498 base residential dwelling units may be allowed within Bressi Ranch. Through the use of California Government Code Section 65915 (Density Bonuses and Other Incentives), an additional 125 (25% x 498) dwelling units have been allocated to the master plan for a maximum total of 623 residential dwelling units. In return for the "density bonus" 20% of the base dwelling units (20% x 498 = 100) must be made affordable to lower income households. One hundred units of affordable apartments are proposed to be provided in Planning Area 15. The 125 "Density Bonus" residential units come from the City of Carlsbad's current existing and future excess dwelling unit bank for the southeast quadrant of 1,409. The City Council will be reviewing a "new" dwelling unit bank in the same time frame as this project for the entire city which will have already considered the Bressi Ranch 125 "Density Bonus" residential units. The allotment of the units from the bank to the Bressi Ranch project is appropriate in that, the units will in part be for "affordable" housing, the Master Plan established location for the housing is near major sources of employment at the Carlsbad Research Center, Carlsbad Airport Center, and future Bressi Ranch industrial park. The master plan is situated on a Circulation Element Roadway with direct access to Interstate 5. The master plan is also designed to create pedestrian access and to provide all the necessary facilities to accommodate the buildout of the Bressi Ranch throughout consistent with the Council's policy regarding livable communities. Community Facilities Planning Areas 13 and 15 will be developed with community facilities to serve the residents of the Bressi Ranch Master Plan. In accordance with the requirements of Chapter 21.25 of the Carlsbad Municipal Code, a minimum 5.09 acres of community facilities of which 2.0 acres must be a day care center, must be located in Planning Area 13 of the Master Plan. Additional Community facilities may also be provided in Planning Area 15. EIR 98-04/GPA 98-03/^8-04/MP 178/LFMP 17/CT 00-06/HljR9-06/ SUP 99-03/SUP 01-01 - BRESSI RANCH; TV v~**:' ,, , June 5,2002 Page 9 Infrastructure All development must project and guarantee the infrastructure necessary to accommodate the proposed project. Infrastructure includes roads, parks, facilities to convey both sewer and storm water, schools and water supplies. A full analysis of the infrastructural needs for the Bressi Ranch is in the Local Facilities Management Plan for Zone 17. The Bressi Ranch Master Plan summarizes and illustrates the needs. Development Standards The development standards and guidelines were prepared based on existing ordinances and policies which were modified in some cases to achieve a master plan goal consistent with good planning principles. In most cases, the development standards for each planning area are the same as those for the underlying Zoning designations. Standards proposed for the master plan which are different from the Zoning Ordinance or existing policies are as follows: • An anticipated number of residential dwelling units has been established for each of the planning areas. As subdivisions are processed for each, an actual number of dwelling units will be established. If the actual number of dwelling units vanes from the number stated in the master plan by ten percent or less, a minor master plan amendment must be reviewed by the Planning Commission concurrently with the subdivision. Variations greater than ten percent must be reviewed by the Planning Commission and City Council as a major master plan amendment. • Subdivisions creating residential lots greater than 5,000 square feet may be processed without the inclusion of residential architecture. If the architecture is not included with a subdivision creating lots greater than 5,000 square feet, it will be reviewed by the Planning Commission as part of a follow-up Planned Development Permit amendment or Site Development Plan. • Residential architectural review is the purview of the Planning Commission with the exception of architectural review of four or fewer homes for "custom" lots in Planning Area 11 which will be reviewed by the Planning Director and architectural review included in a Planned Unit Development application for more than 50 lots which will be reviewed by the City Council. Appeals of Planning Commission action regarding architecture will be heard by the City Council. • Single story homes are not required in Planning Area 12 as would otherwise be required by City Council Policy 44. However, in order to comply with City Council Policy 44 on a Master Plan level versus a neighborhood level, the requirement for single story homes as part of a product mix for the Master Plan is not foregone. A modified standard is proposed which allows the single story homes required for Planning Area 12 to be re-distributed to Planning Areas 6, 9, 10, and 11 along with the requirement to create "single story dominant" floorplans for Planning Area 12. The result is a higher percentage of single story units in Planning Areas 6,9,10, and 11. EIR 98-04/GPA 98-03/ZC W04/MP 178/LFMP 17/CT 00-06/HDPW-06/ SUP 99-03/SUP 01-01 - BRESSI RANCH June 5,2002 Page 10 • Modifications to the Hillside Development Ordinance standards may be approved by the decision making body if it finds that such modification will result in a grading design that better achieves the goals of the Master Plan and the Ahwanhee Principals. 2. Genera! Plan Amendment Residential Densities The General Plan Amendment will revise land use designations within the Master Plan from Unplanned Area (UA), Open Space (OS), Residential Low (RL), Residential Low Medium (RLM), and Residential Medium (RM) to OS, RLM, RM, Residential Medium High (RMH), Residential High (RH), Community Facilities (CF), Private School (P), Local Commercial (L), and Planned Industrial (PI). The proposed revisions will result in a variety of residential and non-residential land uses including large natural open space areas that more accurately reflect the natural constraints of the site. In coordination with the master plan, the proposed revisions will not result in an increase in the potential number of residential dwelling units allowed under the existing General Plan. An explanation of that coordination follows. Open Space areas are increased and un-planned areas are designated as industrial and commercial. The existing General Plan mix is approximately 174.5 acres of open space, 120.8 acres of RL, 92.6 acres of RLM, and 41.5 acres of RM and the remaining 155.7 acres is Unplanned Area and roadways. Each of the General Plan residential land use designations has a dwelling unit per acre (du/ac) density range. The range for RL is 0.0-1.5 du/ac, RLM is 0.0-4.0 du/ac, and RM is 4.0-8.0 du/ac. The Growth Management Ordinance reduces the General Plan density range by the establishment of a control point for each residential land use. The control point for RL is 1.0 du/ac, for RLM is 3.2 du/ac, and for RM is 6.0 du/ac. The reduced dwelling unit per acre range for RL becomes 0.0-1.0 du/ac, RLM becomes 0.0-3.2 du/ac, and RM becomes 4.0-6.0 du/ac. Applying these reduced ranges to the net developable acres for each of the residential land uses, the existing General Plan and Growth Management Ordinance allows a range of zero to 498 residential units. Additional units may be allowed under California State legislation as a density bonus. This law allows for a minimum 25% density increase in return for allocating 20% of the project base units (498 x 0.2 = 100) to lower income households. Projects proposing to implement the Density Bonus incentive under the existing general plan could achieve at a minimum an additional 125 dwelling units for a total of 623. By comparison, the proposed General Plan Amendment results in 190.7 acres of open space, no land designated as RL, 94.7 gross acres of RLM, 16.2 gross acres of RM, 64.0 gross acres of RMH, 27.7 gross acres of mixed use, 13.7 gross acres of Community Facilities (CF), and 150.1 gross acres of Planned Industrial (PI). The remaining 28 acres are for roads. A comparison of the existing and proposed General Plan land use designations reveal that there will be an increase in open space from 174.5 to 190.7 gross acres, a decrease in residential land area but an increase in the number of residential units allowed from 498 to 1,466 not inclusive of EIR 98-04/GPA 98-03/^Bb-04/MP 178/LFMP 17/CT 00-06/HDfc9-06/ SUP 99-03/SUP 01-01 - BRESSI RANCH June 5,2002 " ;^»^'vt "{**^ " • Page 11 any potential density bonus (254.9 gross acres to 174.9), and a change of 155.7 gross acres of unplanned area plus approximately 50 acres of residential land use to 27.7 acres of mixed use, and 178.1 gross acres of industrial uses and roads. The residential land use areas have been decreased in size and the area spread out to other uses like Community Facilities, Local Commercial, and Open Space, but seemingly the residential densities have been increased. The mechanism used to maintain the residential density at the same level as the existing General Plan is the master plan. A maximum number of dwelling units for the entire master plan has been established. That number is 498 dwelling units per the existing General Plan plus an additional 125 units, a 25% density increase in return for allocating 20% of the project base units (498 x 0.2 = 100) to lower income households. The number of units allowed by the General Plan becomes moot and the land use designation for each planning area is assigned merely to descnbe each planning area's potential product type. Open Space One of the goals of the General Plan is the preservation of open space. In the context of the Draft Carlsbad Habitat Management Plan (HMP), Core 5 Preserve Planning Area (PPA) is located to the north of the site and the southeastern corner of the project site is within Linkage D. The primary objective of Carlsbad's Draft Habitat Management Plan is to allow development while identifying and maintaining a preserve system that allows for sustained existence of animals and plants at both the local and regional levels. The portions of the project site which fall within the PPA and Linkage D are considered as having moderate potential for conversion because these areas form a linkage between high value areas. The General Plan Amendment will designate the preservation areas as open space on the General Plan Land Use Map, and result in an increase of area in the site designated as open space from 174.5 to 190.7 acres.j In order to adjust the boundaries of any open space shown on the "Official Open Space and Conservation Map", dated June, 2001, 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 in the Planning Commission Resolution for the General Plan Amendment and follow here. 1. The proposed open space area is equal to or greater that the area depicted on the Official Open Space and Conservation Map. Proiect Finding: The Official Open Space and Conservation Map defines approximately 175 acres of Bressi Ranch as either "Existing/Approved Open Space" or "Constrained Open Space." The proposed project designates 190.7 acres of Bressi Ranch as Open Space, including open space for the preservation of natural resources and open space for outdoor recreation. Because the proposed open space areas are greater than the areas depicted on the City's Official Open Space and Conversation 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. EIR 98-04/GPA 98-03/ZCW04/MP 178/LFMP 17/CT 00-06/HDPW-06/ SUP 99-03/SUP 01-01 - BRESSI RANCH June 5,2002 Page 12 Project Finding: The proposed revision to the Official Open Space and Conservation Map will create more Open Space of equal value and will bring the City's General Plan into conformance with the city's Draft HMP, as well as expand the open space designation to cover 190.7 acres of the site compromised of 186.7 acres of open space for the preservation of natural resources and 4.0 acres of open space for outdoor recreation. As discussed in Section 5.6, Biological Resources, of the Program EIR for the Bressi Ranch Master Plan, the General Plan Amendment would change the General Plan designation of the southeastern corner of the project site to Open Space. Because this portion of the site is within Linkage D of the City's Draft HMP, it is considered as having moderate potential for conservation because this area forms a linkage between high value areas. This linkage will preserve the value of the site's open space and assist in meeting the goals of the HMP. 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: Proposed open space areas are contiguous with preserve areas identified in the City's Draft HMP and are contiguous or within close proximity to open space areas identified on the official Open Space and Conservation Map. Some of the additional open space areas provide a linkage between Core Areas of the City's Draft HMP and, therefore, provide more habitat value. 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 5.1-1 through page 5.12- 1 of the Bressi Ranch Program EIR. The proposed amendment is also in compliance with the additional General Plan Goals, Objectives or Policies depicted in the following table: TABLE B: GENERAL PLAN COMPLIANCE Element Goal, Objective, 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 resulting in a clustering of development. 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. EIR 98-04/GPA 98-03/ZW8-04/MP 178/LFMP 17/CT 00-06/HDR9-06/ SUP 99-03/SUP 01-01-BRESSIRANjQH,^ ,*t--.v June 5,2002 Page 13 TABLE B; GENERAL PLAN COMPLIANCE, continued Element Goal, Objective, Policy Project Consistency 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 in close proximity. The proposed land use designations and master plan provide for a mixed-use site and community facilities uses and allow for a private school and commercial uses such as a service station or convenience store. Land Use Policy C.12 - Develop and retain open space in all categories of land use. The project includes open space for the preservation of natural resources, public safety and open space for outdoor recreation. Circulation Streets & Traffic Control Policy C.I8 - Require new development to dedicate and improve all public nghts-of-way for circulation facilities needed to serve development. Dedication and improvement of all circulation facilities needed for the project will be completed. Housing Policy 3.6a- A minimum of fifteen percent of all units approved for any master plan community shall be affordable to lower income households. An area of the property is proposed to be designated RH to accommodate affordable housing. Public Safety Airports Hazards Policy C.3 - Review development proposals in the Airport Influence Area to ensure design features are incorporated to address airport crash and noise hazards. Land Uses have been sited to be compatible with the Comprehensive Land Use Plan for Palomar Airport. 3. Comprehensive Land Use Plan for McClellan Palomar Airport Portions of the master plan fall within the boundaries of the McClellan Palomar Airport Influence Area and Flight Activity Zone. A very small area at the corner of McClellan Palomar Airport Road and El Camino Real is within the Runway Protection Zone (RPZ). All of these areas have been designated for development with office, warehouse or industrial uses. Uses within the RPZ have been further restricted to low intensity operations. Each of these land uses is acceptably compatible with the airport operations per the airport's Comprehensive Land Use Plan. Land areas outside the boundaries of the Airport Influence Area have been designated for either residential, commercial, community facilities or open space uses. A notice will be required for all properties within Bressi Ranch disclosing that there is the potential for noise due to over flight. nEIR 98-04/GPA 98-03/ZCW-04/MP 178/LFMP 17/CT 00-06/HD SUP 99-03/SUP 01-01 - BRESSI RANCH June 5,2002 Page 14 4. Zone Change The intent and purpose of the L-C zone is to provide an interim zone for areas where planning for future land uses has not been completed or plans of development have not been formalized. After proper planning or plan approval has been completed, property zoned L-C may be rezoned in accord with this title. The applicant has developed a Master Plan for the subject property. Consistent with the intention of the L-C zone, a Zone Change has been requested to designate the property as Planned Community. Planned Community is appropnate in that the entire property will be subject to the comprehensive Bressi Ranch Master Plan. 5. Local Facilities Management Plan A Local Facilities Management Plan (LFMP) has been prepared for Zone 17 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 17. Zone 17 comprises 585.1 acres. 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 in Local Facilities Management Zone 17 are based on a projection of 623 residential units, 2,160,000 square feet of industrial uses, 130,000 square feet of commercial uses and 138,000 square feet of community facilities and schools. The applicant is requesting approval of a density bonus per California State Legislation to provide "affordable" housing. The bonus is equal to 25% of the base units allowed by the Carlsbad Growth Management Ordinance. The base units allowed are 498. Granting a density bonus results in allotting 125 residential units to the project over and above the base Growth Management Ordinance allowance. The project's facilities impacts are summarized below: TABLE C - LFMP ZONE 17 SUMMARY STANDARD City Administration Library Waste Water Treatment Parks Drainage Circulation IMPACTS 2,166 sq. ft 1,155 sq. ft. 1,994 EDU 4.33 Acres Basin D 31,230ADT COMPLIANCE W/STANDARDS Yes Yes Yes Yes Yes Yes EIR 98-04/GPA 98-03/2^8-04/MP 178/LFMP 17/CT 00-06/HDR9-06/ SUP 99-03/SUP 01-01-BRESSI RANCH, , June 5,2002 Page 15 TABLE C - LFMP ZONE 17 SUMMARY, continued STANDARD Fire Open Space Schools: Carlsbad Unified School District Sewer Collection System Water IMPACTS Station #2 & #5 157.1 eligible acres provided Elementary: 131.31 Middle: 65.21 High: 80.34 1,994 EDU 438,680 COMPLIANCE W/STANDARDS Yes Yes Yes: School Fees Yes Yes 6. Tentative Tract Map A major subdivision (the subdivision of five or more lots) is required per Title 20 of the Carlsbad Municipal Code. Chapter 20.12 identifies the procedure for processing major subdivisions and includes the required findings for approval of same. Chapter 20.16 identifies the requirements that must be met in the design of the subdivision. The proper procedure was followed regarding the submittal of the application for the requested subdivision including the provision of all of the required information on the map. The proposed map and the proposed design and improvement of the subdivision as conditioned, is consistent with and satisfies all requirements of the General Plan, Titles 20 and 21 of the Carlsbad Municipal Code, and the State Subdivision Map Act. Subdivision of the property will not cause serious public health problems in that the subdivision is proposed in an area historically designated for development, and although the site had been used in the past for agriculture and there may be some surface agricultural chemical residue, the soils will be remediated. The proposed project is compatible with the surrounding future land uses since surrounding properties are also designated for development on the General Plan and in the Bressi Ranch Master Plan. The site is physically suitable for development since there is access to public rights-of-way, soils are suitable for the required compaction, and sensitive habitat and slopes too steep for development have been preserved. The design of the subdivision and the type of improvements required of the project will not conflict with easements of record or easements established by court judgment, or acquired by the public at large, for access through or use of property within the proposed subdivision, in that dedications for El Fuerte Street, Alicante Road, Poinsettia Lane, Palomar Airport Road, El Camino Real and various internal streets have been included as conditions of approval and the project does not otherwise propose building encroachment into any easement. The design of the subdivision provides, to the extent feasible, for future passive or natural heating or cooling opportunities in the subdivision, in that the geographical disposition of the project site will allow for the design of structures to implement passive heating and cooling systems. O jT*\EIR 98-04/GPA 98-03/ZCW-04/MP 178/LFMP 17/CT 00-06/HDKJ-06/ SUP 99-03/SUP 01-01 - BRESSI RANCH June 5,2002 Page 16 The proposed lot sizes conform to the requirements of the proposed zone as required m Title 21 of the Carlsbad Municipal Code. The smallest lots proposed are Lot 14 which is 1.1 acres and Lot 1 which is 2.5 acres Both are proposed industrial planning areas. The proposed lots are larger than usual because it is the applicant's intention to further subdivide the planning areas after approval of the "master" tentative map and Master Plan. In order for the proposed lots to have utility services and access from the adjacent streets, the developer will be required to offer various dedications (e.g., drainage easements, street right-of- way) and install street and utility improvements, including but not limited to, driveway aprons, gutters, sewer facilities, drainage facilities, and fire hydrants. 7. Hillside Development Permit Chapter 21.95 requires that a Hillside Development Permit accompany any development proposal which involves slopes of greater than 15 percent and an elevation differential greater than 15 feet in height. These conditions apply within the 585.1 acre subdivision. A Hillside Development Permit may only be approved if the six hillside findings can be made. The first two findings require that hillside and undevelopable areas have been properly identified. The proper identification of these circumstances are provided through the project submittal in the form of a hillside conditions exhibit and a constraints exhibit. Both exhibits were provided as required. Approximately 53.5 percent of the site is comprised of slopes between 0 and 15 percent, 17.3 percent of the slopes are from 15 to 25 percent, 23.5 percent of the slopes are from 25 to 40%, and 5.7 percent of the slopes are grades over 40 percent. The third criterion is that the development must be consistent with the purpose, intent and requirements of the Hillside Ordinance. The stated purpose and intent of the ordinance includes the avoidance of substantial damage or alteration of significant natural resource areas; preservation of the natural appearance of hillsides; consistency with the Open Space and Conservation Element of the General Plan; prevention of erosion and protection of the lagoons from excessive siltation; and assurance that development is compatible with existing topography. Generally, the project has avoided alteration of the site's significant natural slopes and incorporated them into the open space preserve system. The grading proposed over the remainder of the site includes varying slope heights and terraced pads which, to the best of their ability, reflects the site's natural slope progression from low near the intersection of Palomar Airport Road and El Camino Real and upward movement in elevation to the east. Because the grading scheme is to create large pads suitable for industrial and commercial development, significant terracing cannot be accomplished. Erosion control is a standard function of the grading permit process. The project is consistent with the purpose and intent of the Hillside Ordinance. Criterion number four requires that no residential or habitable development or grading will occur in those portions of the property which are undevelopable pursuant to the provisions of Section 21.53.230. The undevelopable lands include beaches, permanent bodies of water, floodways, slopes greater than 40%, significant wetlands, riparian or woodland habitats, land subject to major power line easements, land upon which other significant environmental features are EIR 98-04/GPA 98-03/^l8-04/MP 178/LFMP 17/CT 00-06/HoR9-06/ SUP 99-03/SUP 01-01 - BRESSI RANCJ|£ w v, JuneS, 2002 Page 17 located, and railroad track beds. No residential or habitable development is proposed in areas that are undevelopable. The fifth and sixth criteria relate to the project's design. The project must be designed to minimize disturbance to hillside lands and substantially conform to the intent of the concepts illustrated in the hillside design guidelines manual. The majority of the project is proposed in areas that have been previously disturbed by authorized grading. Some areas of hillside which will be disturbed by the project are isolated and not a part of the greater significant slopes. The proposed development substantially follows the hillside pattern of the site. Some areas of steep slope disturbance are required to access flatter portions of the site and to enable the creation of major circulation roadways like Poinsettia Lane and El Fuerte Street. Two slopes have been identified which exceed the 40 height allowed by the Hillside Ordinance. The Hillside Development Permit has been conditioned to require these slopes to be redesigned to comply with the Hillside Ordinance maximum height standard. With this condition, all of the hillside findings can be made. Relative to the preservation of natural slopes and vegetation, approximately one third of the Bressi Ranch Master Plan will remain as native vegetation. This could create a potential fire hazard to structures within the Master Plan if not treated properly. Therefore, based on input from the Carlsbad Fire Department, a defined separation between native vegetation and residential structures is mandated in the Master Plan. For residences adjacent to slopes with native vegetation, the City's Landscape Manual requires a minimum sixty-foot separation between native vegetation and residential structures. This separation is divided into three, 20-foot sections, the first of which usually starts at the edge of the structure. The sixty-foot Brush Management Zone for Bressi Ranch will start at the edge of the building pad instead of the edge of the building for the residential portions of the Master Plan. Creation of the fire zones from the edge of pad effectively increases the distance from native flammable habitat to the structure. Where nonresidential uses occur adjacent to a slope with native vegetation, the guidelines contained in the City's Landscape Manual will be followed. For nonresidential uses, the fire setback shall start at the edge of the building. The Master Plan provides a written sunimary of the planting required in the suppression areas. 8. El Camino Real Special Use Permit The intent and purpose of the El Camino Real Comdor Development Standards (ECjRCDS) maintain and enhance the appearance of the El Camino Real roadway area. Land ECRCDS is limited to that which is within 500 feet of the El Camino Real right-' emphasis is placed on preserving the natural topography adjacent to the roadwajy minimal cut or fill that does not detract from the existing identified characteristics. is to subject to the '-way. An and allow •Of-' (/*"s\EIR 98-04/GPA 98-03/ZCW-04/MP 178/LFMP 17/CT 00-06/HDKJ-06/ SUP 99-03/SUP 01-01 - BRESSI RANCH June 5,2002 Page 18 General development standards for the entire length of El Camino Real include landscape treatments and street lighting. Specific development standards for private property south of the intersection of El Camino Real with Palomar Airport Road include a maximum building height of 35 feet, a 30 foot building setback from the right-of-way, and no cut or fill exceeding 15 feet unless specific findings are made. The Bressi Ranch project complies with the development standards of the ECRCDS in that no buildings are being proposed at this time, the associated Master Plan also regulates building height to 35 feet, the Master Plan has designated a minimum 50 foot setback along El Camino Real which exceeds the requirements of the ECRCDS, and most grading is within the 15 foot height (higher or lower than existing grade) limitation. The southern-most part of Planning Area 2 (Lot 2) adjacent to El Camino Real slopes down away from the road and is proposed as a fill area. The fill area is needed to create a pad suitable for industrial development. The fill is not designed to create a pad higher than the existing road elevation but is predominantly below the road grade. The majority of Planning Area 1 (Lot 1) is proposed as a cut area dictated by the approved grading to the south in the Villages of La Costa and the adjoining Street "A" intersection with El Camino Real. These two areas of deviation can be approved by the Planning Commission if the following findings can be made: • Compliance with the 15 foot standard is infeasible • The project has been designed to meet the intent of the corridor standards. • The scenic qualities of the corridor will continue to be maintained • The project will not have an adverse impact on traffic safety, and The infeasibility of complying with the 15 foot limitation regards the need to create pads large enough to accommodate industrial development. Specifically if more than 15 feet of fill is not permitted in Planning Area 2 then the pad area will be reduced by nearly 50%. The proposed pad elevations for the area in question are below that of the roadway. For this reason the findings can be made that the intent of the corridor standards are being met since the visibility of future development will be diminished because height has been effectively reduced. The final finding can be made since the proposed street system servicing the proposed pads are located at proper intervals along El Cammo Real and are not affected by pad grades. 9. Floodplain Special Use Permit 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 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 /zSfe-04/MP 178/LFMP 17/CT 00-06/HDlRsEIR 98-04/GPA 98-03/ZPf 8-04/MP 178/LFMP 17/CT 00-06/HDW9-06/ SUP 99-i June 5,2 Page 19 SUP 99-03/SUP 01-01 - BRESSI RANCH June 5,2002 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 can be made. V. ENVIRONMENTAL REVIEW 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 February 14, 2001, distributing it to all Responsible and Trustee Agencies, as well as other agencies and members of the public. Six written responses were received and city staff scheduled a public scoping meeting session 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 public scoping session took place April 29, 1999 at the Public Safety Center. At the scoping session, the public was invited to comment on the scope and content of the EIR. Five people signed in at the scoping session. No additional scope was identified beyond what had already been received. 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 Planning 2) Traffic/Circulation 3) Air Quality 4) Noise 5) Geology/Soils 6) Biological Resources 7) Cultural Resources 8) Agricultural Resources 9) Visual Aesthetics/Grading 10) Public Services and Utilities 11) Water Quality/Hydrology 12) Hazardous Materials and Hazards Additionally, the Draft EIR includes other sections required by CEQA such as an Executive Summary, Project Description, Cumulative Impacts, Growth Inducing Impacts, Significant Irreversible Environmental Changes, Unavoidable Significant Environmental Impacts, and Effects Not Found to Be Significant. On January 8, 2002, the Draft Program EIR was published and the City notified interested Responsible and Trustee Agencies, as well as other interested agencies. The "Notice of Completion" commenced an initial 45 day public review and comment period initially expiring February 21, 2002. A joint letter from California Department of Fish and Game and the U.S. EIR 98-04/GPA 98-03/ZCS* J-04/MP 178/LFMP 17/CT 00-06/HDKJ-06/ SUP 99-03/SUP 01-01 - BRESSI RANCH June 5, 2002 Page 20 Fish and Wildlife Service was received and accepted on March 7, 2002. 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 Dove Library and the Georgina Cole Public Library. Complete copies were also available for purchase, with or without the Appendices, through the Planning Department. The analysis contained m the EIR concluded that all significant impacts would be mitigated to below a level of significance with the exception of air quality (cumulative) which would be considered cumulatively significant and immitigable. 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 10 comment letters were submitted Responses were prepared for each of the letters and mailed to the commenter on May 10, 2002. 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. EIR 98-04/GPA 98-03/ZW8-04/MP 178/LFMP 17/CT 00-06/HI»9-06/ SUP 99-03/SUP 01-01 - BRESSI RANCH June 5,2002 '^ Page 21 ATTACHMENTS; 1. Planning Commission Resolution No. 5201 (EIR 98-04) 2. Planning Commission Resolution No. 5202 (GPA 98-03) 3. Planning Commission Resolution No. 5203 (ZC 98-04) 4. Planning Commission Resolution No. 5204 (MP 178) 5. Planning Commission Resolution No. 5205 (LFMP 17) 6. Planning Commission Resolution No. 5206 (CT 00-06) 7. Planning Commission Resolution No. 5207 (HDP 99-06) 8. Planning Commission Resolution No. 5208 (SUP 99-03:ECR) 9. Planning Commission Resolution No. 5209 (SUP 01-10:Flood) 10. Location Map 11. Local Facilities Impact Assessment Form 12. Background Data Sheet 13. Disclosure Statement 14. Final Program EIR for the Bressi Ranch, dated April 2002 (previously distributed; copy on file in the Planning Department) 15. Bressi Ranch Master Plan (previously distributed; copy on file in the Planning Department 16. Zone 17 Local Facilities Management Plan, dated April 12, 2002 (previously distributed; copy on file in the Planning Department) 17. Fiscal Impact Analysis of Master Plan MP 178 and Related Documents, dated April 11, 2002 (previously distributed; copy on file in the Planning Department) 18. Exhibits "A" - "HH", dated June 5, 2002 (previously distributed; copy on file in the Planning Department) CWcsmh o o SITE BRESSI RANCH EIR 98-04/GPA 98-03/ZC 98-04/MP 1787 CT 00-06/HDP 99-06/SUP 99-03/SUP 01-01/ LFMP17 CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: Bressi Ranch EIR 98-04/GPA 98-03/ZC 98-04/MP 178/LFMP 17/CT 00-06/HDP 99-06/SUP 99-Q3/SUP 01-01 LOCAL FACILITY MANAGEMENT ZONE: 17 GENERAL PLAN: OS/RLM/RM/RMH/RH/CF/L/P/PI ZONING: PC DEVELOPER'S NAME: Lennar Bressi Ranch Venture. LLC. ADDRESS: 5780 Fleet Street Suite 320 Carlsbad CA 92008 PHONE NO.: 760-918-7765 ASSESSOR'S PARCEL NO.: 213-030-17 and 18 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ FT., DU): 585.1 acres/22 lots A. B. C. D. E. F. G. H. I. J. K. L. City Administrative Facilities: Library: Wastewater Treatment Capacity Park: Drainage: Circulation: Fire: Open Space: Schools: Carlsbad Unified School District Sewer: Water: Demand in Square Footage = 2.166 Sq Ft. Demand in Square Footage = 1.155 Sq.Ft 1.994EDU Demand in Acreage = Identify Drainage Basin = Demand in ADT = Served by Fire Station No. = Acreage Provided = 4.33 acres D 31.230 ADT Stations # 2 and 5 157 1 acres Elementary 131.31 Middle. 65.21 High:80.34 Demands in EDU Identify Sub Basin = Demand in GPD = 1.994 17A 438.680 The project is 125 units above the Growth Management Dwelling unit allowance. The additional units are requested under California State Density Bonus legislation for the purpose of providing housing to lower income households. O BACKGROUND DATA SHEET O CASE NO: EIR 98-Q4/GPA 98-03/ZC 98-04/MP 178/LFMP 17/CT 00-06/HDP 99- 06/SUP 99-03/SUP 01-01 CASE NAME: Bressi Ranch APPLICANT: Lennar Bressi Ranch Venture. LLC. REQUEST AND LOCATION: Certification of an Environmental Impact Report and approval of a Master Plan. General Plan Amendment. Zone Change, Local Facilities Management Plan. Tract Map. Hillside Development Permit, and two Special Use Permits for the 585 acre Bressi Ranch located at the south east corner of Palomar Airport Road and El Cammo Real LEGAL DESCRIPTION: Being a portion of Parcel 1 and Parcel 2 of Parcel Map No. 1763. in the City of Carlsbad. County of San Diego, State of California, according to Map thereof on file in the Office of the County Recorder of San Diego County, July 20,1973 APN: 213-030-17 and 18 Acres: 585.1 Proposed No. of Lots/Units: 22 lots GENERAL PLAN AND ZONING Land Use Designation: Unplanned Area, Open Space. Residential Low, Residential Low Medium, and Residential Medium Density Allowed: 498 Density Proposed: 498 plus 25% State Density Bonus Existing Zone: Limited Control Proposed Zone1 Planned Community Surrounding Zoning, General Plan and Land Use: Zoning General Plan Current Land Use Site L-C UA, OS, RL, RLM, RM One single family home North PM PI Industrial, Open Space South Villages of La Costa OS, RLM Vacant East Rancho Camllo OS, RLM, RH Residential Development West PM PI Industrial Development PUBLIC FACILITIES School District: Carlsbad Unified Water District: Carlsbad Sewer District. Carlsbad Equivalent Dwelling Units (Sewer Capacity): 1.994 ENVIRONMENTAL IMPACT ASSESSMENT I I Negative Declaration, issued Certified Environmental Impact Report, dated Apnl 2002 f^<. 'f 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 at the time of application submittal Your project cannot be reviewed until this information is completed Please print Note: Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit" Agents may sign this document, however, the legal name and entity of the applicant and property owner must be provided below 1 APPLICANT (Not the applicant's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having a financial interest [in the application If the applicant includes a corporation or partnership, include the names, 1 title, addresses of all individuals owning more than 10% of the shares IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON- APPLICABLE (N/A) IN THE SPACE BELOW If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers (A separate page may be attached if necessary ) AJMPerson Title Address GENERAL AMERICAN LIFE INSURANCE COMPANY a Missouri Corporation By: , Thomas E. Nieman Regional Vice President Address: 1100 E. Orangethorpe Ave, #190 Anaheim, CA 92801 LENNAR BRESSI RANCH VENTURE, LLC a California limited liability company By Lennar Bressi Carlsbad, LLC Its Managing Member By Lennar Homes of California, Inc a California corporation Its Managing Member Bv (VL.A/fi^ A Its Vice President Address 5780 Fleet Street Ste 320 Carlsbad, CA 92008 NON-PROFIT ORwCNIZATION OR TRUST £> If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non-profit organization or as trustee or beneficiary of the Non Profit/Trust kj/fi Non Profit/Trust. - ! TitleTitle Address Address Have you had more than $250 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months'' Yes No If yes, please indicate person(s) NOTE: Attach additional sheets if necessary I certify that all the above information is true and correct to the best of my knowledge Signature of owner/date Print or type name of owner Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent LENNAR BRESSI RANCH VENTURE, LLC a California limited liability company By Lennar Bressi Carlsbad, LLC Its- Managing Member By Lennar Homes of California, Inc a California corporation Its Managing Memberi;By Its Vice President Address 5780 Fleet Street Ste 320 Carlsbad, CA 92008 GENERAL AMERICAN LIFE INSURANCE COMPANY a Missoyrj^-Cprporation By: Sftgi!8Ra!'-v5!iiIBWe8idertt Address: 1100 E. Orangethorpe Ave., #190 Anaheim, CA 92801 H ADMIN\.COUNTER\01SCLOSURE STATEMENT 5/98 Page 2 of 2 OWNER (Not the owner's agent) ^^ Provide the COft^^ETE. LEGAL names and addresses of j^pL persons having any ownership interest in the^operry involved Also, provide the nature of the legal ownership (i e, partnership, tenants in common, non-profit, corporation, etc ) If the ownership includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 10% of the shares IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW If a publicly- owned corporation, include the names, titles, and addresses of the corporate officers (A separate page may be attached if necessary ) Person _ ijifl _ LENNAR BRESSI RANCH VENTURE, LLC a California limited liability company Tltle - By. Lennar Bressi Carlsbad, LLC Address _ *ts' Managing Member By Lennar Homes of California, Inc GENERAL AMERICAN LIFE INSURANCE COMPANY a California corporation a Mi88BU»fiparatin IteManaging Member Thomas E. Nieman Regional Vice President Its Vice President Address: 1100 E. Orangethorpe Ave., #19^ddress 5780 Fleet Street Ste 320 Anaheim, CA 92801 Carlsbad, CA 92008 1635 Faraday Avenue • Carlsbad CA 92OO8-7314 • (76O) 6O2-46OO • FAX (76O) 602-8559 ^•^ ^^"^ City of Carlsbad Planning Department July 26, 2001 Hofman Planning Associates 5900 Pasteur Court, Suite 150 Carlsbad, CA 92008 RE: INITIAL COMMENTS ON ZONE 17 LFMP (BRESSI RANCH) This letter transmits the City's initial comments on the Zone 17 LFMP These comments are general in nature. More specific comments will be provided in response to the next submittal. Circulation. The traffic study is currently being reviewed by the City's traffic consultant Until that review is completed, it would be premature to comment on the Circulation section of the LFMP It is recommended that the LFMP not be resubmitted until the City has received a letter from RBF indicating completion of their review The plan should address the reimbursement to the City for improvements to Palomar Airport Road The plan should address Faraday Avenue as an offsite improvement Parks. Carnllo Park should not be shown as Existing until it is actually open to the public. At this time there is no guarantee that Alga Norte Park can be constructed within the required 5 year penod You may wish to consider a backup plan for addressing park adequacy in case Alga Norte is significantly delayed Cadencia Park is City-owned, not school district La Costa Meadows School is not Carlsbad Unified School District. Open Space. RV parking areas and HOA recreation areas cannot be counted toward meeting the open space requirement. Sewer/Water These sections need to be revised to reflect the most recent discussions with Bill Plummer. Coordination with Master Plan During review of the Master Plan it is likely that a number of issues will be raised and resolved that will have a bearing on the LFMP For this reason it is recommended that the LFMP not be resubmitted until the Master Plan has been fully reviewed by staff and the major issues surfaced Sincerely, -&j*~—'— ^*»~- Don Rideout Principal Planner DRcs Elaine Blackburn Steve Jantz Clyde Wickham Ken Pnce Carrie Loya 1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 • wwwci carlsbad ca us •^^ ™ City of Carlsbad Planning Department April 30, 2001 Cheryl Ernst, Superintendent Carlsbad Unified School District 801 Pine Avenue Carlsbad, CA 92008 RE: DRAFT LOCAL FACILITIES MANAGEMENT PLAN FOR BRESSI RANCH Carlsbad's Growth Management Plan divides the City into 25 Local Facilities Management Zones and requires preparation of a Zone Plan prior to development with the zones. At this time, development applications are being considered for the area known as Bressi Ranch (Zone 17). Enclosed is the School Facilities section from the draft plan. The document was prepared by the developer's consultant and is being reviewed by City staff at this time. Thus, the contents of this section reflect the developer's proposal and do not yet include any City input. Your review and written comments are requested so that we can ensure adequate school facilities to serve the new population. Please send your comments to me by May 25, 2001. When the Zone Plan has been revised, we will send you the new Schools section so that you can verify that your comments have been addressed. Please send your comments to me at the address below. If you have any questions, please feel free to call me at 602-4602. Sincerely Don Rideout Principal Planner DRcs Enclosure 1635 Faraday Avenue • Carlsbad, CA 92008-7314 « (760) 602-4600 • FAX (760) 602-8559 • wwwci carlsbad ca us •^^ •^^ City of Carlsbad Planning Department April 12, 2001 Hofman Planning Associates 5900 Pasteur Court, Suite 150 Carlsbad, CA 92008 SUBJECT: BRESSI RANCH MASTER PLAN - LFMP 01-02 Thank you for applying for Land Use Permits in the City of Carlsbad. The Planning Department has reviewed your Local Facilities Management Plan, application no. LFMP 01- 02, as to its completeness for processing. Since this application involves a legislative action, it is not subject to the Permit Streamlining Act. The application is incomplete, as submitted. As you know, the City could not approve this application until the related legislative actions (General Plan Amendment, Zone Change, Master Plan and EIR) are approved, since the project is not consistent with the existing General Plan and zoning on the site. Therefore, this application must be considered "incomplete" until those actions are approved. However, staff is processing the draft LFMP as if it is "complete". We are beginning review of the LFMP document and will notify you as quickly as possible of any missing information/items and of any issues of concern. While the City has the ability to withdraw this application after 6 months if it is not deemed complete, it is not our intent to do so. We recognize that this application cannot be reviewed in isolation from the other related applications and will take some time to process. Please contact your staff planner, Elaine Blackburn, at (760) 602-4621, if you have any questions or wish to set up a meeting to discuss the application. Sincerely, \M*£wJ^^ MICHAEL J. HOLZMILLER Planning Director MJH EB cs c: Lennar-Bressi Ranch Venture, LLC; 5780 Fleet Street, #320; Carlsbad, CA 92008 Dennis Turner Clyde Wickham File Copy Data Entry Planning Aide 1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 • wwwci carlsbad.ca us Planning Hofman Planning A s s o c i a t LETTER OF TRANSMITTAL Fiscal Analysis e s Environmental DATE: PROJECT: DELIVERED BY: ATTENTION: FROM: PAGES: April 11, 2002 Zonel/LFAAP Hofman Planning Associates Don Rideout Stan Weiler 1 (including cover) Message' Don: Accompanying this memo are 3 copies of the revised Zone 17 LFMP for your review and distribution and a response letter to comments from the City We are also returning the copies with comments from you, Steve Jantz, and Clyde Wickham. If you have any questions or need additional copies, please let me know SY/SW RECEIVED APR 1 1 2002 CfTY OF CARLSBAD PLANNING DEPT. 5900 Pasteur Court Ste 150 Carlsbad CA 92008 760-438-1465 Fax 760-438-2443 Hofman Planning Associates Planning Project Management Fiscal Analysis April 11, 2002 Don Rideout Planning Department 1635 Faraday Avenue Carlsbad, CA 92008 SUBJECT- Response to City Comments on the Zone 17 LFMP (Bressi Ranch) Dear Don, This letter serves as the formal response to comments from the city and is accompanied by the revised Zone 17 LFMP Three copies of the revised LFMP are provided for your review The previously submitted Zone 17 LFMPs with the city's comments are also being returned at this time. The following letter addresses all comments provided to us from your letter dated April 4, 2002, a memo from Clyde Wickham dated April 3, 2002, a memo from Steve Jantz dated April 1, 2002 and a memo from Erik Dixon dated April 10, 2002 Response to Don Rideout Letter Dated April 4,2002 Phasing All exhibits and analyses containing the dwelling unit and square footage projections for the city have been updated consistent with the most recent growth projections as provided by the city Circulation The special condition regarding reimbursement to the City for improvements to Palomar Airport Road has been revised Wording has been added to address the issue related to roadway improvements that might not be constructed in accordance with the assumptions provided in the LFMP Parks The special condition requiring the payment of park-m-heu fees has been revised to include payment of the $0 40/sq ft non-residential park fee 5900 Pasteur Court • Suite 150 • Carlsbad • CA 92008 • (760)438-1465 • Fax (760)438-2443 Drainage There is no proposed storm drain connection into Zone 10 Therefore, discussion of coordinated construction of the Alicante Line with Zone 10 is not necessary. Zone 17 proposes to drain into a desiltation basin in OS-1 instead of connecting into the storm drain line shown within Alicante Road in the Zone 10 LFMP Sewer The exhibits and text describing the two alternatives has been revised The revised sewer system proposes to gravity flow south to the Vallecitos line Wording was provide that would allow for some flexibility for an alternative sewer system design if the future sewer lines to be installed in Alicante Road were determined to be infeasible A discussion regarding the construction of the sewer line within Alicante Road was provided The LFMP cites the capacity analysis provided in the "City of Carlsbad Master Plan of Sewerage" for the requested projected build out flows. Response to Clyde Wickham Memo Dated April 3, 2002 Executive Summary 1. Since all other LFMPs have essentially the same format and text, no changes were made to the format of the Executive Summary 2 The location map has been moved so that it does not split up the Executive Summary text 3 There is no proposed storm drain connection into Zone 10 Therefore, discussion of coordinated construction of the Alicante Line with Zone 10 is not necessary Zone 17 proposes to drain into a desiltation basin in OS-1 instead of connecting into the storm drain line shown within Alicante Road in the Zone 10 LFMP 4 Circulation item has been reworded per this comment 5 The wording requested is really not appropriate here This section summarizes the financing mechanisms to be used not the location of the improvements. Therefore, no change to the wording was provided pursuant to this comment 6 Text was added to the circulation chapter as requested 7 -Void— 8 The comment has been noted and the text has been revised Also, please see #3 above regarding drainage issue 9 The text has been revised per the comment 10 The text has been revised to discuss only the ultimate sewer collection system and the potential for an alternative solution. 11. The text has been revised to address fee title transfer on the corner of El Cammo Real and Palomar Airport Road to provide for the City of Carlsbad Reclaimed Water Pump House. The text has been revised address service points and looped water connections Zone 17 Requirements 1 Comment noted. Drainage Facilities 1 Text has been added to discuss "backbone storm dram system that individual planning areas tie into" 2 A brief paragraph about NPDES requirements and basins has been added Circulation Facilities 1 Text has been added to address this concern. 2 The 2010 chart was added 3 All conditions are consistent Sewer Facilities 1 Comment noted and revisions made accordingly 2 Revision has been made to show only one system 3 The exhibits and text describing the two alternatives has been revised The revised sewer system proposes to gravity flow south to the Vallecitos line Wording was provide that would allow for some flexibility for an alternative sewer system design if the future sewer lines to be installed in Alicante Road were determined to be mfeasible A discussion regarding the construction of the sewer line within Alicante Road was provided The LFMP cites the capacity analysis provided in the "City of Carlsbad Master Plan of Sewerage" for the requested projected build out flows 4 Comment noted and incorporated 5 Fee ownership lot line for reclaimed water pump house has been included 6 - The text to address direction or limits of proposed loops has been added per your comment 7 The pump house has been identified on requested exhibits Facility Financing 1 Comment noted and appropriate revisions were made 2 There is no proposed storm dram connection into Zone 10 Therefore discussion of reimbursement to Villages of La Costa is not necessary (See response to comment #3 under Executive Summary) 3 -Void— 4 The necessary wording reiterating General Condition #6 as it pertains to circulation has been provided in an appropriate location within the Circulation section It is not necessary to provide it again in the Finance section. 5 Text regarding Public Facilities Fees, Traffic Impact Fees, and Reimbursement Agreements has been added 6. This exhibit is still provided since these areas are identified, however, as requested the Financing Matrix has been revised to eliminate the identified fragmentation 7 As requested the Financing Matrix has been revised to eliminate the identified fragmentation 8 The necessary revisions have been made to ensure consistency throughout the document 9 The necessary revisions have been made to ensure consistency throughout the document. Appendices. Transportation Analysis The figures have been revised per your comments and included in the traffic analysis. Response to Steve Jantz Memo Dated April 1,2002 Palomar Airport Road Reimbursement Updated wording regarding reimbursement has been provided Sewer Collection Alternatives The out of basin proposal has been eliminated The exhibits and text describing the two alternatives has been revised The revised sewer system proposes to gravity flow south to the Vallecitos line Wording was provide that would allow for some flexibility for an alternative sewer system design if the future sewer lines to be installed in Alicante Road were determined to be infeasible Drainage Improvements There is no proposed storm dram connection into Zone 10 Therefore, a discussion regarding a reimbursement program with Zone 10 is not necessary (See response to comment #3 under Executive Summary of Clyde Wickham's comments ) Zone 5 Park Fee Text has been added to the special condition to include the payment of the $0 40/sq ft nonresidential park fee Page 11 - Text has been included regarding the reimbursement for improvements to Palomar Airport Road Page 14 - General Condition No. 2 has been revised to include the requested wording regarding the reimbursement to be paid. Page 16 - Text has been added to include a condition for nonresidential development to pay the $0.40/sq ft Park Fee. Page 16 - The drainage conditions have been revised per your comments As for the 84" drainage line in Zone 10, there is no proposed storm drain connection from Zone 17 into Zone 10 via Alicante Road. Therefore discussion of connection into Zone 10 is not necessary Page 18 - Appropriate wording has been provided to address this issue Page 19 - Appropriate wording has been provided to address this issue Page 37 - Exhibit 14, 15, 16, 17, and 18 have been revised per the City of Carlsbad 2002- 2003 projections Page 68 - Wording has been added to include a condition to pay the $0 40/sq ft nonresidential park fee Page 76 - There is no proposed storm dram connection into Zone 10 Therefore discussion of connection into Zone 10 is not necessary Page 77 - The drainage conditions have been revised per your comments As for the 84" drainage line in Zone 10, there is no proposed storm drain connection from Zone 17 into Zone 10 via Alicante Road Therefore discussion of connection into Zone 10 is not necessary Page 89 - As requested, a condition has been added to require Zone 17 to pay a fair share proportion for improvements to the Palomar Airport Road / Melrose Drive intersection Page 91 - Text to address this issue has been provided 5 Page 91 - A 2010 LOS chart was provided Page 93 - Text has been included regarding the reimbursement for improvements to Palomar Airport Road. Page 103 - Revisions have been made per the comments. Page 110- Revisions have been made per the comments. Response to Erik Dixon Memo Dated April 10,2002 All items of inconsistency identified in Mr. Dixon's memo have been corrected With regards to page 90 and 92 regarding the ECR / Faraday intersection, the assumptions of certain roadways being constructed by 2005 results in a decrease in the percentage of Zone 17 traffic impacting this intersection to a level less than 20%. Therefore, no further analysis was conducted. If you have any questions or require any additional information regarding the LFMP, please do not hesitate to give me a call Thank you in advance for your prompt review of the revised LFMP Best Regards,' ^^7&&? Stan Weiler, AICP cc. Mark Rohrhck Kristine Zortman Brian Stup Mike Howes City of Carlsbad Planning Department April 4, 2002 Hofman Planning Associates 5900 Pasteur Court, Suite 150 Carlsbad, CA 92008 RE: COMMENTS ON ZONE 17 LFMP (BRESSI RANCH) This letter transmits the City's comments on the draft Zone 17 LFMP dated March 1, 2002. Along with this letter we are transmitting a memo from Steve Jantz and his marked copy of the draft, and a memo from Clyde Wickham and his marked copy, as well as my own marked copy. The following is a brief summary of the most critical issues. Phasing. Numbers for Existing Development should be updated to 1/1/02. I have enclosed the latest Citywide phasing table prepared for the City's budget. This table should be used for both phasing purposes and total buildout for each zone. Circulation. As noted in our previous comments (July 26, 2001), the plan should address the reimbursement to the City for improvements to Palomar Airport Road. In addition, the LFMP assumes construction of a number of roadway improvements by others. The LFMP should discuss a financial guarantee for these improvements in the event they are not constructed by others and are needed to serve Zone 17 development. Parks. This section should include a condition to pay the $.40 per sq. ft. non-residential park fee. Drainage. The LFMP should discuss coordinated construction of the 84" Alicante Line with Zone 10. Sewer. The proposal to utilize an interim pump station until construction of VBTIE should be deleted. The LFMP should discuss an approach to constructing VBTIE in coordination 1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 • wwwci carlsbad ca us COMMENTS ON ZONEWlFMP (BRESSI RANCH) April 4, 2002 Page 2 with Zone 10. This section should also include an analysis of line capacity using the projected buildout flows. Sincerely, Don Rideout Principal Planner c: Christer Westman Steve Jantz Clyde Wickham Ken Price City of Carlsbad Planning Department March 12, 2002 Cheryl Ernst, Superintendent Carlsbad Unified School District 801 Pine Avenue Carlsbad, CA 92008 RE: DRAFT LOCAL FACILITIES MANAGEMENT PLAN FOR BRESSI RANCH Carlsbad's Growth Management Plan divides the City into 25 Local Facilities Management Zones and requires preparation of a Zone Plan prior to development with the zones. At this time, development applications are being considered for the area known as Bressi Ranch (Zone 17). Enclosed is the School Facilities section form the draft Zone Plan. The document was prepared by the developer's consultant and is being reviewed by City staff at this time. Thus, the contents of this section reflect the developer's proposal and do not yet include any City input. Your review and written comments are requested so that we can ensure adequate school facilities to serve the new population. Please send your comments to me by April 1, 2002. When the Zone Plan has been revised, we will send you the new Schools section so that you can verify that your comments have been addressed. Please send you comments to me at the address below. If you have any questions, please feel free to call me at 602-4602. Thank you for your assistance. Sincerely; Don Rideout* Principal Planner DRcs Enclosure 1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 • wwwci carlsbad ca us April 1, 2002 TO PRINICPAL PLANNER DON RIDEOUT FROM Associate Engineer Steven Jantz REVIEW COMMENTS FOR LFMP ZONE 17 - BRESSI RANCH The following comments are based on review of die LFMP Zone 17 document dated March 2, 2002. The comments are results of a coordinated effort with the Engineering Land Use Division to ensure compliance with the Bressi Master Plan and Environmental Impact Report. After a comprehensive review of each individual section and the proposed financing and tuning of mitigation measures, I recommend that the following general issues be highlighted and discussed in more detail within the text of the LFMP The issues ultimately focus on financial programs for the construction of shared public infrastructure within and adjacent to LFMP Zone 17 I think the history and content of these issues be fully disclosed and the proposed mitigation measures are developed based on the timing of need and party responsible with the implementation The following should be detailed Palomar Airport Road Reimbursement. Pursuant to an approved agreement between the City and the Bressi Trust, the future development of the Bressi Ranch Master Plan is required to reimburse the City for construction related improvements to Palomar Airport Road The City completed the construction of Projects Nos 3166 and 3602 and the resultant proportional contribution for the Bressi Ranch frontage on Palomar Airport Road is $625,220. The LFMZ should fully disclose this agreement and highlight the reimbursement program in the text of the Circulation Section Staff is recommending that the entire fee be paid,with the first development permit within Zone 17 Sewer Collection Alternatives The LFMP proposes various alternative proposals for the future sewer collection system. Alternate 1 shows a proposal to flow out-of-basin through the Buena Interceptor. The current Sewer Master Plan indicates that adequate capacity may not be available to accommodate an out-of-basin sewer connection. This precludes the proposal due to its current status with the sewer performance standard Alternative 2 proposes an interim sewer pump and force main to serve the northwest corner of the project Staff generally discourages the use of an interim sewer system within development project and typically recommends the construction of the ultimate sewer gravity line The Sewer Master Plan identifies the construction of line VBTIE as the ultimate sewer line to accommodate the same area. The estimated construction costs of this sewer line is currently included in the Sewer Benefit Area Fee program, which is used as a mechanism to reimburse a developer that is required to construct a shared sewer facility Due to the development schedule with LFMZ 10, the sewer line and an accompanying sewer reimbursement agreement will be in process in the near future. Both LFMZ 10 and 17 should be required to coordinate the design and construction of BVTIE, and develop an amenable reimbursement schedule Drainage Improvements The LFMP Zone 10 identified a major storm drain line (84") adjacent to Alicante Road. In addition, the Finance Plan for Zone 10 allows the processing of a reimbursement agreement to cover a proportional share of the construction costs The developers of Zone 10 and 17 should be required to design and construct this facility, and develop an amenable reimbursement schedule Staff is currently processing an update to the City's Drainage Master Plan The developers may request the inclusion of this facility in the master plan If this line is included, the master plan may be used to apportion the costs over the entire drainage basin Zone 5 Park Fee. The City Council adopted a policy requiring the payment of $ 40 per square foot of non- residential development to pay for the construction of a recreational facility in Zone 5 The LFMP Zone 17 Parks Facilities section should fully disclose the requirement to pay this fee and include a mitigation measure mat the fee is required as a condition of building permit issuance for all future industrial projects The following is a listing of general comments within the Zone 17 document' Page 11 - Wording should be included describing the Circulation Facilities that reimbursement fees will be required for previously constructed public improvements. Page 14 - Exhibit 4- General Condition No. 2 should also include language requiring the reimbursement to be paid Page 16 - Exhibit 5 The industrial development along the frontage of Palomar Airport Road should be conditioned to pay the $ 40 per square foot Zone 5 Park Fee. Page 16 - Drainage Condition No 2- Revise condition to include the following. Pay the required drainage area fees established in the current Drainage Master Plan and agree to pay any future fees required for the future update to the current Drainage Master Plan Agree to the formation of and participate in the Drainage Maintenance District should one be formed by the City of Carlsbad A specific agreement must be developed and approved by the City Council concurrent with the first development approval in Zone 17. Comply with reimbursement agreement for proportional share of 84" drainage line in Zone 10 Page 18 - Palomar Airport Road The developer is required to pay a proportional share of the costs for improvements constructed to Palomar Airport Road as performed per City Project Nos 3166 and 3602. Pursuant to a letter dated October 16, 2001 to Mr Mark Rohrlick, the future development of the Bressi Ranch Development is required to reimburse the City of Carlsbad a total of $625,220 prior to the approval of the first development permit within LFMP Zone 17. Page 19 - Revise the condition to indicate construction of VBTIE with the ability to request a reimbursement agreement to cover the cost of over sizing to accommodate adjacent development Page 37 - Exhibit 14 The projections identified on Exhibit 14 are inconsistent with the projection used in the city's FY2002/03 Capital Improvement Program (CIP) Notations are made on various LFMP phasing projections. These comments, if deemed significant to warrant revisions to Exhibit 14, will also affect the projections shown on Exhibits 15,16,17 and 18 Page 68 - Park Facilities: The Parks sections should include a discussion and condition for the payment of the $ 40 per square foot non-residential park fee Page 76 - The Drainage Facilities section should have a discussion on the proposed future 84" drainage line in Zone 10 that may be included in a future reimbursement district. Future development in Zone 17 may be required to contribute to the drain line as an approval requirement in Zone 10 Full disclosure should be made in the text of the Drainage Section relative to this issue Page 77 - Drainage Condition No 2: Revise condition to include the following Pay the required drainage area fees established in the current Drainage Master Plan and agree to pay any future fees required for the future update to the current Drainage Master Plan. Agree to the formation of and participate in the Drainage Maintenance District should one be formed by the City of Carlsbad A specific agreement must be developed and approved by the City Council concurrent with the first development approval in Zone 17 Comply with reimbursement agreement for proportional share of 84" drainage line in Zone 10 Page 89 - Existing plus Zone 17 Impacted Signalized Intersections indicates a failing level of service for Palomar Airport Road and Melrose Drive. The comment at the bottom of the chart indicates (responsibility of Zone 18) If the Raceway Basin development is delayed, a LOS failure occurs A mitigating condition should be included requiring the construction of PAR and Melrose as a condition of Zone 17. Page 91 - The LFMP Circulation analysis for project year 2005 indicates that a significant amount of roadway extensions and improvements will be constructed by other development. Currently, however, there exists no adopted financial program guaranteeing the assumed improvements. These improvement, however, are critical to the operating ability of already impacted improvement, and that the performance standard may not always be maintained (as shown in the text of the LFMP) This situation has arisen with other zone plans and staff typically requires the condition to financially guarantee the improvements prior to the first approved project within the LFMP Page 91 - There is no analysis for project year 2010. Typically, this level of analysis is included in previous LFMP's. But as previously noted for the analysis of 2005, again the 2010 data assumes roadways built by others Without a financial guarantee, there is no level of certainty that the improvements will be completed, and that the performance standard will not be jeopardized Page 93 - A circulation condition must include the reimbursement of the improvements to Palomar Airport Road be paid prior to the approval of the first development permits within the Bressi Master Plan Page 103 - The Sewer Section proposed two alternative sewer systems to accommodate future development in Zone 17 Alternative 1 is not viable due to a limited amount of sewer capacity in the Buena Interceptor. Alternative 2 proposes an interim sewer lift station Staff is recommending that the sewer analysis incorporate the construction of Sewer Master Plan line VBTIE as the ultimate sewer facility for Zone 17 Construction costs have been included in the city's Sewer Benefit Area Fee Program and can be allocated through a reimbursement agreement with the City Page 110 - In order to ensure compliance with the Performance Standard, an evaluation of the current and ultimate sewer flows within the interceptor system must be provided With the addition of the VBTIE system, future sewer flows exclusively through the Vallecitos Interceptor The document should include an analysis of the line capacity using the projected build out sewer flows If you have any questions or need additional clarification, please feel free to contact me at extension 2738 TO: PRINCIPAL PLANNER, DON RIDEOUT April 3,2002 FROM: Associate Engineer, Clyde Wickham RE: LFMP ZONE 17 BRESSI RANCH REVIEW AND COMMENTS We have completed our 2nd review of the Local Facilities Management Plan for Zone 17 There are items of concern that must be resolved before we can recommend approval Our comments are provided below / have a/so red-lined the text of the LFMP that should be returned with revisions or corrections. ISSUES OF CONCERN BY CHAPTER Executive Summary: 1 The summary should state the facts, summarize the plan, and highlight all of the conditions The assumptions and estimates (2nd paragraph to the middle of page 8) should be moved to the introduction, the projection section or an appropriate place for discussion 2 The location map (Exhibit 1 should be located after the List of exhibits or somewhere appropriate The existing location is in the middle of the executive summary between Zone 17 requirements section and splits up the text 3 The List of Public Facilities to serve development in Zone 17, Drainage Item needs to include a sentence about downstream drainage facilities in Alicante Road (LFMP Zone 10) and participation in a reimbursement agreement 4 The Circulation Item needs rewording "Circulation improvements will be provided by a combination of project construction, special funding including but not limited to. Assessment Districts, Reimbursement Agreements, Traffic Impact Fees, and Public Facilities Fees 5 Sewer Collection System, add the words "and offsite construction" to the sentence 6 Note that the statement #6 on page 14 will need to be reiterated on subsequent pages, particularly in the traffic section where assumptions are given (I noted this in the text) 8 Page 16 provides reference to an exhibit The statement about the Master Storm Drainage Plan is misleading There are no facilities located within Zone 17 identified in the Master Plan The sentence can remain but the reference basically says nothing This section should reference Zone 10 downstream drainage issue (section X page-9) Last sentence on page 16 should remove wording "for any development requiring future storm dram facilities in Zone 17 " After permit, place "whichever occurs first" 9 Page 17, add wording to include but not limited to median improvements, landscaping, irrigation, sidewalk, parkway landscaping and irrigation For El Cammo Real and Palomar Airport Road frontage El Cammo Real should also identify AC paving instead of specifying 1 travel lane See additional comments in text on pages 17 and 18 regarding signals and interconnects Also on page 18 add wording about Melrose / Palomar Airport Road improvements 10 Page 19 reword sewer to discuss only the ultimate sewer collection system, being a gravity system to the existing Carnllo Lift Station located in LFMP ZonelO See wording for requesting an interim lift station, should the gravity system be mfeasible 11 Page 20 add wording about fee title transfer on the corner of El Camino Real and Palomar Airport Road to provide for the City of Carlsbad Reclaimed Water Pump House Also add wording aoout all water transmission lines shall include service points and loop water connections to each planning area Zone 17 requirements: 1 Page 47 lists facilities and if they are citywide, quadrant, or zone level We would like to keep it that way and not segregate these improvements to planning areas. No change is needed, just a comment to keep the plan simple and (master) Developer funded. Drainage Facilities: 1 See comments noted in this section Downstream drainage condition in LFMP Zone 10, discussion of a "backbone storm dram system that individual planning areas tie into needs to be added. 2 Add a brief paragraph about NPDES (pollution control devices) requirements and basins. You can note that a Preliminary Storm Water Pollution Plan has been included in the Master Plan document (check with PDC for the date and document title) Provide more basins in exhibit 31)) Circulation Facilities: 1 See comments noted in this section Page 81 & 91, this is where the conformance standard #6 from page 14 should be reiterated The performance standard and the assumptions could leave a condition where if failure occurs development could be stopped until the inadequacy is resolved 2 Page 91, If you have the volume or chart for year 2010 it would be better to add it than to argue why you didn't include it 3 Page 93 refers to comments made on page 17 & 18 (Executive Summary) be consistent Sewer Facilities: 1 See comments noted in this section 2 Show only 1 system with no alternatives Sewer per the existing master plan (gravity flow) takes out reference to Buena Sanitation and out of basin pumping down Palomar Airport Road 3 Page 110, same as above follow the approved sewer master plan, gravity flow to Carnllo Lift station (not sure about correct name) Flow down Alicante Road, instead of various alternatives Delete alternative 1 exhibit (#46) Incorporate required information on exhibit 47 and remove the pump station Note the City Master Plan of Sewerage includes reimbursement for the sewer line in Alicante Road 4 Remember the "backbone system approach", the master developer will construct the entire "backbone system" leaving service locations in streets and planning areas Each subsequent planning area will continue onsite construction of laterals and service mams 5 Exhibit 50, include fee ownership lot line for reclaimed water pump house 6 Page 126, it would clarify the descriptions if you mentioned direction or limits of proposed loops (where to where) 7 Exhibit 53, include pump house Facility Financing: 1 See comments noted in this section 2 Reimbursement to Villages of La Costa for storm Dram (LFMP Zone 10) 4. Timing and Areas of development, add wording from P- 91 (same as P-14 #6) 5 Page 130 add PFF Fees, Traffic Impact Fees, and Reimbursement Agreements. 6 Exhibit 54 may be unnecessary, not fragmenting improvements 7 Exhibit 55, reword to not split up improvements to planning areas Just say Developer Funded Chart could be reduced 8 Page 138, Revise to be consistent with other chapters, "Backbone system". 9 Page 139, Page 140, 141, 142, etc all need revisions to be consistent with previous comments See comments noted on each page Appendices. Transportation Analysis: Figure 6-4, Page 6-10 PAR & Melrose should be a combination Zone 16, Zone 18 and Zone 17and Traffic impact Fee Add Z16 and Z17 as noted This change may trigger additional changes to the analysis Section 6 3 is a very good format for explaining intersection improvements Palomar Airport Road & Melrose needs to be revised as mentioned above and as shown in the text, (NB thru/right) Check the following pages to be clear with responsibility, I have noted comments on some pages ckham, Associate Engineer Development Services Division C Bob Wojcik, Deputy City Engineer Development Services Division April 30, 2001 TO- CLIFF LANGE, LIBRARY DIRECTOR FROM: DON RIDEOUT, PRINCIPAL PLANNER LIBRARY ANALYSIS FOR ZONE 17 LFMP Attached is the Library section for the draft Local Facilities Management Plan for Zone 17 (Bressi Ranch). Your assistance is requested in reviewing and commenting on the Library section. Your comments will be transmitted to the developer, and the revised documents will be sent to you so that you can verify that appropriate revisions have been made. I would appreciate receiving you comments by May 18, 2001. If you have any questions, please call me at extension 4602. Thank you for your assistance April 30, 2001 TO: KEN PRICE, RECREATION DIRECTOR FROM: DON RIDEOUT, PRINCIPAL PLANNER PARKS ANALYSIS FOR ZONE 17 LFMP Attached is the Park section for the draft Local Facilities Management Plan for Zone 17 (Bressi Ranch). Your assistance is requested in reviewing and commenting on the Park section. Your comments will be transmitted to the developer, and the revised documents will be sent to you so that you can verify that appropriate revisions have been made. I would appreciate receiving you comments by May 18, 2001 If you have any questions, please call me at extension 4602. Thank you for your assistance. 4 MAY 1 April 30, 2001 TO: DENNIS VANDERMAATEN, FIRE CHIEF FROM: DON RIDEOUT, PRINCIPAL PLANNER FIRE STATION ANALYSIS FOR ZONE 17 LFMP Attached is the Fire section for the draft Local Facilities Management Plan for Zone 17 (Bressi Ranch). This LFMP is now being reviewed by City staff and other affected agencies. Your assistance is requested in reviewing and commenting on the Fire section. Your comments will be transmitted to the developer, and the revised document will be sent to you so that you can verify that appropriate revisions have been made. I would appreciate receiving you comments by May 18, 2001. If you have any questions, please call me at extension 4602. FIRE FACILITIES I. PERFORMANCE STANDARD No more than 1,500 dwelling units outside of a five minute response time II. FACILITY PLANNING AND ADEQUACY ANALYSIS A INVENTORY Zone 17 is currently served by both Fire Station No. 2 and Fire Station No 5. Fire Station No. 2 is located at 1906 Arenal Road and Fire Station No 5 is located at the Safety Center These fire stations are shown by Exhibit 3 7 on page 91 This exhibit also shows the five minute fire response time within this area A 3 0 mph average driving rate is used to determine the five minute response time. The five minute response time begins when the fire truck leaves the fire station. This is equivalent to a 2 5 mile driving distance from the fire station B PHASING The inventory and five minute response time exhibit show that Zone 17 is within the five minute response time for Fire Stations No. 2 and No 5 Since these two fire stations are permanent facilities, Zone 17 will conform to the fire performance standards to buildout. Therefore, it has been determined that a full phasing analysis for fire facilities is not necessary C ADEQUACY FINDINGS Based on the information provided above and a conversation with the Carlsbad Fire Department9, Zone 17 conforms to the fire performance standard and will continue to conform to this standard through buildout. III. MITIGATION No special conditions are required for Zone 17. IV. FINANCING All fire facilities for Zone 17 are currently available and the required performance standard has been met, therefore no special funding mechanisms are required 9 Telephone conversation with Mike Smith, March 9, 1999 Apt il 2, 2001 90 DRAFT - Zone 17 LFMP Oceanside NORTHNO SCALE NOTE ALL LOCATIONS APPROXIMATE Vista LEGEND Fire Station Location San Diego County Five Minute Response Area - Station #2 Five Minute Response Area - Station #5 Encmitas A planned community in the City of Carlsbad, California 371 IHofman Planning (Associates f,~*-\Project Design Consultants V ,*>'PLANNINGLNOLNNtlSINOSlIRVEYINO % 701 I) Sited Suilc»(» San Uicgo. CA 921016192156471 FAX2«-0349 • EB's Review Comments on Zone 17 LFMP 1st draft: Page # - Comment/Question 1. P4 - Is funding required for maintenance of HMP open space? Is that considered "special funding"? 2. P7 - Include "Title 20" and "CEQA" in item 8. 3. P9 - Add "whichever comes first" to Drainage item A. 4. P11 - Add "whichever comes first" to Schools. 5. P15 - Various wording changes per notes; Also, this text and Exhibit 7 and the legend for Exhibit 7 are all inconsistent with regard to the GP designations. 6. P17 Exhibit 7 - This Exhibit and the legend for it and the text on P 15 are all inconsistent with regard to the GP designations. Also, zoning for OS-7 (RV parking) may change in MP to something else. 7. P20 Exh 9 Constraints Map - Legend is unreadable. 8. P21 Exh 10 Constraints Analysis - See notes. 9. P23 - See notes. 10. P25 Exh 11 - See notes. 11. P26 Exh 12 - See notes. 12. P28-Typo. 13. P34 Exh 16 - See notes. 14. P49 Exh 22 - Is the warehouse part of the library? Update for opening of library. 15. P50 - See comment on P49. 16. P51 - See comment on P49. 17. P61 - Parks inventory will need to reflect changes in 4/01 re: Safety Ctr ballfields, skate park, and new Zone 5 park site. 18. P70 - Add "whichever comes first" to Special Condition A. 19. P77 Exh 33 - Part of drawing doesn't show up. 20. P78 Exh 34 - Part of drawing doesn't show up. 21. P84 - If project is assuming completion of Faraday and Pomsettia off-site, then applicant needs to agree to complete them if someone else doesn't. Otherwise can't assume their LFMP01 -01 RevComments.doc 1 there. Also, (paragraph 4) still need analysis of 2010 unless applicant agrees to complete those road segments. 22. P87 - See comments for page 84. 23. P93 Exh 38 - RV parking and private (PUD) rec areas do NOT count toward meeting quadrant open space requirements! 24. P94 Exh 39 - Revise table per page 93 comments. 25. P98 Exh 41 - Add "private school" use and "P" GP designation. 26. P99 - See notes. 27. P104 - Incomplete sentence in item 3. 28. P110-Spelling error. 29. P119 - Second paragraph. Appendix I Traffic Study 30. P1-1-See notes. 31. P4-2 - Multiple questions/notes: a. Table 4-1 needs to reference "mixed use" rather than "community commercial" to be consistent with subsequent pages. b. Shouldn't table reference assisted living facility? c. Note 2 "Blended Rate" doesn't include private school. Surely a private school is not the same as a church or day care center for ADT, peak times, etc. Will the school not be constructed by 2005? Is that guaranteed? d. Same issues with Net External Peak Hour Trips. 32. P4-3 - Multiple questions/notes; same as for P4-2. Also, need analysis for 2010. LFMP01-01 RevComments doc The following list in dicates the public facilities required to serve development in Zone 17. This list shows whether the facility would otherwise be provided as a condition of approval of a development project or whether a special funding mechanism is needed City Administration: Libraries: Wastewater Treatment Capacity: Park Facilities: Drainage Facilities: Circulation Facilities: Fire Facilities: Open Space Facilities: Schools: Sewer Collection System: Water Distribution System: Financing for Facilities Funding provided by Community Facilities District (CFD) No 1 Funding provided by CFD No 1 Funding provided by sewer connection fees Funding provided by CFD No 1 and public facilities fees Additional funding will be provided via the payments of park m-lieu fees Condition of approval of development project and payment of Planned Local Drainage Area fees Combination of condition of approval of development projects and special funding, including CFD No 1 No special funding required No special funding required A) 9 Funding provided by joining Carlsbad Unified School District CFD No 3 Condition of approval of development project Condition of approval of development project Section 21.90 110(3) of the Municipal Code requires that Local Facilities Management Plans contain a discussion of various methods of funding the facilities and improvements identified in the plan This plan for Zone 17 provides an estimated cost for each facility and one or more possible methods of funding General Condition No. 10 states that annexation to, and participation in, the Citywide CFD is necessary in order to find that development within the zone is consistent with the Public Facilities Element of the Carlsbad General Plan All facilities not funded via the CFD will be provided as part of normal development requirements April 2, 2001 DRAFT -Zone 17 LFMP r EXHIBIT 4 General Conditions for Zone 17 1. All development within Zone 17 shall conform with the provisions of Section 21 90 of the Carlsbad Municipal Code and to the provisions and conditions of this Local Facilities Management Plan 2 All development within Zone 17 shall be required to pay a public facilities fee pursuant to the standards adopted by the City Council on June 28,1996, and as amended from time to time and all other applicable fees. Development in Zone 17 shall also be responsible for any additional fees to be incorporated into this plan that are found to be necessary to enable facilities to meet the adopted performance standards 3. The City of Carlsbad shall monitor all facilities in Zone 17 pursuant to Subsections 21 90.130(c), (d) and (e) of the Carlsbad Municipal Code 4. All development in Zone 17 shall be in conformance with the adopted Citywide Facilities and Improvements Plan as adopted by City Council Resolution 8797 on September 23,1986 5. Periodic amendment to the Zone 17 Local Facilities Management Plan is anticipated to incorporate newly acquired data, to amend conditions and upgrade standards as determined through the required momtonng program Amendment to this Plan may be initiated by action of the Planning Commission, City Council or property owners at any time 6 If a public facility or service is found not to be in conformance with an adopted performance standard during the yearly monitonng, or at any other time, the matter will be immediately brought before the City Council. If the City Council determines that a public facility or service is not in conformance with an adopted performance standard, then no future building or development permits which would impact the facility shall be issued unless an amendment to the CFIP or the LFMP for this zone is approved by the City Council which addresses those facility shortfalls and brings those facilities into conformance with the adopted performance standards 7 After adoption of this Plan by the City Council, no building permits will be allowed unless the performance standards are complied with 8. Approval of this LFMP does not constitute pnor environmental review for projects within Zone _ 17 Allfuture projects within Zone 17 shall undergo environmental review per Title 19 of the k Carlsbad^IurUcipaTCodeVAny mitigation measures determined during a project's environmental review shall be complied with in their entirety unless findings of ovemding consideration are made ^ by the City Council Approval of this plan does not constitute prior discretionary review for projects within Zone 17 All future projects shall undergo review per Title 21 of the Carlsbad Municipal Code &V '* Api il 2,2001 U 7 DRAFT-Zone! 7 LFMP EXHIBIT 5 Special Conditions for Zone 17 The following Special Conditions apply specifically to development in Zone 17 and must be complied with in addition to the General Conditions for Zone 17 These conditions are also listed separately under the analysis discussion of each facility. City Administrative Facilities No special conditions Library No special conditions. Wastewater Treatment Capacity The following actions shall be pursued jointly by each sewer district to ensure adequate wastewater treatment capacity through buildout 1 Monitor Encina treatment plant flows on a monthly basis to determine actual flow rates and to have an early warning of capacity problems Parks 1. Pnorto the issuance of any building permit withinZone 17, a parkin-lieu fee must be paid The fee will be in the amount applicable at the time of issuance of the building permit. 2 At any time the parks performance standard is not complied with within Park District 4, no further residential development will be allowed in Park District 4 or Zone 17 Drainage A All future development in Zone 17 will be required to construct any proposed storm drain facilities located within Zone 17 and identified in the current and revised Drainage Master Plan as determined by the City Engineer Any facilities necessary to accommodate future development must be financially guaranteed prior to the recordation of a final map, issuance of agrading permit or issuance of a building permit, for any development requiring future storm drain facilities in Zone 17. April 2, 2001 y DRAFT - Zone 17 LFMP ii ' Construct new intersection with traffic signal at El Fuerte/ Bressi North Access intersection. in. Construct new intersection with traffic signal at El Fuerte/ Bressi Central Access intersection iv Construct new intersection with traffic signal at El Fuerte/ Bressi South Access intersection. d. El Camino Real/Bressi West Access Intersection The Bressi West Access/El Camino Real intersection shall be constructed to include the following: i Construct East Leg ii. Construct third northbound through lane in Construct northbound right turn only lane e Pomsettia Lane - El Camino Real to East Zone 17 Boundary Pomsettia Lane shall be constructed as a four lane major arterial from El Camino Real to the eastern Zone 17 boundary, and shall include the following: i Construct new intersection with traffic signal at intersection with El Fuerte Street Fire No special conditions Open Space No special conditions Schools *Prior to the approval of any final map or the issuance of building permits within Zone 17, the applicant for the final map or building permits shall submit evidence to the City that impacts to school facilities have been mitigated in conformance with the School Facilities Act of 1998, also know as SB50 (Greene) If the mitigation involves a financing scheme such as a Mello-Roos Community April2, 2001 11 DRAFT-Zone 17LFMP B OVERVIEW OF MANAGEMENT ZONE 17 f" • ^ff£J"\ T **«*' V «*•«* V Management Zone 17 is located within the southeast quadrant of the City of Carlsbad as shown by Exhibit 1 on page 3. Zone 17 is one of six management zones in the southeast quadrant of the City The other zones which comprise this quadrant are also shown by Exhibit 1 on page 3 S 1sbad General Plan designations, as shown by Exhibit 7 on page 17, speciryejgM/ land uses within Zone 17: Residential High Density (RH), Residential Medium Density (RM), Residential Low-Medium Density (RLM), Residential Low (RL), Community Commercial (L), Community Facilities (CF), Planned Industrial (PI) and Open Space (OS).J7or the purpose of analyzing public facility requirements for Zone 17, specific land ipuons as stated in the Bressi Ranch Master Plan were utilized for the amount and ; of future development within the master plan area These uses are described in detail i the buildout projections chapter of this plan. The^zoning within Zone 17 is shown by Exhibit 8 on page 18 £^v] April 2, 200] 15 DRAFT - Zone 17 LFMP General Plan RL Residential Low Density RM Residential Medium Density RMH Residential Medium High Density _ Open Space Bressi Ranch Zone 17 - Proposed General Plan [7_ GROWTH MANAGEMENT PROGRAM - CITY OF CARLSBAD Zone17Bressi GPCDR2-28-01 I Hofnnan Planning |A»sociatei flnvnworat a to* am no. talk**. CA moiPAXUMOM Management Zone 17 GROWTH MANAGEMENT PROGRAM - CITY OF CARLSBAD Bress Constraints odr EXHIBIT 10 ZONE 17 CONSTRAINTS ANALYSIS (AS OF 12/12/00) General Plan Land Use Designation RL-1 RL TOTAL RLM-l RLM-2 RLM TOTAL RM-1 RM-2 RM-3 RM4 RM TOTAL TOTAL RESf$a$$k\ "$%•%* &•* ~ "^T't1 "^H*. "* 'Wi RH/L/CF RH/L/CF TOTAL TOTAL MIXED USE CF/P CF/P TOTAL PI-I PI-2 PI-3 PI-4 PI-5 PI-6 PI TOTAL TOTAL NON RES OS-I OS-2 OS-3 OS-4 OS-5 OS-6 OS-7 OS TOTAL Circulation Roadways (2) TOTAL ZONE Gross Acres (3) 388 388 274 276 550 16 1 188 183 232 764 170.2 W$A '*''wii%^.'li$5 303 303 30.3 M5%^^/$^ 137 137 30 270 468 438 288 14 1508 1645 190 53 375 978 110 204 1 3 1923 278 585.1 ACRES OF DEVELOPMENT CONSTRAINT (1) Full A B C D K&V G H 1 47 25 47 25 1 00 08 00 18 00 09 08 01 0 01 0 1 0 00 21 0.8 86 33 >^** ,**&%•» JTAMIWS^^fe'" ?' 'l^^^^tf^ #&%*^ 3»pts*tf*?x i • v > ' ^ ,',"$ 05 07 05 07 05 07 5»^^, *n''«.*?".<~'Wi'' $>ffX$®iKi W.W/%£.i™&3%iZ;""v%'i?Kt..2s **% W /"'"s'W-T?W.mW&U'°33f?f%fMfti£ ?" 0 1 00 01 00 00 00 1 7 20 00 00 00 00 04 00 00 00 2 1 20 22 20 07 36 03 08 56 00 127 00 0 1 08 05 57 00 00 199 109 03 02 315 17.1 Tola! 72 72 10 08 18 1 7 01 0 1 10 29 119 f _ *i, "<#; 1 2 12 1 2 01 ,01 00 37 00 00 04 00 41 42 43 1 1 56 127 09 62 00 308 05 48.6 Partial J J/2 126 126 39 47 86 60 08 17 30 115 327 ' '"* i '~ * 20 20 20 4 1 41 05 64 23 05 2 1 1 2 130 17.1 68 28 253 38 1 05 20 06 76 1 43 132.2 63 63 20 24 43 30 04 09 1 5 5.8 164. t'.pht •'•®i 10 10 1.0 &tif>;m$'ft!'*& 21 2.1 03 32 1 2 03 1 1 06 65 86 *$ WA '*VW,* 34 I 4 127 19 1 03 1 0 01 381 22 66.1 Schools K 00 00 00 o».;,:,4T,rn 00 00 '^T-^Sf' '•/ <^ 00 00 0.0 Net Developable Acres 253 253 244 245 488 114 183 174 207 678 1419^•>j<fe'\,y-' r--$>.*~t,'j' 28 1 281 28 1 116 116 28 201 456 435 274 08 1402 151 8 'fs-r^£v**^ !''$' 11 3 29 193 660 98 132 10 1234 252 470.2 NOTES (1) CONSTRAINTS A - MAJOR POWERLINE EASEMENT B - CIRCULATION C - RAILROAD ROW D - SLOPES > 40% (2) Existing dedicated right-of-way solely within Zone 17 (3) Acreage is subject to engineering and boundary verification E - RIPARIAN F - WETLANDS — f --- tf- FLOODPLAlNj? -- I-OTHERENV1R FEATURE J-SLOPES 25% TO 40% K - SCHOOL SITE OVERLAY ll-fLUMAIHLlTTBODY OF WATER Zone 17 LFMP - DRAFT April 2, 2001 C EXISTING LAND USE , „ /•V 6^^ As of January 22,2001, the only development existing within Zone 17 is one single family dwelling unit. The land has been used in the past for agricultural purposes, and is currently being dry-farmed. The General Plan currently identifies RL, RLM, RM residential areas with OS and UA designated areas within Zone 17. D DEVELOPING LAND USE Developing land use is a category which defines the status or stage of a land use proposal or project in the development process. The development process begins when a development application is submitted to the City. Various procedures are followed depending on the type of application submitted In all cases, applications are reviewed to ensure that all City standards are met and there is conformance with all previous discretionary approvals prior to finalizing the projects and issuing building permits. Once a project has received final occupancy, the development process ends, and the land use is identified as an existing land use. E Buildout PROJECTIONS CALCULATIONS 1. Residential Buildout Projections The net developable acreage of each residential land use sub-area is multiplied by the adopted Growth Management Control Point as follows Growth Management General Plan Control Point Land Use Designation Dwelling Units/Acre RL 1.0 RLM 32 RM 60 RMH ' 11.5 RH ,190-j The result provides theoase residential dwelling unit buildout projection for each sub-area consistent with the passage of Proposition E on November 4,1986 Both existing and approved dwelling units are subtracted from this yield to indicate the amount of future residential development in the zone April 2, 2001 23 DRAFT - Zone 17 LFMP EXHIBIT 11 ZONE 17 - LFMP RESIDENTIAL BUILD OUT (AS OF 12/12/00) N' / V\)/6i General Plan Land Use Designation RL-1 RL TOTAL RLM-1 RLM-2 RLM TOTAL RM-1 RM-2 RM-3 RM-4 RM TOTAL Total - Planning Areas 6-12 RH/L/CF RH/L/CF TOTAL OS-1 OS-2 OS-3 OS-4 OS-5 OS-6 OS-7 OS TOTAL TOTAL RES Net Acres (3) 253 25.3 244 245 48.8 114 183 174 207 67.8 141.9 28 1 28.1 113 29 193 660 98 132 10 122.4 GMCP (1) 10 32 32 60 60 60 60 00 00 00 00 00 00 00 MAXIMUM DU'S ALLOWED BY GMCP/3) *- 25 / 2S / 78 / 78 / 156 68 110 104 124 406 587 \ \ ° \ ° \ ° \ ° \ °\ 0 \° \0> 587 BUILD OUT PROJECTIONS (2) 25 25 78 78 156 68 110 104 124 406 523 <4> 100 100 0 0 0 0 0 0 0 0 \ 623 EXIST. DU'S 0 0 1 0 1 0 0 0 0 0 1 0 0 0 0 0 0 0 0 0 0 1 APP. DU'S 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 FUTURE DU'S 25 25 78 155 68 110 104 124 406 ^522, ^•KJC 100 0 0 0 0 0 0 0 0/Wi NOTES (1) Growth Management Control Point (2) The Build Out Projections are maximum dwelling units allowed v^ithin Zone 17 (3) Acreage is subject to engineering and boundary verification (4) The Bressi Ranch Master Plan limits the number of dwelling units rate residential planning areas, to a maximum total of 523 units within Planning Areas 6-12, which are Zone 17's market (*) rk*. m>cy & in dt^> u>^uL uJrf L£. jJL*TX*Q$ h*ed *-* <=*- * ^ W ^r^^^2^ Zone 17 LFMP-DRAFT April 2, 2001 EXHIBIT 12 ZONE 17 - LFMP NON RESIDENTIAL BUILD OUT PROJECTIONS LAND USE DESIGNATION ^ CF/P S_F/P/TOTAL fcfV****.^ ' 1 „ Pl-1 -PI-5 PI-6 PI TOTAL MRH/L/CF) CF (RH/L/CF) Mixed Use Total (4) TOTAL ZONE NET DEVELOPABLE ACRES II 6 -^ ^/l&V Qpsfll/ 1394 08 1402 99 129 22.8 174.6 NON-RESIDENTIAL LAND USE INTENSITY ESTIMATE 30% L^l^^ 30% 30% 30% 30% MAXIMUM SQ.FT. ALLOWED BY LAND USE INTENSITY 150,935 150,935 1,821,679 10,454 1,832,134 130,000 168,577 298,577 2,281,646 MAXIMUM SQ.FT. IDENTIFIED IN BRESSI RANCH MASTER PLAN (1) not identified 2,1 60,500 (3> not identified 130,000 not identified BUILD OUT PROJECTIONS (2) 150,935 150,935 2,160,500 10,454 2,170,954 130,000 168,577 298,577 2,620,467 EXISTING SQFT 00 0 00 00 0.0 00 00 0.0 0 APPROVED SQ.FT. 00 0 00 00 0.0 00 00 0.0 0 ESTIMATED FUTURE SQ.FT. 150,935 150,935 1 2,160,500] 10,454 2,170,954 130,000 168,577 298,577 2,620,467 (1) This column represents those non-residential square footages identified in the Bressi Ranch Master Plan Exact square footages were not identified for all planning areas within the Master Plan Where this occurs, the maximum square footage allowed was calculated based on Growth Management procedures (2) The Build Out Projections is the maximum square footage allowed within Zone 17 based on the Bressi Ranch Master Plan or Growth Management (3) Total of 2,160,500 square feet, which equates to 15,000 ADT based on an assumption of 40% Light Industrial, 40% Research and Development and 20% Office This breakdown of uses was used for traffic modeling purposes The percentages of the various uses may vary at the time of development as long as the traffic generated by( the uses in Planning Areas 1, 2, 3, 4 and 5 does not exceed 15,000 ADT (4) Represents the portion of the RH/L/CF zone available for non-residential development A minimum of 5 3 acres within the same planning area would be needed for the development of 100 high density residential units Zone 17 LFMP-DRAFT April 2, 2001 IV PHASING PROJECTIONS Phasing projections estimate when and how much development will occur in Zone 17 between now and buildout. Although difficult to predict exactly, phasing projections facilitate advance planning and programming of public facilities to assure adopted performance standards are continually met Specifically, phasing projections: 1 , Project estimated demands for public facilities on a yearly basis until buildout 2. Project and establish thresholds which indicate when and where public facilities improvements are needed. 3 By projecting facility thresholds, allow sufficient lead time for facility programming to assure performance standards are continually met 4. Through threshold identification, allow the City to efficiently and effectively implement public facility improvements A ZONE 17 LAND USE PHASING 1 Residential The projected residential phasing schedule is intended to be used for projecting future need and timing of public facilities It is a tool to allow the city to anticipate future public facility needs and to budget monies for their improvement The projected residential phasing schedule is not absolute. Exhibit 14 on page 30 shows the citywide residential phasing projections on a yearly basis for all LFMP Zones within the City. The citywide phasing projections are used to analyze impacts to citywide facilities such as city administration and library facilities The citywide phasing proj ections for Zone 17 are based on the residential phasing projections for the Bressi Ranch Master Plan Phasing projections for Zones 10,11,16 and 18 were obtained from the proposed Zone Plans or their amendments. Phasing projections for all other zones were obtained from the City of Carlsbad Finance Department, which were used by the City for the purpose of preparingth^their yearly Capital Improvement Program and are incorporated into this document to maintain consistency with the City of Carlsbad's growth projections Exhibit 15 on page 33 shows a similar phasing schedule for the zones located within the southeast quadrant of the City The southeast quadrant phasing projections are provided to make the review and future update and monitoring of quadrant specific facilities more manageable and easier to understand April 2, 2001 28 DRAFT-Zone 17 LFMP EXHIBIT 16 ZONE 17 RESIDENTIAL PHASING PROJECTION * * * FOR FACILITY PLANNING PURPOSES ONLY * * * STATUS EXISTING NOTES: YEARS ^-f\asorf/T) *M 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 BUILD OUT ZONE 17 1 1 0 0 200 200 200 22 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 623 TOTAL ZONE D.U.'S ASOF(f/l) 47^4-' 1 1 1 201 401 601 623 623 623 623 623 623 623 623 623 623 623 623 623 623 623 623 623 623 623 623 TOTAL ZONE POPULATION It 2 2 2 466 929 ,393 ,444 ,444 ,444 ,444 ,444 ,444 ,444 ,444 ,444 ,444 ,444 ,444 ,444 ,444 ,444 ,444 ,444 ,444 ,444 1,444 Zone 17 LFMP-DRAFT April 2, 2001 Oceanside NOTE ALLOCATIONS APPROXIMATE Vista LEGEND Cole Library Adult Learning Center Centra de Informacion Warehouse (storage facility) Encmitas South Carlsbad Library (expected to open in Summer of 1999) La Costa Branch Libra™ (expected to close in Summer of 1999) 22 A planned community in the City of Carlsbad, California Terfmctr H of man Planning Associates 5 Project Design Consultants ••*PI-ANNrNGFNGINNEERINCj SURVEYING 701 1) Slnct SuiltHOO Sun Ditga CA 92101 6I9-215-M7I hAX!T4J)149 2. Inventory of Existing Library Facilities: Existing library facilities owned and leased by the City of Carlsbad as of February 7,20013 are the following: Facility Owned (Sq. Ft.) Leased (Sq. Ft.) Cole Library (1250 Carlsbad Village Drive) Adult Learning Center (1207 Carlsbad Village Drive) 24,600 1,300 Q^arehouse ^\ 1075 Corte DeNogajy Centre De Informacion (3333 Harding St Pine School, Rm 1 1) 2,000 900 South Carlsbad Library 64,000 (1775 Dove Lane) Subtotal 88,600 4,200 Total Existing Facilities Inventory of Approved Future Library Facilities 92,800 Cole Library Expansion. The 2000-2001 Capital Improvement Program shows funds for construction of the Cole Library Expansion in 2005-2010 This expansion will provide a new 45,155 square foot library facility, which will replace the current facility located at 1250 Carlsbad Village Drive. B PHASING Existing library facilities plus those budgeted in the adopted 2000-2001 CIP for construction are as follows 3 Source Phone conversation with Cliff Lange, City of Carlsbad Library, 2/7/01 April 2, 2001 50 DRAFT - Zone 17 LFMP Square Feet of Library Space 2000-2001: Cole Library Adult Learning Center Warehouse Centre De Informacion S Carlsbad Library 2001 - Buildout: Cole Library Adult Learning Center Ovarehouse Warehouse"^ Centra De Informacion S Carlsbad Library Existing 24,600 1,300 2,000 900 0 Total 2000 - 2001 24,600 1,300 0 2,000 900 64,000 Total At Buildout Added 0 0 0 0 64,000 45,155 0 0 0 0 0 Subtracted 0 0 0 0 0 (24,600) 0 0 (2,000) 0 0 Total 24,600 1,300 2,060 900 64,000 92,800 45,155 1,300 _JL-^ 0 900 64,000 111,355 To assess when the threshold for future library facilities will be reached, the phasing projections shown by Exhibit 14 on page 30 are used These phasing projections are incorporated into Exhibit 23 on page 52. Exhibit 23 projects the adequacy of library facilities on a citywide basis by comparing the projected facility demand with existing and funded facilities. ADEQUACY FINDINGS Analysis of Zone 17's demand on library facilities as of February 1,2001 indicates no mitigation is needed at this time Library facilities are currently in conformance with the performance standard and are projected to conform until buildout. The yearly monitoring program will ensure compliance with the adopted performance standard through buildout April 2, 2001 51 DRAFT-Zone 17 LFMP PARK FACILITIES I. PERFORMANCE STANDARD Three acres of Community Park or Special Use Area per 1,000 population within the Park District must be scheduled for construction within a five year period II. FACILITY PLANNING AND ADEQUACY ANALYSIS Park facilities are addressed on a Park District basis. There are four park districts which correspond to the four quadrants of the City. Zone 17 is located in the northwestern portion of Park District 4 as shown by Exhibit 27 on page 66. A INVENTORY 1 Existing and Buildout Park Demand: The projected population for Park District 4 comes from the Southeast Quadrant Residential Phasing Projections (see Exhibit 15 on page 33) Performance Standard Population Demand (Acres) Existing (1/1/01): Southeast Quadrant Zone 17 Buildout: Southeast Quadrant (2024) Zone 17 (2006) 29,088 Cjj 38,920 /M44\ 87.3 r^~^\— — (• 10 7 / 116.8 fdV j April 2, 2001 Inventory of Existing Park Facilities In Park District 4 The inventory of existing parks and special use areas listed below was provided by the Planning Department on February 6,2001 The location of these parks are shown by Exhibit 28 on page 67 ' DRAFT i Zone 17LFMP B PHASING The approach to phasing taken by this Local Facilities Management Plan is based on ensuring that needed facilities are in place prior to or commensurate with development Watershed boundaries are shown by Exhibit 30 on page 72, correlate with the natural drainage sub-basins of the proposed facilities within the zone. Thresholds for each of the major drainage facilities can be easily established, thereby determining the appropriate mitigation measures The watershed boundanes allow for independent review and development for the drainage facilities within each boundary However, the City may require improvements outside of the watershed boundaries if deemed necessary to serve development C ADEQUACY FINDINGS All future development will be required to construct the major drainage facilities identified in the current Drainage Master Plan at the time of development as determined by the City Engineer. Additional conditions may also by required in the revised Drainage Master Plan at the time of development In order to maintain the City's performance standards for Zone 17, the construction of the proposed maj or drainage facilities will be a condition of approval for future development within this zone. III. MITIGATION SPECIAL CONDITIONS FOR ZONE 17 A All future development in Zone 17 will be required to construct any proposed storm drain facilities located within Zone 17 and identified in the current and revised Drainage Master Plan as determined by the City Engineer Any facilities necessary to accommodate future development must be financially guaranteed prior to the recordation of a final map, issuance of a grading permit or issuance of a building permit for any development requiring future storm dram facilities in Zone 17. * B Pnor to the recordation of any final map within Zone 17, the developers of that project are required to. 1. Pay the required drainage area fees established m the current Drainage Master Plan, and, 2. Agree to participate in a Drainage Maintenance District should one be formed by the City of Carlsbad. April 2, 2001 70 DRAFT - Zone 17 LFMP LFMPZone 17 First Submittal Systems Associates, Inc March 15, 2001 16% IXXXI°Zonel7Boiindaiy SOURCE SANDAG Cities/County 1998 Transportation Forecast, City of Carlsbad Biessi Ranch Select Zone Assignment, TAZ 807,860, 426244263 (March 30,2000) Exhibit 33 Existing Zone 17 Direction Distribution Percentages April 2, 2001,77 DRAFT -Zone 17 LFMP LFMPZonel? First Submittal tems Associates, Inc March 15 2001 11% LEGEND XX% =Zonel7DistribHtioii Carisbad - Alternative 5 "Bresri Ranch as Submitted" 11-22-99 Select Zone Assignment, TAZ 807,860,4262 & 4263 Exhibit 34 Year 2020 Zone 17 Directional Distribution Percentages April 2, 2001 78 DRAFT - Zone 17 LFMP Analysis of 2005 conditions shows all impacted road segments and intersections meet the Growth Management performance standard of at least level of service "D". The analysis is based on the assumption that the street network includes the following: PalomarAirport Road six lanes entire length XJ^T evteffsion'frnrn Melrose Drive to El Fuerte Melrose Drive six lanes from north city limit to Palomar Airport Road El Fuerte Street completed from Palomar Airport Road to Zone 1 7 southern boundary El Fuerte Street completed from Faraday Avenue to Loker Avenue Pomsettia^ane completed from El Cammo Real to Zone 17 east boundary With the above assumptions, the 2005 analysis shows that all road segments and intersections within Zone 17 will be operating at an acceptable level of service. ANALYSIS OF 2010 CIRCULATION CONDITIONS According to the traffic report, the improvements identified for Year 2005 are adequate through Year 2020 Since Year 2010 volumes are projected to be lower than Year 2020 volumes, the street segment and intersection improvements designed to accommodate Year 2020 volumes will also accommodate Year 2010 volumes Therefore, all road segments and intersections are assumed to operate/ at acceptable levels of service for Year 2010 ANALYSIS OF 2020 CIRCULATION CONDITIONS The level of service for impacted roadways in the year 2020 is as follows: Year 2020 - Impacted Road Segments Location Palomar Airport Road El Cammo Real - El Fuerte Street El Fuerte Street - Melrose Drive Melrose Drive - East City Limits Pomsettia Lane El Cammo Real - El Fuerte Street El Fuerte Street - Melrose Drive Daily Volume 66,000 61,000 41,000 19,000 13,000 Peak VPHPL 815 875 735 525 425 VHPL/ CPL 045 049 041 029 024 LOS A A A A A April 2,2001 84 DRAFT'-Zone 17LFMP 5.Poinsettia Lane - El Camino Real to East Zone 17 Boundary i'oinsetua LanesnedTbe constructed as a four lane major arterial from El Camino Real to the eastern Zone 17 boundary, and shall include the following: a Construct new intersection with traffic signal at intersection with El Fuerte Street. IV FINANCING Costs for the circulation facilities which Zone 17 is responsible for have been estimated at $24,450,000 In addition, $650,000 will be reimbursed to the City for the median work and road widening recently completed along Palomar Airport Road Funding mechanisms and guarantees for these facilities are discussed in the Facilities Financing section of this document April 2, 2001 87 DRAFT-Zone 17 LFMP EXHIBIT 39 ZONE 17 OPEN SPACE INVENTORY c ** " General Plan Land Use Designation OS^__-3 OS-3 OS-4 OS-5 QS^_ OS-7 I^> Acres 190 53 375 978 110 204 . 13 Constrained Acres 77 25 183 31 8 12 72 03 Performance Standard Acres 113 29 193 660 98 132 1 0 Acres Provided to Meet Performance Standard Acres Required to Meet Performance Standard Surplus/<Deficiency> of Performance Standard Open Space 1234 878 356 Zone 17 LFMP - DRAFT April 2, 2001 GENERAL PLAN LAND USE SUB-AREA RL-1 RL TOTAL RLM-1 RLM-2 RLM TOTAL RM-1 RM-2 RM-3 RM-4 RM TOTAL (3) Total - Planning Areas 6-12 (5) RH/L/CF RH/L/CF TOTAL SUMMARY INFORMATION TOTALS D.U.S EXIST 0 0 1 0 1 0 0 0 0 0 1 0 0 EXIST 1 RESIDENTIAL I APPROVED 0 0 0 0 0 0 0 0 0 0 0 0 0 - APPROVED 0 _ FUTURE JH 29 90 92 $0 129 122 145 397 FUTURE 73 HS 36 11 I 113 98 158 150 179 492 90 BUILD OUT PROJECTIONS E JH 58 29 182 91 183 92 159 80 257 129 24 3 122 29 0 14 5 8 98 3 97 BUILD OUT PROJECTIONS HS 36 112 11 3 98 158 150 179 492 147 73 90 NOTES:1) Generation factors per CUSE 2) Student generation rates for ^cation Study dated May 25, 1994 3) Student generation rates assu 4) Affordable Housing site stud'las at El Cammo" dated June 1, 1994 5) The Bressi Ranch Master Pla Zone 17 LFMP - DRAFT April 2, 2001 C. ADEQUACY FINDINGS All of CUSD facilities are currently at capacity Temporary classrooms and re-locatables are being used by the district to provide additional capacity. Additional schools will be needed to meet the continued growth within the school district III. MITIGATION ^ , rV Special Conditions QA rf*4 Pnor to the recordation of any final map, issuance of a building permiVwriichever occurs first, for any development within Zone 17, the following conditions-shairbe met: ^rPnor to the approval of any final map or the issuance of building permits within Zone 17, the applicant for the final map or building permits shall submit evidence to the City that impacts to school facilities have been mitigated in conformance with the School Facilities Act of 1998, also known as SB50 (Greene) If the mitigation involves a school financing scheme such as a Mello-Roos Community Facilities Distnct which is inconsistent with the City' s Growth Management Plan, including City Council Policy Statement No 3 8, the developer shall submit disclosure documents for approval to the City Manager and City Attorney, which shall disclose to future owners of the Project to the maximum extent possible, the existence of the special tax and that the Carlsbad Unified School District is the taxing agency responsible for the Financing District IV. FINANCING The Carlsbad Unified School District currently requires development fees in the amount of $2 05 per square foot residential and $0.33 per spare foot nonresidential unless the developer enters into some other mitigation agreement with the school district' ° A Mello-Roos based Community Facilities Distnct financing mechanism to pay for impacts to school facilities is used in some portions of the City and annexation into the Community Facilities Distnct could be an alternative mitigation measure for the developers of Zone 17 10 Source Carlsbad Unified School District, January 2001 April 2, 2001 99 DRAFT - Zone 17 LFMP 3.Technical Assumptions Carlsbad's current Master Plan of Sewreage establishes unit flow generation factors as a basis for projecting the average sewer flow This flow is based on Equivalent Dwelling unitsJEDJJs) at a rate^f_220ja]lojasperday(GPJD) Commercial and industrialand nonresidential building area of 2,620,467 square feet bjr 1,800' 'square feet Buildout Proiections and Sewer Demands The proj ected buildout sewer flows for the sewer watershed in Zone 17 can be determined by multiplying the buildout EDU projections as established in this plan by the average EDU flow rate The derived EDUs for the commercial, industrial and nonresidential areas are 1,456 EDUs The projected buildout average sewer flows for Zone 17 are as follows: Land Use Projected B/O (EDUs) Avg Unit Flow Buildout Avg (GPD/Net Ac.) Flow (GPD) Residential 623 Commencal/ Industrial/ 1,456 Nonresidential 220 220 Total 137,060 320,320 457.380 The projected yearly average and peak sewage flows as determined by this facility management plan for all of Zone 17 is shown by Exhibit 45 on page 105 For flexibility of design, two proposals are submitted for the on-site sewer system. Exhibit 46 on page 106, labeled Alternate I, has the northwest portion of the site flowing into the Buena Interceptor via an existing 15" line in Palomar Airport Road The remainder of the site flows south to the existing 12" CMWD sewer main The existing system in Palomar Airport Road simplifies the access to sewer and promotes development for the northern section of the site Exhibit 47 on page 107, labeled A Iternate 2, shows a portion of the site' s sewerage flowing south to the existing 12" CMWD sewer main, with the remainder flowing south on Alicante Road This alternate requires the construction of an off-site line through Zone 10 to the south of the project The 1,800 square feet factor was provided by CMWD April 2,2001 104 DRAFT - Zone 17 LFMP WATER FACILITIES I. PERFORMANCE STANDARD Line capacity to meet demand, as determined by the appropriate water district, must be provided concurrent with development. II. FACILITY PLANNING AND ADEQUACY ANALYSIS Water service in the City of Carlsbad is provided by three agencies- City of Carls&b«i Municipal Water District (CMWD), Vallecitos Water District (VWD) and Olivenham Municipal Water District (OMWD). Zone 17 is located entirely within the Carlsbad Municipal Water District service area as shown by Exhibit 48 on page 112. The City of Carlsbad has a master plan entitled, "Water Master Plan, CMWD Project No 89- 105," adopted June 29,1991 by the Board of Directors Its purpose is to evaluate the water system within their District and to formulate long-range plans that will provide for future improvements. CMWD is currently revising the aforementioned master plan CMWD is also currently reviewing the "City of Carlsbad Water Reclamation Master Plan," dated January 1990 by Dudek & Associates The information contained m this Local Facilities Management Plan was obtained from the CMWD's Water Master Plan, the draft Water Reclamation Master Plan and through discussions with CMWD Engineering Staff A INVENTORY 1 Existing Facilities The existing CMWD water facilities that serve development of Zone 17 are shown by Exhibit 49 on page 113,115 and are as follows. a Potable System Line Size Location 36-inch DIP Palomar Airport Road 16-mch ACP El Cammo Real 20-inch ACP El Cammo Real 16-inch DIP Melrose Drive 8-inch PVC Melrose Drive 12-mch PVC (2) Pomsettia Lane April 2, 2001 HODRAFT -Zone 17 LFMP Master Plan Additionally, the City adopted a mandatory use ordinance stating that if recycled water is available, it will be used The CMWD is in the process of preparing a Water Reclamation MasterPlanl indicates availability of recycled water to development within thgffistrict City Areas identified by the plan for recycled water use will be subject to the Interim Reclaimed Water Use Policy and consequent requirements from the District Engineer as specified above The Water Reclamation Master Plan was estimated to be completed in early 1991. B. PHASING The approach to phasing taken by this Local Facility Management Plan is based on ensuring that needed facilities are in place prior to or commensurate with development Service areas shown by Exhibit 45 on page 105 correlate with property boundaries or logical boundaries for the proposed water facilities within the zone. Thresholds for each of the major water facilities can be easily established, thereby determining the appropriate mitigation measures. The service area boundaries allow for independent review and development for the water facilities within each boundary The water district, however, may require improvements outside of the Zone Plan boundaries if deemed necessary to serve development C. ADEQUACY FINDINGS Zone 17 currently conforms with the adopted performance standard Since CMWD requires development to install domestic water, which includes fire flow needs, and recycled water as a condition to future development, conformance with the adopted performance standard will be maintained through ultimate buildout of Zone 17. III. MITIGATION SPECIAL CONDITIONS FOR ZONE 17 ' A ALL WATERSHEDS 1. All development m Zone 17 shall pay a major facilities fee based on EDUs to the Carlsbad Municipal Water District and a capacity charge to the San Diego County Water Authority. In addition, all development in Zone 17 shall be required to provide any water reclamation facilities identified in the future Water Reclamation Mater Plan as determined by the District Engineer. Any water reclamation facilities necessary to accommodate future development must be guaranteed prior April 2, 2001 119 DRAFT - Zone 17 LFMP LFMP Zone 17 ©Urban Systems Associates, Inc First Submittal March 15, 2001 1.0 INTRODUCTION Urban Systems Associates, Inc. has been retained by Lennar Communities to prepare a transportation analysis of Carlsbad Local Facility Management Plan (LFMP) Zone 17 Zone 17 of the LFMP includes all of the Bressi Ranch Master Plan area located south of Palomar Airport Road and east of El Camino Real Figure 1-1 shows the Zone 17 boundary and those locations within the zone, or that will be impacted by twenty percent or more of Zone 17 traffic for Year 2000, 2005, 2010, and 2020, Vwere analyzed because of their proximity to Zone 17. Only circulation element roadway intersections are shown. In order to evaluate the traffic impacts possible from development within Zone 17 and the transportation improvements that might be needed, Existing, Year 2000 with Zone 17, Year 2005, Year 2010 and Year 2020 conditions were evaluated. Future traffic forecast volumes for Years 2005, 2010, and 2020 were based on the San Diego Association of Governments (SANDAG) Cities/County Transportation Forecast, City of Carlsbad, for those future scenarios. The Transportation Analysis for Bressi Ranch, third submittal, dated February 14,2001, prepared by Urban Systems Associates, Inc., includes the analysis used for the CEQA level of detail for the Bressi Ranch and was used as the source for traffic volumes used in this zone plan report, which summarizes only the Zone 17 impacted segments and intersections. That report is incorporated into this report by this reference. 000297 1-1 297-rpt-31501 LFMPZone 17 First Submittal ©Urban Systems Associates, Inc f] March 15 2001 TABLE 4-1 Year 2005 Project Driveway Trip Generation / y{ Use 6-1 2 RLM/RM (Detached) 1-4 Planned Industnal 5 Planned Industnal .J3 Community Facilites -J7 /l 5 Community Commercials 15 RMH/RH (Attached) Amount 523 DU 107 AC 18 AC 8 AC•*MP 100 DU Trip Rate* 10 /DU 120 /AC(1) 120 /AC(1) 100 /AC(2) ^700 /Acre 8/DU rotate ADT 5,230 12,840 2,160 800 7,000 800 28,830 AM Peak Hour °/0* 8 12 12 17 3 8 # 418 1,541 259 136 210 64 2,628 In/Out* 3 . 7 8 2 8 2 5 5 6 4 2 8 In 126 1,233 207 68 126 13 1,772 Out 293 308 52 68 84 51 856 PM Peak Hour %* 10 12 12 18 10 10 # 523 1,541 259 144 700 80 3,247 In/Out* 7 3 2 8 2 8 5 5 5 5 7 3 In 366 308 52 72 350 56 1,204 Out 157 1,233 207 72 350 24 2,043 * = SANDAG, July 1998 (1) = "Blended" Rate, Using three types of industrial uses: ndustnal Business Park (commercial included) @ 200 Trips/Acre Industnal Business Park (no commercial) @ 80 Trips/Acre Warehousing @ 60 Trips/Acre Note Acreage among the types of uses may vary without exceeding 15,000 total ADT for P/l uses 1J2) = "Blended-Rate, Using two types of community uses: CDJ0297A-TaM-1xls Net External Peak Hour Trips OfrV-eA.* $' WlW^ j^W,^olPn • \s$^ i. . . . •' i in v * --— Community Facilities (-50% Internal) - 10% Residential to Commercial - 10% Commercial to Residential Total Commercial Total PI (-10% Internal) Net External Tnps AM Peak Hour In • ^. , > 34 139 -14 -14 126 1,296 1,567 Out 34 344 -34 -34 84 324 718 PM Peak Hour In 36 422 -42 -42 350 324 1,048 Out ,s ' .. v» 36 181 -18 -18 350 1,296 1,827 CDI297-Tob6-ljdi 000297 4-2 297-rpt-31501 LFMPZonel? First Submittal ©Urban Systems Associates, Inc Marrh 75 2020 Project Driveway Trip Generation / ' /PA Use 6-12 1-4 5 14 •~~13~~ ~15~" ( RLM/RM (Detached) Planned Industnal Planned Industnal iGas Station • Amount 523 DU 107 AC 18 AC ^ 1 Sta Community Facilities /^J^i 0 AC Mixed Use *J^l Community Commercial RMH/RH (Attached) Assisted Living^ Boys /Girts Club Day Care Church 10 AC 100 DU 100 RM 1 EA 1 EA 1 EA Trip Rate* 10 /DU 120 /AC(1) 120 /AC(1) 900 /Sta 100/AC(2) 700 /Acre 8/DU 3 /Bed 400 /Each 500 /Each 100 /Each rotate ADT 5,230 12,840 2,160 900 1,000 7,000 800 300 400 500 v-100 31,230 AM Peak Hour %* 8 12 12 7 17 3 8 7 17 17 17 # 418 1,541 259 63 170 210 64 21 68 85 17 2,916 In/Out* 3 7 8 2 8 2 5 5 5 5 6 4 2 8 6 4 5 5 5 5 5 5 In 126 1,233 207 32 85 126 13 13 34 43 9 1,921 Out 293 308 52 31 85 84 51 8 34 42 8 996 PM Peak Hour %» 10 12 12 9 18 10 10 7 17 17 17 # 523 1,541 259 81 180 700 80 21 68 85 17 3,555 In/Out* 7 3 2 8 2 8 5 5 5 5 5 5 7 3 4 5 5 5 5 5 5 5 In 366 308 52 41 90 350 56 8 34 43 9 1,356 Out 157 1,233 207 40 90 350 24 13 34 42 8 2,198 CDK0297A-Tab4-2xls * = SANDAG, July 1998 (1) = "Blended" Rate, Using three types of Industrial uses: Industnal Business Park (commercial included) @ 200 Trips/Acre Industnal Business Park (no commercial) @ 80 Trips/Acre Warehousing @ 60 Trips/Acre Note Acreage among the types of uses may vary without exceeding 15.000 total ADT for P/l uses aJJsIng two types of community uses: nurch(30 Acres) Day Care Facility / Private School (7 0 Acres) • • We External ADT & Peak Hour TripsJ( ^i ,QA/ ACS*/ r ^ .^/C^munity Facilities (-50% Internal) ^- — Tulal Residential - 10% Residential to Mixed Use - 10% Mixed Use to Residential Total Mixed Use Total PI (-5% Internal) Assisted Living Net External Tnps ADT '•-. . .i-.~- 500^ 6,030 -603 -603 8,000 14,250 300 27,874 AM Peak Hour In - , i 43 139 -14 -14 225 1,368 13 1,760 Out , 43 344 -34 -34 176 342 8 845 PM Peak Hour In 45 422 -42 -42 444 342 8 1,177 Out 45 181 -18 -18 447 1,368 13 2,018 CDK297-Tdh4-lCjcls 000297 4-3 297-rpt-31501