HomeMy WebLinkAboutMP 98-01; Villages of La Costa; Master Plan (MP) (7)MEETING MINUTES
DATE: July 24, 2000 TIME: 3:45 pm LOCATION: HEI - 5962 La Place Ct. #245
SUBJECT: Proposed Bridge over San Marcos Creek, Rancho Santa Fe Road North, Phase 2, Proj. No. 3190
ATTENDEES: Inez Yoder, 7304 Borla Place, Carlsbad, CA 92009
Liz Kruidenier, 3005 Cadencia, Carlsbad, CA 92009
Doug Helming, Helming Engineering, Inc. (Consultant Project Manager - RSF Rd.)
PREPARED BY: Doug Helming 5962 La Place Court, Suite 245, Carlsbad, CA 92008
Voice mail: (760) 431-5999, Fax: (760) 602-0614, E-mail: helming956@aol.com
NOTICE: Please review these minutes and notify preparer within 5 working days of receipt of any
corrections.
DISCUSSION:
Inez Yoder and Liz Kruidenier were referred to me by the Planning Department at the City of Carlsbad. They
called and asked to see the plans for the proposed under crossing on Rancho Santa Fe Road. When they
arrived at my office Inez asked if I had talked to the City of Poway concerning their "animal underpass." I
stated that I had not. Inez said I should because the Poway one is failing. Inez stated that her concern is the
ability for the larger predator animals to pass freely along the creek. I asked Inez what type of underpass she
was referring to in Poway. She said that she did not know, she had not seen it and was still trying to talk to
someone at the City of Poway about it.
I showed them the plan and profile sheet for the proposed bridge from the 30% plan set and explained that the
City of Carlsbad was planning on constructing a new bridge adjacent to the existing bridge and removing the
existing bridge. I explained the size and characteristics of the new bridge as compare to the existing bridge
and how much more open the new structure would be.
Inez asked about the wetlands areas and what was planned for them. I explained that the project would be
mitigating impacts to the wetlands area in conformance with the permits that the project was required to obtain.
Inez asked which agencies we were dealing with. I told her the U.S. Army Corps of Engineers, Cal. Dept of
Fish & Game and the Regional Water Quality Control Board. She said she would like to see the proposed
mitigation. I told her we were still in negotiations with the agencies and that the mitigation plan was still taking
form.
Inez asked if she could get a copy of the new bridge plan and profile with dimensions showing the heights
above the existing bridge. I told her I would have a reduce copy of the plan sent to her.
FOLLOW-UP ACTIONS:
1. Doug to mail a reduced plan and profile sheet to Inez at her home address.
Copy to: Public Works Director
Deputy City Engineer, Planning & Programs
Deputy City Engineer, Development Services
Senior Civil Engineer, Planning & Programs
Principal Planner, Special Project
Page 1 of 1
fcitv of Carlsbad
Planning Department
June 11,2000
Jack Henthom
Jack Henthorn & Associates
5375 Avenida Encinas, Suite D
Carlsbad, CA 92008
SUBJECT: MP 98-01 - COMMENTS ON CHAPTER 4 OF THE MASTER PLAN
Dear Jack:
Enclosed are my comments on the most recent version of Chapter 4 of the Villages of La Costa Master Plan
submitted on June 28, 2000. I have noted requested revisions on the text. Several exhibits illustrating
proposed standards remain to be prepared. The following are the two most significant issues with the Chapter
4 Development and Design Standards:
1) Floor Area Ratio: As we have previously discussed Planning Department staff believes the FAR
percentages proposed may be to high to address the issue of large homes on small lots. The FAR
is being supported only if it can be demonstrated to be a tool for preventing the development of
homes that are too large relative to the size of the lot that they are located on. It has been
requested that developments in La Costa Valley and possibly other areas of the city be used to see
what FAR they were built at. In this way plans would be available that show the size of the lot,
floor plans and elevations. The sites would be easily accessible for staff, Planning
Commissioners and City Council members to visit in person as the plan is being reviewed. Please
provide plans for examples of various FARs for development within the City of Carlsbad so that
we can reach a conclusion on the FAR percentage for the master plan.
2) Chapter 4 Format: The information contained in Chapter 4 as well as the Development Standards
section of each Village should be combined in Chapter 4 and reformatted under headings that
describe the standards in that section. This will make the plan easier to use and clarify what
standards apply in addition to those within the specific neighborhood section. An additional
formatting issue concerns subsections that are not numbered or lettered. For future use of the plan
a formatting system that includes numbering or lettering of all subsections will make referencing
to the plan much easier. Please revise and reformat the section as requested. I would be happy to
meet with you to discuss where specific sections should be placed in this chapter.
Should you have any questions concerning these comments or wish to meet to review them please contact me
at (760) 602-4612.
Sincerely,
Don Neu, AICP
Senior Planner
DN:cs
Attachment
Adrienne Landers, Principal Planner
Fred Arbuckle, Morrow Development
1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 6O2-46OO • FAX (760) 6O2-8559
HENTHORN & ASSOCL«ES
LETTER OF TRANSMIT!AL ^
To: Don Neu From: Jack E. Henthorn
Of: City of Carlsbad Of: Jack Henthorn & Associates
1635 Faraday Ave. 5375 Avenida Encinas, Suite D
Carlsbad, CA 92008 Carlsbad, CA 92008
Phone: (760)602-4612 . Phone: (760)438-4090
Fax: (760)602-8561 Fax: (760)438-0981
Date: 6/28/00 Time: 1:45 PM
RE: VLC MP Chapter Previsions
FORWARDED BY:
D HAND DELIVERY D U.S. MAIL D FAX HI COURIER D PRINTER D PICK-UP
Pages Description
1 Transmittal
33 Chapter 4 revisions per our last discussions
COMMENTS:
Please look over the attached. The FAR approach has been incorporated along with the other cumulative
changes that we have discussed.
Copies to: File
Fred Arbuckle RECEIVED
JUN 18 2000
CITY OF CARLSBAD
PLANNING DEPT.
City of Carlsbad
Planning Department
July 6, 2000
Linton G. Robertson
2833 Cazadero Drive
Carlsbad, CA 92009
SUBJECT: BOX CANYON AND THE SURROUNDING AREA
Dear Mr. Robertson:
I have received a copy of your letter to the City Council regarding Box Canyon and the area
surrounding it. The City Council is aware of your concerns. I wanted to take this opportunity to
provide you with some information concerning this subject. Box Canyon is presently planned
for preservation as well as a significant area around it as part of a Habitat Conservation Plan
approved for the property in 1995. The owner of the property presently has development
applications in for review for areas outside of Box Canyon and the preservation areas. The
project is referred to as the Villages of La Costa Master Plan.
An Environmental Impact Report (EIR) is being prepared for the proposed Villages of La Costa
Project. As soon as the Draft EIR is complete a notice will be sent to interested parties and
published in the local newspapers inviting the public and other agencies to review and comment
on the document. I will add your name to our notification list. The Planning Commission and
City Council will review the EIR and the conclusions contained within it prior to making
decisions on the project. At this time I do not anticipate that public hearings on the project
would be held any earlier than the end of this year.
If I can provide you with any additional information, please contact me at (760) 602-4612.
Sincerely,
DON NEU, AICP
Senior Planner
Joe Garuba, City Manager's Office
Planning Director
1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 6O2-4600 • FAX (76O) 602-8559
^KFWD T" f!TV V;
^ FOR RESPONSE
Date: _ (0 ! i 3>n^T
From the desk of:
Linton G. Robertson
2833 Cazadero Dr
Carlsbad, CA 92009
6-10-00
Dear Sirs/Ms:
I am extremely disappointed in the Council's recent pro-development actions
taken in regard to Box Canyon.
Box Canyon and the land around it needs to be preserved as one whole
contiguous block! Most people of Carlsbad and San Diego County don't want
houses and malls crammed into every corner of land left.
Has everyone forgotten about "Open Space"? Is the sight of a bare parcel of
land so abominable to a city council, and a development lobby that seems to play
it like a flute, that the only thing it can seek to do is cover that bare parcel with
concrete?
I used to be in Real Estate myself about 20 years ago, so I know how this sort of
thing works from the inside. There was always talk about 'The Highest and Best
Use of the Land".
All of us need to understand that sometimes, the "The Highest and Best Use of
the Land" means leaving it alone.
Does anyone on the Council have the wisdom to comprehend this?
Sincerely,
L.G. Robertson
La Costa
CITY OF CARLSB*-I OFFI
RE ST FOR ACTION
OFFICE OF THE CITY MANAGER
Referred to
Please Handle
D Investigate and Report
D Draft Reply for
D Please Gall Requestor
D Respond Directly/Send Copy of Response w/RFA
Signature
E!h RETURN COMPLETED REQUEST TO 6 BY
Requestor's Name
Address
City
C \C^JA A-e^o
Date
Phone #
Explanation of Request
J
— I
_Received By_
Action Taken
^/ L .
/r/qptftrd 4.^
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Requestor Notified of Action Taken:
Handled Bv h^A/ N
Yes D No
t./Div. TDept./Di
(Return original white copy with response)
Date 1-L-OO
LAiv OFHCES OF EVERETT L. &LANO III
197 Woodland Pkwy, Suite 104-272
San Marcos, California 92069
(760)510-1562
(760) 510-1565 (fax)
June 19,2000 ; vv:
\>"
VIA FACSIMILE & U.S. MAIL
Don Rideout & Don Neu
City of Carlsbad Planning Department
1635 Faraday Ave.
Carlsbad, CA 92008
Re: Public Records Act Request
Dear Messrs. Rideout & Neu:
Pursuant to California Government Code §§ 6250-6268, please provide all public
records relating to any planning efforts associated with areas located in and adjacent to
the southeastern portion of the City of Carlsbad (the "Plan Area"). The Plan Area, some
of which was previously owned by Fieldstone/La Costa Associates, has been the subject
of development plans, including one referred to as "Villages of La Costa."
This request includes but is not limited to documents concerning the following:
1. Requirements of the California Environmental Quality Act, including but not
limited to any proposed or actual application, negative declaration, environmental
impact report, study, and/or mitigation measure;
2. Requirements of the federal and state Endangered Species Act, including but not
limited to any proposed or actual Section 10(a) permit, authorization under the
"gnatcatcher 4(d) rule," consultation under Section 7, Habitat Conservation Plan,
Ongoing Multi-Species Plan, Habitat Management Plan, Multiple Habitat
Conservation Plan, and/or related planning mechanism associated with or related
to the Plan Area;
3. Requirements of the Clean Water Act and Porter-Cologne Act, including any
application, permit, study, and/or mitigation measure;
4. Local and state requirements relating to any proposed development, including any
application, license and/or permit; and
5. Planning and development activities by the City, any property owner, and/or any
other interested party concerning the Plan Area.
Documents requested herein include but are not limited to the following:
applications, reports, evaluations, maps, notes, memoranda, correspondence, and
computer-generated records (including electronic mail). This request includes all draft
and final versions of such records.
City of Carlsbad Plannir^T)epartment
June 19, 2000
Page 2 of 2
Pursuant to the Public Records Act, please respond within ten (10) days. If you
have a question about this request, please call me.
Thank you for your anticipated cooperation.
Sincerely,
X"
Everett DeLano, Esq.
•^ •*•»
City of Carlsbad
Planning Department
May 17, 2000
Jack Henthorn
Jack Henthorn & Associates
Suite D
5375 Avenida Encinas
Carlsbad, CA 92008
SUBJECT : MP 98-01 - VILLAGES OF LA COSTA AFFORDABLE HOUSING
PLAN DATED APRIL 27, 2000
Dear Jack:
Enclosed are comments on the latest affordable housing proposal for the Villages of La
Costa Master Plan. Craig Ruiz has reviewed the proposal for the Housing and
Redevelopment Department and provided his comments in the enclosed memo as well as
on the text you submitted. I have commented directly on a copy of the proposed text.
Please revise the affordable housing plan to respond to the comments noted.
Should you have any questions concerning these comments please contact Craig or I.
Sincerely,
DON NEU, AICP
Senior Planner
DN:cs
Fred Arbuckle, Morrow Development
Craig Ruiz
Enclosures
1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 6O2-46OO • FAX (76O) 6O2-8559
May 8, 2000
TO: SENIOR PLANNER v<;
FROM: Management Analyst, Housing and Redevelopment Department
VILLAGES OF LA COSTA DRAFT MASTER PLAN AFFORDABLE HOUSING REQUIREMENTS
I have reviewed the latest proposed language for the draft master plan concerning the
project's affordable housing requirements. The following are the Housing and
Redevelopment Department's comments on the proposal:
1 . Page 2-25 Section 2.5.9 (1) Master Plan Requirements - This introductory section should
include a general statement regarding the requirement for an Affordable Housing
Agreement per C.M.C. Section 21.85.035(A)(4) of the City's Inclusionary Housing
Ordinance.
2. Page 2-25 Section 2.5.9 (1) Master Plan Requirements - The first paragraph in this
section states that there will be 2,390 total dwelling units. Fifteen percent of this total
equals 358.5 dwelling units. Per C.M.C. Section 21.85.050, "subject to the maximum
density allowed per the growth management control point or per specific authorization
granted by the Planning Commission or City Council, fractional units for both market rate
and inclusionary units of .5 will be rounded up to a whole unit. If the rounding calculation
results in a total residential unit count which exceeds the maximum allowed, neither the
market rate nor the inclusionary unit count will be increased to the next whole number."
Please revise accordingly.
3. Page 2-25 Section 2.5.9 (1) Master Plan Requirements - The second paragraph in this
section states that if there are affordable units created which exceed the number required,
the developer has the right to sell these "surplus" credits to other developers in the
southwest and southeast quadrants of the City. To be eligible to sell credits to other
developers in two quadrants, the affordable project must be located on a quadrant
boundary. Because this project is not located on a quadrant boundary, the developer may
possibly be permitted to sell credits to developers within the southeast quadrant. Further,
this section should be revised to state that any such sale of credits may be permissible,
subject to the review and approval of the City Council. Before credits may be sold, the
affordable housing project itself must be designated as a "combined project," and each of
the other housing developers must be approved by the City Council before they will be
allowed to satisfy their requirements within the subject project.
4. Section 2.5.9 (1). Master Plan Requirements Page 2-26. - The third paragraph in this
section contains a provision for receiving extra credit for producing certain types of
affordable housing product types (larger bedroom units). While C.M.C. Section
21 .85.060 may provide for similar opportunities, the City Council has not yet made this
determination. A more general statement consistent with Section 21.85.060 should be
inserted in this section to replace the existing language.
5. Section 2.5.9 (2)(a), Timing, Page 2-26 - This section should be revised to provide a more
general phasing schedule. While the City has previously approved somewhat similar
phasing schedules as that proposed, a more specific phasing plan will be provided in the
Affordable Housing Agreement once the phasing schedule for the entire project is
determined. The Affordable Housing Agreement is approved prior to the first final map
for any neighborhood within Villages of La Costa. The Site Development Plan is
required as part of the Affordable Housing Agreement. This combined step needs to be
reflected in the subject section.
6. Section 3, Affordable Housing. Page 5-9 - There is an inconsistency as to the size and
location of the affordable projects. Page 5-9 states that there will be a 171 unit affordable
housing project within The Greens, page 6-9 states the same project is 180 units and Page
7-S6 states that the 171 unit project will be located in The Oaks. In addition, page 2-25
states that there will be 156 units in The Greens. Please provide the correct unit
breakdown and locations.
1. Section 3. Affordable Housing. Page 5-9 - The third paragraph should be modified to be
consistent with the language contained in C.M.C. Section 21.85.060. This change should
also be made throughout the document wherever the discussion of extra credit is
provided.
8. Section 3. Affordable Housing. Page 5-9 - The fourth paragraph should deleted the words
"as outlined in section 2" per the comments contained in item No. 5 above.
If you have any questions about the above information, please call me at X-2817.
n /
RUIZ
CR:cr
VILLAGES OF LA
MASTER PLAN
GENERAL PLAN
LAND USE PROVISIONS
2.5.8 Architectural Re vie w B oard
Concurrent with the establishment of the Master Homeowners'
Association, the applicant shall establish a Village Architectural Review
Board or a series of Neighborhood Architectural Review Boards. Each
Architectural Review Board shall be responsible for the review and
approval of all room additions, patio covers, decks, patios and other
structures requiring a building permit within the Village. No plans will
be reviewed by the City unless they have first been approved bv the
Architectural Review Board. The appeal process for Architectural
Review Board decisions shall be described in the Master CC&Rs.
2.5.9 Affordable Housing
1. Master Plan Requirements
The Villages of La Costa Master Plan shall provide Affordable
Housing in conformance with the requirements of the
Inclusionary Housing Ordinance. Section 21.85 of the Carlsbad
Municipal Code. The total number of affordable units provided
for shall be based on the maximum number of units allowed by
the Tentative Maps approved within the Master Plan area. The
Master Plan for the La Costa Oaks and La Costa Ridge Villages
permits up to 1352 while the Greens Village is permitted up to
1038 units for a total of 2390 dwelling units in the Villages of
La Costa Master Plan. Based on these figures, the Master PlanTT-^J-J
luired to provide 202 affordable units in the southeast
—~~>C^=:::N '.(Ridge/Oaks) zndjl56 Affordable units in the northwest (Greens).
' '~^i^=z^ 2T5*TThis totaIsT3?C>um'r.y or 15% of the total units proposed in the
Master Plan. Ten percent, or 36 of these units are required to be
three bedrooms units.
If the actual number of market rate units allowed by the approved
Tentative Maps is less than the number of units allocated to these
villages by the Villages of La Costa Master Plan, the required
number of affordable unita w&-be_cgduced accordingly. If the
units have already been constructed the develppep^baffnave the
right to sell a surplus units to other developers within the
JHAWLCMP
2-25
April. 2000
VILLAGES OF LA C^KTA W GENERAL PLAN AND
MASTER PLAN LAND USE PROVISIONS
southeast or souiliWtfst quadrantj of the City. Any such sale shall
be subject to the terms and conditions of;me approved affordable
housing agreement noted below.
As an incentive to produce 3 and 4 bedroom units the developer
will receive 1.5 units of credit for each 3 bedroom unit produced
and 2.0 credits for each 4 bedroom or larger unit produced. In the
event that the developer agrees to produce these units the total
units required to be constructed will be reduced.
11 ^
Timin2 and Approach
a. Timing
The City's inclusionary housing ordinance requires
affordable units to be provided concurrently with the
construction of market rate units. The master developer
will be required to enter into an affordable housing
agreement with the City prior to recordation of the first
final map or issuance anv development permit.
The affordable housing agreement will require
compliance with the following bench marks:
Prior totb,e approval of the master tejatailive
map, the builJfesjpust enter jn&Tan affordable
housing agreement a^arpproved by the City
Council. Susb^greement shaH^spell out the
phasing of the construction of affordable units.
-the. frst
Prior to approval of^aymeighborhood final map
in the La Costa Ridge. La Costa Oaks and La
Costa Greens Villages, the Master Developer
must obtain approval of a site development plan
for the proposed affordable housing
development,. Jke- approval of the, site •
"plan Shall release building permits
for, all affuiddbli! uiiils plus up to 33 % of all
market rate units.
2;26
JHAWLC MP . . April. 2000
VILLAGES OF LA C^TA _ GENERAL PLAN AND
MASTER PLAN _ LAND USE PROVISIONS
• _ PrioVto the issuance of any market rate^permits
for 33% to 66% of the total market j^te units.
the foundations for the affordable units shall be
ff? complete, inspected and approved bv the City's
building inspection deparonent.
*S* • _ Prior to the issuaape of the final 33% of the total*\ J ^^^~"~ / \
> building pepins within the La Costa Ridge. La
Costa Oa£s and La Cqsta Greens projects, all
required affordable housing units shall be
available for occupancy \
b. Combined affordable housing Approach
The units to be constructed within the Villages of La
' Costa Master Plan will be provided in the La Costa Oaks
and La Costa Greens Villages as combined inclusionary
housing projects.. They will be located in the Oaks and
Greens as multi-family rental apartments but may be used
to meet the affordable housing obligations of any
development within the Master Plan area subject to the
terms and conditions of the approved affordable housing
agreement
2.5.10 Miscellaneous Provisions
1 . Recordation
Notice of the approval of this Master Plan for property within its
boundaries shall be recorded with the County of San Diego
Recorder's Office.
JHAVVLCMP — April. 2000
VILLAGES OF LA
MASTER PLAN
LA COSTA<XJREENJ)
VILLAGE DEVELOPMENT PLAN
Greens.VtUassThe La Costa Greens Village
Development Plan allows for a variety of product types to be
developed within the RMH Neighborhoods including high-
density single-family detached homes on 3.500 square-foot
lots, townhomes and apartments.
Affordable Housing
The affordable housing requirements of the master plan will be
met through construction of two combined inclusionsary
projects. These units may be credited against development
within anv of the three Villages covered by the Master Plan. A
minimum of ten percent of the total lower-income units shall
have three or more bedrooms.
affordable housing rental apartment
located adjacent to the intersection of Estrella del mar between
Dove Lane and Alga Road. . This location is close to major
routes to jobs throughout north San Diego County and adjacent
to bus stops on Alga Road and El Camino Real. The other is
located in the La Costa Oaks Village, Neighborhood 3.6 near
the intersection of Melrose and Rancho Santa Fe Road.
.
The Master Plan's total Inclusionary Housing obligation is
based on fifteen percent of the total base residential units
proposed. Additional inclusionary housing incentive credits
(worth more than one unit) may be obtained by providing four
bedroom or larger units, longer-term affordable tenure
restrictions, reducing the rental standard of low-income
affordable units, or by other means to achieve alternative types
of desirable housing. This supports specific goals and policies
identified in the City's Housing Element and assists the City in
meeting its housing requirements.
The /inclusirjrigry units^sKairxbe provjjdcor~peX the pr
schedule of anStdopted Affordable Housing Agreement as
JHAWLC MP
5-9
April, 2000
VILLAGES OF LA
MASTER PLAN
LA COSTA GREENS
VILLAGE DEVELOPMENT PLAN
5-10
JHAWLC MP April, 2000
VILLAGES OF LA
MASTER PLAN
LA COSTA(^IDGE)
VILLAGE DEVELOPMENT PLAN
3.Affordable Housing
The affordable housing requirements of the Master Plan will be
met through construction of two combined inclusionary projects.
These units may be credited against development within any of
the three Villages covered by the Master Plan. A minimum often
percent of the total lower-income units shall have three or more
bedrooms.
of the sitesTa: 130-jAnit affordable housing rental apartment
project will be constructed in the La Qosa^jree^Neighborhood
1.15. The Greens affordabie-Jynjsing siteis located adjacent to
istrella de Mar between Dove Lane and Alga
Road. This location is close to major routes to jobs throughout
north San Diego County and adjacent to bus stops on Alga Road
and El Camino Real. The other is located in the Oaks Village,
/neighborhood 3.6 near the intersection of Melrose and Rancho
\ Santa Fe Road.
The Master Plan's total Inclusionary Housing obligation is based
on fifteen percent of the total base residential units proposed.
Additional inclusionary housing incentive credits (worth more
than one unit) may be obtained by providing four bedroom or
larger units, longer-term affordable tenure restrictions, reducing
the rental standard of low-income affordable units, or by other
means to achieve alternative types of desirable housing. This
supports specific goals and policies identified in the City's
Housing Element and assists the City in meeting its housing
requirements.
The inclusionary units shall be provided per the phasing schedule
of an adopted Affordable Housing Agreement as outlined in
Chapter 2 of this Master •
JHAWLC MP
6-9
April, 2000
VILLAGES OF LA COSTA LA COSTA* OAKS
MASTER PLAN VILLAGE DEVELOPMENT PLAN
J.Affordable Housing
The affordable housing requirements of the master plan will be
met through construction of two combined inclusionsarv projects.
These units may be credited against development within anv of
the three Villages covered by the Master Plan. A minimum often
percent of the total lower-income units shall have three or more
bedrooms.
it affordable housing rental apartmentof the sites.'
project will be constructed in the Oaks V)llage, neighborhood 3.6
^—gar the intersection ofMeifos^and Rancho Santa Fe Road. This
site is convenient to employment opportunities and major
transportation routes. The other is located in the La Costa Greens
Neighborhood 1.15. The Greens affordable housing site is
located adjacent to the intersection of Estrella del mar between
Dove Lane and Alga Road. . This location is close to major
routes to jobs throughout north San Diego County and adjacent to
bus stops on Alga Road and El Camino Real. The Master Plan's
total Inclusionarv Housing obligation is based on fifteen percent
of the total base residential units proposed. Additional
inclusionarv housing incentive credits (worth more than one unit)
may be obtained by providing four bedroom or larger units,
longer-term affordable tenure restrictions, reducing the rental
standard of low-income affordable units, or by other means to
achieve alternative types of desirable housing. This supports
specific goals and policies identified in the City's Housing
Element and assists the City in meeting its housing requirements.
The inclusionary units shall be provided per the phasing schedule
of an adopted Affordable Housing Agreement as outlined in
Chapter 2 of this master plan.
7-24
April, 2000
VILLAGES OF LA
MASTER PLAN
GENERAL PLAN AND
LAND USE PROVISIONS
2.5.8 Architectural Review Board
I (
203/.T
Concurrent with the establishment of the Master Homeowners'
Association, the applicant shall establish a Village Architectural Review
Board or a series of Neighborhood Architectural Review Boards. Each
Architectural Review Board shall be responsible for the review and
approval of all room additions, patio covers, decks, patios and other
structures requiring a building permit within the Village. No plans will
be reviewed by the City unless they have first been approved by the
Architectural Review Board. The appeal process for Architectural
Review Board decisions shall be described in the Master CC&Rs.
2.5.9 Affordable Housing
1. Master Plan Requirements
The Villages of La Costa Master Plan shall provide Affordable
Housing in conformance with the requirements of the
Inclusionary Housing Ordinance. Section 21.85 of the Carlsbad
Municipal Code. The total number of affordable units provided
for shall be based on the maximum number of units allowed by
the Tentative Maps approved within the Master Plan area. The
Master Plan for the La Costa Oaks and La Costa Ridge Villages
permits up to 1352 while the Greens Village is permitted up to
1038 units for a total of 2390 dwelling units in the Villages of
La Costa Master Plan. Based on these figures, the Master Plan
. Z&z*£will be required to provide 2U2 affordable units in the southeast3 r ._, jj
idge/Oaks) and 156 affordable units in the northwest (Greens).
5*5totals :$zrunits or 15% of the total units proposed in the
Master Plan, Ten percent, or 36 of these units are required to be
thre^bearooms units.
See
If the actual number of market rate units allowed by the approved
Tentative Maps is less than the number of units allocated to these
villages by the Villages of La Costa Master Plan, the required
number of affordable units will be reduced accordingly. If the*• ~~
r units have already been constructed the developer shall have the
right to sell any surplus units to other developers within the
t nn.fi
JHAWLCMP
2-25
April. 2000
VILLAGES OF LA
MASTER PLAN
GENERAL PLAN AND
LAND USE PROVISIONS
southeast or southwest quadrants of the City. Any such sale shall
be subject to the terms and conditions of the approved affordable
housing agreement noted below.
As an incentive to produce 3 and 4 bedroom units the developer
will receive 1.5 units of credit for each 3 bedroom unit produced
and 2.0 credits for each 4 bedroom or larger unit produced. In the
event that the developer agrees to produce these units the total
units required to be constructed will be reduced.
Timing and Approach
a. Timing
The City's inclusionary housing ordinance requires
affordable units to be provided concurrently with the
construction of market rate units. The master developer
willbe required to enter into an affordable housing
agreement with the CitVAprior to recordation of the first
JL/^-
final map.pr issuancereny development permit.
require
-ftr
The affordable housing agreement will
compliance with the following bench marks:
JHA\VLC MP
map, the builder must enter into an affordable
housing agreement as approved by the City
Council. Such agreement shall spell out the
phasing of the construction of affordable units.
Prior to approval of ji^neighbg&iood final map
in the La CostaRidge, La Costa Oaks and La
Costa Greens Villages, the Master Developer
must obtain approval ofl^Tsite development plan.— j
for the proposed affordable housing
development. The approval of the site
development plan shall release building permits~
for all affordable unitstolus up to33 % of all
market rate units.
2-26
April, 2000
VILLAGES OF LA OVTA A GENERAL PLAN AND
MASTER PLAN LAND USE PROVISIONS
• Prior to the issuance of any market rate permits
~*~^yEJjP>"
foL^^ffto 66% of the total market rate units,
the foundations for the affordable units shall be
complete, inspected and approved by the City's
building inspection department
• Prior to the issuance of the final >3% of the total
building permits within the La Costa Ridge. La
Costa Oaks and La Costa Greens projects, all
required affordable housing units shall be
available for occupancy,
b. Combined affordable housing Approach
The units to be constructed within the Villages of La
Costa Master Plan will be provided in the La Costa Oaks
and La Costa Greens Villages as combined inclusionary
housing projects.y They will be located in the Oaks and
Greens as multi-family rental apartments but may be used.L- 11 to meet the affordable housing obligations of any
development within the Master Plan area subject to the
terms and conditions of the approved affordable housing
agreement,
2.5.10 Miscellaneous Provisions
1. Recordation
Notice of the approval of this Master Plan for property within its
boundaries shall be recorded with the County of San Diego
Recorder's Office.
2;27
JHAWLC MP ^_^______ . April. 2000
VILLAGES OF LA
MASTER PLAN .LAC
LA COSTA<jQREEN£
ViLLTGE DEVELOPMENT PLAN
See-
illaGeThe La Costa Greens VillageGreens.
Development Plan allows for a variety of product types to be
developed within the RMH Neighborhoods including high-
density single-family detached homes on 3.500 square-foot
lots, townhomes and apartments.
Affordable Housing
The affordable housing requirements of the master plan will be
met through construction of two combined inclusionlary
projects. These units may be credited against development
within any of the three Villages covered by the Master Plan. A
minimum of ten percent of the total lower-income units shall
have three or more bedrooms.
One of the sites.affordable housing rental apartment
project will be constructed in the La Costa Greens
Neighborhood u• 1 -.) The Greens affordable housing site is
located adjacent to the intersection of Estrella.fjHap-between
Dove Lane and Alga Road. V" This location is close to major
routes to jobs throughout north San Diego County and adjacent
to bus stops on Alga Road and El Camino Real. The other is
located in the La Costa Oaks Village, NeighborhoodQjynear
the intersection ofMehTJse and Rancho Santa Fe Road.
The Master Plan's total Inclusionary Housing obligation is
based on fifteen percent of the total base residential units
"proposed. Additional inclusionary housing incentive credits
(worth more than one unit) may be obtained by providing four
bedroom or larger units, longer-term affordable tenure
restrictions, reducing the rental standard of low-income
affordable units, or by other means to achieve alternative types
of desirable housing. This supports specific goals and policies
identified in the City's Housing Element and assists the City in
meeting its housing requirements.
The inclusionary units shall be provided per the phasing
schedule of an adopted Affordable Housing Agreement as
JHAXVLC MP
5-9
April, 2000
VILLAGES OF LA <^STA £ LA COSTA GREENS
MASTER PLAN VILLAGE DEVELOPMENT PLAN
outlined in Chapter 2 of this master plan.
5-10
JHAWLC MP April, 2000
VILLAGES OF LA CWTA W LA COSTA^TOGEJ
MASTER PLAN VILLAGE DEVELOPMENT PLAN
3. Affordable Housing
The affordable housing requirements of the Master Plan will be
met through construction of two combined inclusionary projects.
These units may be credited against development within any of
the three Villages covered by the Master Plan. A minimum often
percent of the total lower-income units shall have three or more
bedrooms.
One of the sites. adgg-unit affordable housing rental apartment
ject will be constructed in the La Costa Greens Neighborhood
The Greens affordable housing site is located adjacent to
the intersection of Estrella de Mar between Dove Lane and Alga
Road. This location is close to major routes to jobs throughout
north San Diego County and adjacent to bus stops on Alga Road
and El Camino Real. The other is located in the Oaks Village,
neighborhoo^J^Jiear the intersection of N^ehtJse and Rancho
Santa Fe Road. ** un'rh . ? '&***• 9***Wn Q
The Master Plan's total Inclusionary Housing obligation is based
.on fifteen percent of the total base residential units proposed.
Additional inclusionary housing incentive credits (worth more
than one unit) may be obtained by providing four bedroom or
larger units, longer-term affordable tenure restrictions, reducing
the rental standard of low-income affordable units, or by other
means to achieve alternative types of desirable housing. This
supports specific goals and policies identified in the City's
Housing Element and assists the City in meeting its housing
equirements.
The inclusionary units shall be provided per the phasing schedule
of an adopted Affordable Housing Agreement as outlined in
Chapter 2 of this Master
6-9
JHAWLC MP APri1' 200°
VILLAGES OF LA COSTA LA COSTA OAKS
MASTER PLAN VILLAGE DEVELOPMENT PLAN
Affordable Housing
The affordable housing requirements of the master plan will be
met through construction of two combined inclusionVary projects.
^These units may be credited against development within any of
the three Villages covered by the Master Plan. A minimum often
percent of the total lower-income units shall have three or more
bedrooms.
7
One of the sites. a(l7f)unit affordable housing rental apartment
project will be constructed in the OaksVillaee, neighborhood 3.6
near the intersection ofMeifese-and Rancho Santa Fe Road. This
site is convenient to employment opportunities and major
transportation routes. The other is located in the La Costa Greens
ighborhood 1.15. The ^teens^ffordable housing site is
located adjacent to the intersection of Estrella del mar between
Dove Lane and Alga Road. V This location is close to major/\
routes to jobs throughout north San Diego County and adjacent to
bus stops on Alga Road and El Camino Real The Master Plan's
total Inclusionary Housing obligation is based on fifteen percent
I of the total base residential units proposed. Additional
inclusionarv housing incentive credits (worth more than one unit)
may be obtained by providing four bedroom or larger units,
longer-term affordable tenure restrictions, reducing the rental
standard of low-income affordable units, or by other means to
achieve alternative types of desirable housing. This supports
specific goals and policies identified in the City's Housing
Element and assists the City in meeting its housing requirements.
The inclusionarv units shall be provided per the phasing schedule
of an adopted Affordable Housing Agreement as outlined in
Chapter 2 of this master plan.
April, 3000
May 8, 2000
TO: SENIOR PLANNER
FROM: Management Analyst, Housing and Redevelopment Department
VILLAGES OF LA COSTA DRAFT MASTER PLAN AFFORDABLE HOUSING REQUIREMENTS
I have reviewed the latest proposed language for the draft master plan concerning the
project's affordable housing requirements. The following are the Housing and
Redevelopment Department's comments on the proposal:
1. Page 2-25 Section 2.5.9 (1) Master Plan Requirements - This introductory section should
include a general statement regarding the requirement for an Affordable Housing
Agreement per C.M.C. Section 21.85.035(A)(4) of the City's Inclusionary Housing
Ordinance.
2. Page 2-25 Section 2.5.9 (1) Master Plan Requirements - The first paragraph in this
section states that there will be 2,390 total dwelling units. Fifteen percent of this total
equals 358.5 dwelling units. Per C.M.C. Section 21.85.050, "subject to the maximum
density allowed per the growth management control point or per specific authorization
granted by the Planning Commission or City Council, fractional units for both market rate
and inclusionary units of .5 will be rounded up to a whole unit. If the rounding calculation
results in a total residential unit count which exceeds the maximum allowed, neither the
market rate nor the inclusionary unit count will be increased to the next whole number."
Please revise accordingly.
3. Page 2-25 Section 2.5.9 (1) Master Plan Requirements - The second paragraph in this
section states that if there are affordable units created which exceed the number required,
the developer has the right to sell these "surplus" credits to other developers in the
southwest and southeast quadrants of the City. To be eligible to sell credits to other
developers in two quadrants, the affordable project must be located on a quadrant
boundary. Because this project is not located on a quadrant boundary, the developer may
possibly be permitted to sell credits to developers within the southeast quadrant. Further,
this section should be revised to state that any such sale of credits may be permissible,
subject to the review and approval of the City Council. Before credits may be sold, the
affordable housing project itself must be designated as a "combined project," and each of
the other housing developers must be approved by the City Council before they will be
allowed to satisfy their requirements within the subject project.
4. Section 2.5.9 (1). Master Plan Requirements Page 2-26, - The third paragraph in this
section contains a provision for receiving extra credit for producing certain types of
affordable housing product types (larger bedroom units). While C.M.C. Section
21.85.060 may provide for similar opportunities, the City Council has not yet made this
determination. A more general statement consistent with Section 21.85.060 should be
inserted in this section to replace the existing language.
5. Section 2.5.9 (2)(a), Timing, Page 2-26 - This section should be revised to provide a more
general phasing schedule. While the City has previously approved somewhat similar
phasing schedules as that proposed, a more specific phasing plan will be provided in the
Affordable Housing Agreement once the phasing schedule for the entire project is
determined. The Affordable Housing Agreement is approved prior to the first final map
for any neighborhood within Villages of La Costa. The Site Development Plan is
required as part of the Affordable Housing Agreement. This combined step needs to be
reflected in the subject section.
6. Section 3, Affordable Housing, Page 5-9 - There is an inconsistency as to the size and
location of the affordable projects. Page 5-9 states that there will be a 171 unit affordable
housing project within The Greens, page 6-9 states the same project is 180 units and Page
7-26 states that the 171 unit project will be located in The Oaks. In addition, page 2-25
states that there will be 156 units in The Greens. Please provide the correct unit
breakdown and locations.
7. Section 3, Affordable Housing, Page 5-9 - The third paragraph should be modified to be
consistent with the language contained in C.M.C. Section 21.85.060. This change should
also be made throughout the document wherever the discussion of extra credit is
provided.
8. Section 3, Affordable Housing, Page 5-9 - The fourth paragraph should deleted the words
"as outlined in section 2" per the comments contained in item No. 5 above.
If you have any questions about the above information, please call me at X-2817.
IG RUIZ
CR:cr
VILLAGES OF LA Ci
MASTER PLAN
~ GENERAL PLAN ANB
f LAND USE PROVISION
2.5.8 Architectural Review Board
Concurrent with the establishment of the Master Homeowners'
Association, the applicant shall establish a Village Architectural Review
Board or a series of Neighborhood Architectural Review Boards. Each
Architectural Review Board shall be responsible for the review and
approval of all room additions, patio covers, decks, patios and other
structures requiring a building permit within the Village. No plans will
be reviewed by the City unless they have first been approved by the
Architectural Review Board. The appeal process for Architectural
Review Board decisions shall be described in the Master CC&Rs.
2.5.9 Affordable Housing
L Master Plan Requirements
The Villages of La Costa Master Plan shall provide Affordable
Housing in conformance with the requirements of the
Inclusionary Housing Ordinance. Section 21.85 of the Carlsbad
Municipal Code. The total number of affordable units provided
for shall be based on the maximum number of units allowed by
the Tentative Maps approved within the Master Plan area. The
Master Plan for the La Costa Oaks and La Costa Ridge Villages
permits up to 1352 while the Greens Village is permitted up to
1038 units for a total of 2390 dwelling units in the Villages of
La Costa Master Plan. Based on these figures, the Master Plan
[uired to provide 202 affordable units in the southeast
j—^^Ridge/Oaks) anC/5d Affordable units in the northwest (Greens).~~~^^' 5fr*T" "~This total$(3-5$)units or 15% of the total units proposed in the
Master Plan. Ten percent, or 36 of these units are required to be
three bedrooms units.
If the actual number of market rate units allowed by the approved
Tentative Maps is less than the number of units allocated to these
villages by the Villages of La Costa Master Plan, the required
ruuTiber~oTafIordable--tmit3 w4H-bejgduced accordingly. If the
units have already been constructed the developeF^taffnave the
right to sell aqy- surplus units to other developers within the
JHAWLC MP
2-25
April. 2000
VILLAGES OF LA COOTA ^ GENERAL PLAN AND
MASTER PLAN LAND USE PROVISIONS
southeast m suuLhweslquadrantj of the City, Any such sale shall
be subject to the terms and conditions of^ne approved affordable
housing agreement noted below.
,——•
As an incentive to produce 3 and 4 bedroom units the developer
will receive 1.5 units of credit for each 3 bedroom unit produced
and 2.0 credits for each 4 bedroom or larger unit produced. In the
event that the developer agrees to produce these units the total
units required to be constructed will be reduced.
••-*
Timing and Approach
a. Timing
The City's inclusionary housing ordinance requires
affordable units to be provided concurrently with the
construction of market rate units. The master developer
will be required to enter into an affordable housing
agreement with the City prior to recordation of the first
final map or issuance any development permit.
The affordable housing agreement will require
compliance with the following bench marks:
Prior tcHhg approval of the master tejtf&ive
map, the builcteisqiust enteriatcTan affordable
housing agreement aT^firoved by the City
Council. Suj^ggreement shali-spell out the
phasing of the construction of affordable units.
Prior to approval of-aatyneighborhood final map
in the La Costa Ridge. La Costa Oaks and La
Costa Greens Villages, the Master Developer
must obtain approval of a site development plan
for the proposed affordable housing
development^ »-Thc approval of the sitc~
development-plan shall reled.s'e building pciuAs
/ fpr- all affuiddblc units plus up to 33 % of "all
market rate units.
2^26
JHAWLC MP . : April, 2000
VILLAGES OF LA C JWA _ w GENERAL PLAN AND
MASTER PLAN LAND USE PROVISIONS
. _ Prio\to the issuance of any market
for 33% to 66% of the total market jp^te units,
c^ ' the foundations for the affordable units shall be
$<o ff-f? complete, inspected and approved by the City's
- - ^\ - / - - —building inspection department.
Prior to the issuace of the final 33% of the total"St,/ /^ V ~ -
AO building peiprits wrthin the La Costa Ridge, La
Costa OftKs and La C\sta Greens projects, all
required affordable housing units shall be
available for occupancy \
b. Combined affordable housing Approach
The units to be constructed within the Villages of La
• Costa Master Plan will be provided in the La Costa Oaks
and La Costa Greens Villages as combined inclusionary
housing projects.. They will be located in the Oaks and
Greens as multi-family rental apartments but may be used
to meet the affordable housing obligations of any
development within the Master Plan area subject to the
terms and conditions of the approved affordable housing
agreement
2.5.10 Miscellaneous Provisions
1 . Recordation
Notice of the approval of this Master Plan for property within its
boundaries shall be recorded with the County of San Diego
Recorder's Office.
2;27
JHAWLC MP _^ April. 2000
VILLAGES OF LA
MASTER PLAN
LA COSTAC^REENS)
VILLAGE DEVELOPMENT PLAN
Greens. The — VifegeThe La Costa Greens Village
Development Plan allows for a variety of product types to be
developed within the RMH Neighborhoods including high-
density single-family detached homes on 3.500 square-foot
lots, townhomes and apartments.
Affordable Housing
The affordable housing requirements of the master plan will be
met through construction of two combined inclusionsary
projects. These units may be credited against development
within any of the three Villages covered by the Master Plan. A
minimum of ten percent of the total lower-income units shall
have three or more bedrooms.
171-ujnit affordable housing rental apartment
The Greens afforda
located adjacent to the intersection of Estrella del mar between
Dove Lane and Alga Road. . This location is close to major
routes to jobs throughout north San Diego County and adjacent
to bus stops on Alga Road and El Carm'no Real. The other is
located in the La Costa Oaks Village, Neighborhood 3.6 near
the intersection of Melrose and Rancho Santa Fe Road.
— - —The Master Plan's total Inclusionary Housing obligation is
based on fifteen percent of the total base residential units
proposed. Additional inclusionary housing incentive credits
(worth more than one unit) may be obtained by providing four
bedroom or larger units, longer-term affordable tenure
restrictions, reducing the rental standard of low-income
affordable units, or by other means to achieve alternative types
of desirable housing. This supports specific goals and policies
identified in the City's Housing Element and assists the City in
meeting its housing requirements.
The units^sriair\be proyidgfl""peX the
scheguJe of an^adopted Affordable Housing Agreement as
JHAWLC MP
5-9
April, 2000
VILLAGES OF LA C
MASTER PLAN
LA COSTA GREENS
VILLAGE DEVELOPMENT PLAN
-o^tline^Hxr
5-10
JHAWLC MP April, 2000
VILLAGES OF LA C
MASTER PLAN
LA COSTACglDGE,
VILLAGE DEVELOPMENT PLAN
3.Affordable Housing
The affordable housing requirements of the Master Plan will be
met through construction of two combined inclusionary projects.
These units may be credited against development within any of
the three Villages covered by the Master Plan. A minimum often
percent of the total lower-income units shall have three or more
bedrooms.
e of the affordable housing rental apartment
O£
project will be constructed in the La CpSta^jree^s^Jeighborhood
1.15. The Greens affordjftJeJretising sitels located adjacent to
ton oTEstrella de Mar between Dove Lane and Alga
Road. This location is close to major routes to jobs throughout
north San Diego County and adjacent to bus stops on Alga Road
and El Camino Real. The other is located in the Oaks Village,
/neighborhood 3.6 near the intersection of Melrose and Rancho
\ Santa Fe Road.
The Master Plan's total Inclusionary Housing obligation is based
on Fifteen percent of the total base residential units proposed.
Additional inclusionary housing incentive credits (worth more
than one unit) may be obtained by providing four bedroom or
larger units, longer-term affordable tenure restrictions, reducing
the rental standard of low-income affordable units, or by other
means to achieve alternative types of desirable housing. This
supports specific goals and policies identified in the City's
Housing Element and assists the City in meeting its housing
requirements.
The inclusionary units shall be provided per the phasing schedule
of an adopted Affordable Housing Agreement as outlined in
Chapter 2 of this Master -
JHAWLC MP
6-9
April, 2000
VILLAGES OF LA COSTA LA CQSTA(OAKS
MASTER PLAIN VILLAGE DEVELOPMENT PLAN
Affordable Housing
The affordable housing requirements of the master plan will be
met through construction of two combined inciusionsary projects.
These units may be credited against development within any of
the three Villages covered by the Master Plan. A minimum often
percent of the total lower-income units shall have three or more
bedrooms.
it affordable housing rental apartmentof the sites."
project will be constructedjnjhg Oaks V)llage, neighborhood 3.6
~jtrj< "^
the intersection of Mejffose and Rancho Santa Fe Road. This.earl
site is convenient to employment opportunities and major
transportation routes. The other is Jocated in the La Costa Greens
Neighborhood 1.15. The Greens affordable housing site is
located adjacent to the intersection of Estrella del mar between
Dove Lane and Alga Road. . This location is close to major
routes to jobs throughout north San Diego County and adjacent to
bus stops on Alga Road and El Camino Real. The Master Plan's
total Inclusionary Housing obligation is based on fifteen percent
of the total base residential units proposed. Additional
inclusionary housing incentive credits (worth more than one unit)
may be obtained by providing four bedroom or larger units,
longer-term affordable tenure restrictions, reducing the rental
standard of low-income affordable units, or by other means to
achieve alternative types of desirable housing. This supports
specific goals and policies identified in the City's Housing
Element and assists the City in meeting its housing requirements.
The inclusionary units shall be provided per the phasing schedule
of an adopted Affordable. Housing Agreement as outlined in
Chapter 2 of this master plan.
JHAWLC MP
7-36
April. 300Q
; <f% §\r- %„ ^v &DEVELOPMENT
April 27, 2000
Mr. Mark Rohrlick
Lennar Communities
5780 Fleet Street, Suite 320
Carlsbad, CA 92008
P.O. Box 9QQO-685
< ' • • y
-9000
phone: 760 929-2701
fax: 760 929-2705
Subject:Sewage Flows from Bressi Ranch Property to La Costa Valley Property
We have reviewed the information you have provided to us on your tentative map for
sewage generation from your project. Based on the information you have provided, we
calculate that 65 EDUs or 14,000 gallons per day will flow down Alicante into our
project and approximately 1,699 EDUs or 373,780 gallons per day will flow down El
Fuerte toward our project. All other flows from your project are directed north toward
Palomar Airport Road.
As part of our project, we will be building Alicante sewer, and we should have no
problem accommodating the additional flows stated above. As you are aware, the sewer
line from El Fuerte was already planned and constructed by Carrillo Ranch. We have not
analyzed this section of the pipeline since it is outside of our area of responsibility.
Should you have questions or need additional information, please call.
Sincerely,
Fred M. Arbuckle
President, Morrow Development
cc: Marina Wurst, PDC
Tim Carroll, O'Day Consultants
Don Neu, City of Carlsbad
Clyde Wickham, City of Carlsbad
February 28, 2000
TO: PRINCIPAL PLANNER ADRIENNE LANDERS 3/?J, '->..
-'"'' ^ " : /
FROM: Senior Planner
DEVELOPMENT & DESIGN STANDARDS FOR THE VILLAGES OF LA COSTA
Transmitted for your review and comment are the proposed development and design
standards for Chapter 4 (Master Plan Development Standards & Guidelines) of the
Villages of La Costa Master Plan. The attachments include the following:
1. A proposed Planned Development Ordinance to be contained within the master
plan. No references to the existing or a future city Planned Development Ordinance
are proposed. The desire is to have all topics addressed by the Planned
Development Ordinance within the master plan to prevent confusion should the
Municipal Code be amended over the buildout of the master plan. Changes from
the existing ordinance standards are proposed.
2. Proposed Design Standards are included as the second attachment. These design
standards are proposed for neighborhoods which are designated for single-family
detached housing.
3. The third attachment is text from the draft master plan which is proposed to be
retained within Chapter 4. It includes a modified set of small lot guidelines and other
related architectural standards. Staff comments are included on several of the
pages. Some of the items proposed by the applicant have been modified or are
crossed out where staff does not support the applicant's proposal.
Taken together these documents will be utilized to create a new Chapter 4 for the
Villages of La Costa Master Plan. In addition, the individual neighborhoods (planning
areas) contain additional standards applicable to the neighborhood which will require
revision in some instances so as to not conflict with the information contained in the
three attachments. The individual neighborhood sections presently include the
following:
1. Description of the Planning Area
2. A Graphic of the Planning Area
3. Use Allocation (General Plan Designation, Underlying Zoning, etc.)
4. Required Development Permits
5. Permitted Uses
6. Product Type
7. Minimum Lot Size
VILLAGES OF LA C
FEBRUARY 28, 2000
PAGE 2
8. Minimum Lot Width
9. Lot Coverage
10. Setbacks
11. Height Limits
12. Parking
13. Neighborhood Circulation Details
14. Neighborhood Public Facilities
15. Development Phasing
16. Special Design Criteria
Please let me know if you need anything further to assist you in reviewing the attached
information. After I have received your comments and made revisions to the standards
I would like to transmit them to the Planning Director and Assistant Planning Director for
their review and hopefully concurrence prior to giving the text to the applicant to revise
the master plan.
**&crr\ /l&U
DON NEU
Attachments
*~* Santa Ana ° San Diego153242 HALLADAY, SUITE 100 SANTA ANA, CA 92705 (714)662-2774 FAX # (714) 662-2708
' ~ JN 435-006
March 20, 2000
Don Neu
Senior Planner
Planning Department
City of Carlsbad
1635 Faraday Avenue
Carlsbad, CA 92008-7314
SUBJECT: THE GREENS COMMUNITY FACILITIES, DAY CARE, AND RECREATIONAL VEHICLE STORAGE
REQUIREMENTS
Dear Don:
At our meeting of March 1, 2000, as part of a discussion on Neighborhoods 1.1 and 1.2, you requested a memo
explaining how City community facilities, day care, and recreational vehicle storage requirements were
calculated and how they would be met by the proposed plan for The Greens.
It is our understanding that the City is in the process of developing an amendment to the Zoning Section of the
City Municipal Code. This amendment would include specific acreage allocation requirements for community
facilities and daycare for parcels zoned Planned Community. Previous discussions between the City and the
project applicant, and comments provided by City staff as part of the first screen check of the Villages of La
Costa Master Plan, have indicated that in anticipation of this amendment, the Villages of La Costa project will
be required to comply with the following proposed standards. 1) A community facilities site shall be provided
that is equivalent to 1% of the "developable" project acres as defined by the City. 2) A day care site shall be
provided that is equivalent to 2.0 net acres.
Pursuant to the proposed Villages of La Costa Master Plan (2000) and Master Tentative Subdivision Map, The
Greens includes 315.3 net acres. Therefore, the community facilities requirements for The Greens, as provided
by the City, is 1% of the net acreage or 3.15 acres. The daycare requirement for The Greens would be 2.0 net
acres as described above.
As specified by §21.45.090(k) of the City's Planned Development Code, all projects containing ten units or more
shall provide a recreational vehicle storage area. "The area provided for this storage space, exclusive of the
driveways and approaches, shall be at least equal to twenty square feet for each dwelling unit in the planned
development...", "... unless the planned development provides that each lot will have satisfactory storage on
the lot and such storage is compatible with the area." The minimum recreation vehicle storage requirement for
The Greens, per the requirements established in §21.45.090(k), is estimated at this time to be 0.34 acres.
II Don Neu, Senior Planner
The Greens CF, DC, & RV Storage Requirements
March 20, 2000
Page 2
In total, the required developable acreage for community facilities, daycare, and recreational vehicle storage is
5.49 net acres. The Greens proposes 6.85 net acres within Neighborhood 1.2, for community facilities, daycare,
and recreational vehicle storage. Therefore, The Greens will exceed City requirements by 1.36 acres. Please call
at your convenience, if you have any questions.
With warm regards,
T&B PLANNING CONSULTANTS, INC.
F/James Greco
Principal
xc: Fred Arbuckle
Jack Henthorn
March 15, 2000
TO: SENIOR PLANNER, DON NEU
From: Park Development Coordinator
COMMENTS:
MASTER PLAN STUDY FOR RANCHO SANTA FE DRIVE (THE OAKS)
The proposal deviates from the standards set forth in the City's Landscape Manual
(LM) and other City standards. This raises the following concerns.
Theme Variance
This proposal varies from both the plant material and median paving outlined in the
LM and currently existing on Rancho Santa Fe Rd (RSF). The LM states under
"Streetscape Program" section (Policy Statement D.1-4) the "Landscaping along
arterial roads shall be consistent with the themes and standards set forth in this
section so as to provide visual linkages and identities". This is referring to linkages
and identities throughout a specific arterial segment, as outlined in the LM.
We have in the past allowed variances to the themes set forth in the LM where a
project is first to come in and provide arterial median landscaping. When there is
already a "theme" developed, then it becomes more difficult to justify varying from
the standard. The developer would need to show that the proposed variation ~>
accomplishes the goals that are set forth in the LM in terms of theme continuity T
and / or that special circumstances apply in this case. ^
Maintenance Issues
The proposal also varies from the LM standards in that there is significantly more
landscape area in the medians to maintain than would be the case should the
standard be followed. In addition, a parkway (landscaped area between the
sidewalk and curb) is shown. This is also a variation on the City standard.
In addition to the variance related to the "theme", the issue of increased
maintenance needs to be addressed. Typically, any design increasing the
maintenance from the standard would have to be maintained by private means. The
developer would need to present a proposal outlining how the median landscape
and parkway would be maintained. For example, in the case of Alga Rd., the Aviara
Master HOA is responsible for maintenance of all aspects of the landscape in the
median and parkways, from planting, irrigation, water costs, etc.
t >t pg. 2 of 2, RSF STUDY
Variance Procedure
In order for the City to approve the variance from the standard median treatment,
the developer would need to follow the procedures set forth in the "Introduction"
section of the LM (pg. 1-3, section H). A variance of this magnitude would need to£
go to the Parks and Recreation Commission for approval. ^J &rfcs
Other Issues / Clarifications Needed
There is no indication on the master plan study as to where the City R.O.W. is
proposed. This is an issue because of the meandering sidewalk.
The "Native Oaks" (assuming those are Cal. Live Oaks) in the median are o
concern because of their branching structure and size.
Mark Steyaert
c: Recreation Director
Public Works Manager, General Services
Parks Supervisor, Fred Burnell
likely
?
Hofman Planning
Associates
Planning Project Management Fiscal Analysis
February 24, 2000
Don Neu
Carlsbad Planning Department
1635 Faraday Avenue
Carlsbad, CA 92008-7314
SUBJECT: Response to City's Edge Condition Letter Dated 12/14/99
Dear Don,
We have reviewed your comments regarding edge conditions for Bressi Ranch and the Villages
of La Costa contained in the letter dated 12/14/99. Following are our responses to these
comments:
1) Lennar Homes will comply with the City's wishes to locate the trail on the north side of
Poinsettia Lane.
2) Comment appears to address the Villages of La Costa Master Plan.
3) Comment addresses the Villages of La Costa Master Plan.
4) The proposed trail within Bressi Ranch will be revised to make the connection along
Alicante Road, per staffs suggestion.
5) The commercial site for Bressi Ranch, is being revised to eliminate any access to the site
from Poinsettia Lane. Access points into the commercial site will be located off of the
Bressi Ranch internal road. Lennar is in the process of preparing exhibits that show the
new access points and the approximate building separation between buildings on the
commercial site and the residences in Neighborhood 1.7 of the Green's Village. Copies
of these exhibits will be provided to Elaine Blackburn next week. We believe these
revisions address all issues regarding the commercial area brought up in your letter dated
12/14/99, attached.
5900 Pasteur Court « Suite 150 • Carlsbad • CA 92008 • (760)438-1465 • Fax: (760)438-2443
If you have any questions or would like to discuss our responses, please feel free to give me a
call.
Sincerely,
Mike Howes
attachments
cc: Michael Holzmiller
Gary Wayne
Adrienne Landers
Dennis Turner
Elaine Blackburn
Bob Wojcik
Clyde Wickham
«0titv of Cfrlsbad
December 14, 1999
Fred Arbuckle
Morrow Development
P.O. Box 9000-685
Carlsbad, CA 92018-9000
Mark Rohrlick
Lennar Communities
5780 Fleet Street, Ste. 320
Carlsbad, CA 92008
SUBJECT: VILLAGES <J)F LA COSTA AND BRESSI RANCH EDGE CONDITIONS
Gentlemen:
The edge condition exhibits submitted for the area where the two proposed projects meet have
been reviewed by Planning Department Management and staff as well as representatives of the
Engineering Department. Several areas were identified as needing further coordination between
both projects or revisions to proposed plans to comply with City standards. The following
decisions were made at the Djecember 13, 1959 meeting of Planning and Engineering staff:i
i
1) The Citywide Trail Pjlan designates a trail location fcr the south side of Poinsettia Lane
east of the future Alga Norte Park site. Because of potential wetlands impacts from
locating the trail on the south side of the road city staff will support locating the trail on
the north side of Poinsettia Lane from the Alga Norte Park site to the intersection of
Poinsettia Lane and E\ Fuerte as shown on the exhibits submitted.
2)The local trail locatqd on the south side of Poinsettia Lane may need to be deleted
because of cnvironmejual constraints. The Bressi Ranch Plan does not propose extending
this local trail to the least Citv staff recommends that this trail location be evaluated
further in regard to DO lential environmental impacts and possibly eliminated. Should this
3)
trail location be environmentally feasible it will need to be coordinated in both projects so
that it links together. !
i
Proposed sidewalk locktions on Alicante Road north of Poinsettia Lane were reviewed. It
has been determined that because of the proposed community park and elementary school
sites sidewalks shouldjbe constructed on both sides of Alicante Road north of Poinsettia
Lane. Staff supports (maintaining a landscaped parkway adjacent to the curb on both
sides of the street. Aj combination sidewalk/local trail having a width of 10 feet and
constructed of concret^ is being supported on the west side of Alicante while the sidewalk
on the east side can be J5 feet wide.
t
The Bressi Ranch exhibit shows a proposed trail originating from an open space area in
the southwest comer near the recreation area and terminating at the property line. Due to
the elevation different of approximately 40- feet between the properties in this area the
trail cannot be extended onto the Villages of La Costa project site at the proposed
2075 Las Palmas Dr. « Carlstad, CA 92009-1576 • (760) 438-1161 • FAX (760) 438-O894
I
Villages of La Costa and Brjessi Ranch Edge Conditions
December 14, 1999 ~
Paee 2
location. Instead,
as shown along
th: trail will need to be connected to the Villages of La Costa property
Alicante Road.
5)The issue of land us; compatibility is raised by the location of the proposed commercial
site in the Bressi R;nch project. Potential impacts from the commercial development
may be experienced
revised to move the
the attached housin;
transition from the
Neighborhood 1.7 of
on the adjacent residential properties. Additionally, the proposed
site does not meet tie minimum intersection spacing of 1,200 feet to be permitted an
access point on Poir settia Lane. City staff is requesting that the Bressi Ranch plan be
:ommercial site to the location labeled "attached housing" and place
on the area labeled "commercial". This would provide a better
commercial site to the single family neighborhood planned for
The Greens Village. In addition, it would allow for an access point
to the commercial sits off of El Fuerte and the unnamed street. The unnamed street could
be moved further south provided intersection spacing standards are met. City staff is
requesting that Leruiar Communities submit a revised plan illustrating this revision to
Elaine Blackburn by (January 3, 2000.
l
Should you have any questions concerning the direction provided in this letter please contact me
at 438-1 161, extension 4446 lor Elaine Blackburn at extension 4471.
Sincerely,
/ km
DON NEU
Senior Planner
DN:mh
c: Jack Henthom, Jack Henthom & Associates
Mike Howes, Hofrnar Planning Associates
Michael Holzmiller, Planning Director
Gary Wayne, Assistant Planning Director
Adrienne Landers, Principal Planner
Dennis Turner, Princi sal Planner
Elaine Blackburn, Principal Planner
Bob Wojcik, Deputy City Engineer
Clyde Wickham, Associate Engineer
PROJECT MEMO
CIOF CARLSBAD — PLANNING DEPARTENT
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Carlsbad
Planning Department
February 7, 2000
Ken Berg, Field Supervisor
U.S. Fish and Wildlife Service
2730 Loker Avenue West
Carlsbad, CA 92008
Dear Ken:
When the Fieldstone Habitat Conservation Plan (HCP) was being negotiated, one of
the smaller issues discussed was the location of a future fire station along the new
alignment of Rancho Santa Fe Road. Fieldstone's predecessor had already deeded a
site to the City, and that site is necessary to provide adequate response to the
southeast quadrant of the City. When the wildlife corridor across the property was first
proposed, the fire station site was outside the corridor. Later, the corridor was moved
to the south and the fire station site was then surrounded by the corridor (see attached
map). There were discussions of possibly moving the site, but in the end it was agreed
that the site could remain inside the corridor without presenting any significant impacts.
The fire station site was identified in the HCP as not part of the corridor.
At this time, a great deal of work is being done on the Villages of La Costa project and
Rancho Santa Fe Road. Your written concurrence is requested verifying that we may
proceed with the fire station site in the location noted on the attached map. We would
appreciate hearing from you within 30 days so that the necessary planning work for the
fire station can proceed. Thank you for your cooperation in this matter.
Sincerely;
MICHAEL ^HObZMILLER
Planning Director
Attachment
c:Fire Chief
1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 6O2-46OO • FAX (760) 6O2-8559
WILDLIFE CORRIDOR
City of Carlsbad
Planning Department
FAX TRANSMITTAL
DATE: January 7, 2000
TIME SENT:
Number of Pages Being Transmitted
(Including Cover Sheet): 6
TO: Fred Arbuckle
COMPANY: Morrow Development
PHONE #: 929-2701
FAX#:929-2705
FROM: Don Neu
DEPT.: PLANNING
PHONE: (760) 438-1161 ext. 4446
FAX: (760) 438-0894
SPECIAL INSTRUCTIONS:
Transmitted for your information is a copy of some recent correspondence received in regard to
the Villages of La Costa project.
C: Jack Henthorn
Return Fax
2075 Las Palmas Drive * Carlsbad, California 92009-1576 * (760)438-1161
^^ . ^p
City of Carlsbad
Planning Department
FAX TRANSMITTAL
DATE: January 7, 2000
TIME SENT:
Number of Pages Being Transmitted
(Including Cover Sheet): 6
TO: Jack Henthorn
COMPANY: Jack Henthorn & Associates
PHONE #: 438-4090
FAX#:438-0981
FROM: Don Neu
DEPT.: PLANNING
PHONE: (760) 438-1161 ext. 4446
FAX: (760) 438-0894
SPECIAL INSTRUCTIONS:
Transmitted for your information is a copy of some recent correspondence received in regard to
the Villages of La Costa project.
C: Fred Arbuckle
Return Fax
2075 Las Palmas Drive * Carlsbad, California 92009-1576 * (760)438-1161
JAN 2000
PLANNING DEPARTMENT
January 3, 2000
Mr. Don Neu
City of Carlsbad, Planning Department
2075 Las Palmas Dr.
Carlsbad, CA 92009
Re. La Costa Oaks Development Plan
Dear Mr. Neu:
The residents of the La Costa Knolls and Parkside neighborhoods in La Costa
have recently reviewed the proposed La Costa Oaks development plan; in particular, the
secondary access via Avenida Diestro (see attached). The purpose of this letter is to
inform you of our serious concerns regarding this proposed access through our
neighborhood and to encourage you to take these concerns into consideration as you
move forward with the development project.
The significant development of the area of south La Costa over the past five years
has given the residents first hand experience of the daily effects of rapid residential
growth, including the addition of La Costa Canyon High School. Consequently, we can
predict with reasonable accuracy the impact the Proposed Access will have on the safety
and quality of life of the residents of our Neighborhood. This is why we are concerned.
Our primary concern is one of safety. Avenida Diestro comprises mostly smaller,
single level homes. The homes are particularly attractive to young families with small
children. The street is on an extremely steep grade, where there is a natural tendency of
motorists at various points on the hill to accelerate to dangerous speeds as they progress
down the street, putting the residents, many of whom are children and who play outside,
at serious risk of getting struck. If motorists are allowed unimpeded access onto the
street at points higher up the grade, per the current design, the results are increased traffic
volume and speed, the combined effects of which will turn a small residential street into
an unreasonably dangerous condition to our residents.
In addition to the speed and volume of cars on Avenida Diestro, our safety
concerns relate to the effects of increased traffic in the immediately surrounding streets,
particularly during the morning commute. Since the opening of La Costa Canyon High
School, between the morning hours of seven and eight o'clock a line of cars entering the
school's main entrance on Camino De Los Coches already extends far enough to block
Terrazza Disoma, the first of the Neighborhood's two exits, and often Via Callendo, the
second. This creates not only an annoying back-up of motorists attempting to turn left
onto Camino De Los Coches from the Neighborhood, but the dangerous situation of
having to execute a turn through a solid line of cars. Pedestrians on their way to the
school are forced to cut dangerously through the idling and often distracted traffic. Since
the Proposed Access creates a logical short-cut to the High School from La Costa Oaks,
the volume of traffic attempting to enter and exit the Neighborhood will be significantly
increased. An already difficult traffic situation will become insensibly dangerous to
pedestrians and motorists alike.
We understand that the east end of Avenida Diestro was designed years ago on
paper to be a connecting street. However, in practice, we believe that there may be better
alternatives. While we can certainly appreciate the necessity of having sufficient access
routes, particularly for emergency vehicles, it is our sincere hope that the City of
Carlsbad carefully considers whether, in light of the safety issues, placing one of them at
the end of Avenida Diestro is in the best interests of the local community.
We also appreciate that there are often environmental issues that must be
considered in the placement of access routes. But again, we ask that those concerns be
weighed against the safety and welfare of the residents who are impacted and that the
City of Carlsbad considers more safe and practical alternatives to transforming a small
residential street on a steep grade into a dangerous thoroughfare.
Sincerely,
Residents of the La Costa Knolls and Parkside neighborhoods
cc: City of Carlsbad Planning Commission
City of Carlsbad City Council Members
^//DEVELOPMENT
AREA
VILLAGE BOUNDARY
NEIGHBORHOOD BOUNDARY
Vll.l.AC'il-s C)|-
LA COSTA
NEIGHBORHOOD
OPEN SPACE
BACKBONE CIRCULATION
RECREATION CENTER
CITY-WIDE TRAILS
LOCAL TRAIL
LA COSTA OAKS
TRAILS AND RECREATION PLAN
NOT TO SCALE ™ Exhibit 7-9
PRIME ARTERIAL
LOCAL SRBETS
SECONDARY ARTERIAL
J
PRIVATE Roto
TRAFFIC SIGNALS PRIMARY CIRCULATION ACCESS
SECONDARY CIRCULATION AccessBICYCLE flowr
VILLAGES OF
LA COSTA
OAKS
SOUTHEAST CIRCULATION DETAILS
NOT TO SCALE S Exhibit "d
Jan. 4, 2000 *»
DonNeu ^
Carlsbad Planning Dept.
2075 Las Palmas Drive
Carlsbad CA 92009
Dear Mr. Neu:
This is to request the following (which I also requested on the phone today):
I would like to be on your mailing list to receive any written information as soon as it
is released by your department concerning news, announcements, progress reports,
meetings, hearings, etc. of any EIRs for:
1) the proposed Villages of La Costa
2) the enlargement of Rancho Santa Fe Road including the expanded bridge
over San Marcos Creek and any other bridges or passageways above or below
Rancho Santa Fe Road.
Please send the information to me at:
. 3209 Fosca St.
Carlsbad CA 92009
Patricia C. Bleha
"^ ^
City of Carlsbad
Planning Department
FAX TRANSMITTAL
DATE: January 7, 2000
O'^r If s Number of Pages Being Transmitted
TIME SENT: <=*'DO l^k€ (Including Cover Sheet): 2
TO: Pat Bleha FROM: Don Neu
COMPANY: DEPT.: PLANNING
PHONE #: 436-5920 PHONE: (760)438-1161 ext. 4446
FAX#: 436-7853 FAX: (760)438-0894
SPECIAL INSTRUCTIONS:
Transmitted is a sketch of the new bridge over San Marcos Creek that I received today from
Doug Helming. Doug is the engineer handling the Rancho Santa Fe Road project for the city.
His phone number is 431-5999. According to Doug the new bridge will be 5 to 10 feet taller and
contain only two rows of columns instead of the 5 columns in the present structure. The
biologists involved with the project believe that the larger unobstructed undercrossing will result
in a better wildlife undercrossing than presently exists. Dudek & Associates is preparing
environmental documents required by the National Environmental Policy Act (NEPA). Doug
has been working with CALTRANS and the Army Corps of Engineers on the project and will be
submitting an Army Corps of Engineers 404 Permit application in the near future. Surveys for
recently identified endangered species have been completed for the permit application.
Caltrans is involved as federal funding is included for the project.
Should you wish to comment on the proposal I believe the Army Corps of Engineers Permit
includes an opportunity for public review and comment. The phone number I have for the US
Army Corps of Engineers is (858) 674-5386. Perhaps they can place you on a notification list
for when the application is filed and available for review.
'—' Return Fax
2075 Las Palmas Drive *Carlsbad, California 92009-1576 * (760)438-1161
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5S5ft,
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Jan. 4, 2000 /
Carisbld Planning Dept. ;
2075 Las Palmas Drive
Carlsbad CA 92009
Dear Mr. Neu:
This is to request the following (which I also requested on the phone today):
I would like to be on your mailing list to receive any written information as soon as it
is released by your department concerning news, announcements, progress reports,
meetings, hearings, etc. of any EIRs for:
1) the proposed Villages of La Costa
2) the enlargement of Rancho Santa Fe Road including the expanded bridge
over San Marcos Creek and any other bridges or passageways above or below
Rancho Santa Fe Road.
Please send the information to me at:
3209 Fosca St.
Carlsbad CA 92009
Thank you.
Sincerely,
Patricia C. Bleha
JAN 2000 *•
PLANNING DEPARTMENT
January 3,2000 \£ gj^
\^Mr. Don Neu "%^ZZ\#£
City of Carlsbad, Planning Department
2075 Las Palmas Dr.
Carlsbad, CA 92009
Re: La Costa Oaks Development Plan
Dear Mr. Neu:
The residents of the La Costa Knolls and Parkside neighborhoods in La Costa
have recently reviewed the proposed La Costa Oaks development plan; in particular, the
secondary access via Avenida Diestro (see attached). The purpose of this letter is to
inform you of our serious concerns regarding this proposed access through our
neighborhood and to encourage you to take these concerns into consideration as you
move forward with the development project.
The significant development of the area of south La Costa over the past five years
has given the residents first hand experience of the daily effects of rapid residential
growth, including the addition of La Costa Canyon High School. Consequently, we can
predict with reasonable accuracy the impact the Proposed Access will have on the safety
and quality of life of the residents of our Neighborhood. This is why we are concerned.
Our primary concern is one of safety. Avenida Diestro comprises mostly smaller,
single level homes. The homes are particularly attractive to young families with small
children. The street is on an extremely steep grade, where there is a natural tendency of
motorists at various points on the hill to accelerate to dangerous speeds as they progress
down the street, putting the residents, many of whom are children and who play outside,
at serious risk of getting struck. If motorists are allowed unimpeded access onto the
street at points higher up the grade, per the current design, the results are increased traffic
volume and speed, the combined effects of which will turn a small residential street into
an unreasonably dangerous condition to our residents.
In addition to the speed and volume of cars on Avenida Diestro, our safety
concerns relate to the effects of increased traffic in the immediately surrounding streets,
particularly during the morning commute. Since the opening of La Costa Canyon High
School, between the morning hours of seven and eight o'clock a line of cars entering the
school's main entrance on Camino De Los Codies already extends far enough to block
Terrazza Disoma, the first of the Neighborhood's two exits, and often Via Callendo, the
second. This creates not only an annoying back-up of motorists attempting to turn left
onto Camino De Los Coches from the Neighborhood, but the dangerous situation of
having to execute a turn through a solid line of cars. Pedestrians on their way to the
school are forced to cut dangerously through the idling and often distracted traffic. Since
the Proposed Access creates a logical short-cut to the High School from La Costa Oaks,
the volume of traffic attempting to enter and exit the Neighborhood will be significantly
increased. An already difficult traffic situation will become insensibly dangerous to
pedestrians and motorists alike.
We understand that the east end of Avenida Diestro was designed years ago on
paper to be a connecting street. However, in practice, we believe that there may be better
alternatives. While we can certainly appreciate the necessity of having sufficient access
routes, particularly for emergency vehicles, it is our sincere hope that the City of
Carlsbad carefully considers whether, in light of the safety issues, placing one of them at
the end of Avenida Diestro is in the best interests of the local community.
We also appreciate that there are often environmental issues that must be
considered in the placement of access routes. But again, we ask that those concerns be
weighed against the safety and welfare of the residents who are impacted and that the
City of Carlsbad considers more safe and practical alternatives to transforming a small
residential street on a steep grade into a dangerous thoroughfare.
Sincerely,
Residents of the La Costa Knolls and Parkside neighborhoods
cc: City of Carlsbad Planning Commission
City of Carlsbad City Council Members
^//DEVELOPMENT
VILLAGE BOUNDARY
NEIGHBORHOOD BOUNDARY
Vll.l.AGT.'S <">!•
LA COSTA
CITY-WIDE TRAILS
LOCAL TRAIL
LA COSTA OAKS
TRAILS AND RECREATION PLAN
NOT TO SCALE K Exhibit 7-9
PRIME ARTERIAL
LOCAL SHEETS
SECONDARY ARTERIAL TRAFFIC SIGNALS PRIMARY CIRCULATION ACCESSI n ^^%y
BICYCLE ROUTE SECONDARY CIRCULATION ACCESSPRIVATE ROAD
VILLAGES OF
LA COSTA
LA COSTA OAKS
SOUTHEAST CIRCULATION DETAILS
NOTTOSCAL^
City of Carlsbad
Planning Department
December 27, 1999
Fred Arbuckle
Morrow Development
P.O. Box 9000-685
Carlsbad, CA 92018-9000
SUBJECT: MASTER PLAN COMMERCIAL SITE REQUIREMENT - MP 98-01
Dear Fred: •
The purpose of this letter is to document our conversations concerning coordination^ between the Villages;
of La Costa and Bressi Ranch Master Plans as it relates to locating a commerciaksite in the vicinity of
both projects. In my letter''dated December 14,;t'l-999 /documenting decisions; made by city staff ;
concerning the edge conditions for both projects-,Lennar Communities wasi,requested,, to locate the
proposed-commercial site further to the north. Should this ;be possible it will! solve issues, concerning
access and land use compatibility. However, in thevevent that this cannot be accomplished city staff sis r
expecting that you .will workr:with the applicant ;oftthe;Bressi Ranch MasterrPlan project to jointly <
provide a commercial site that meets city standards such as those relating to intersection spacing. ••;• <
The City of Carlsbad General Plan Land Use Element contains: a requirement; in Policy C.2 of the:
Commercial section which requires new master plans; to provide a neighborhood'commercial site unless
the applicant can show why another nearby site is ibetter. Because of the close proxim%;between;The
Greens Village and the Bressi.Ranch staff may be able to support the provision of a single commercial
site which would serve both projects. Therefore, the commercial site requirement may be .satisfied if
both projects jointly work to accommodate this land use: Lennar Communities was requested to provide
a revised plan that moves the commercial site to the north by January 3, 2000. Once the >revised plan is
submitted I will let you know-if any-further action, is needed. -In the event.the cityjstaff requested .
northern location for the commercial site is not-feasible a meeting of city staff :and representatives of
both the Villages of La Costa'and Bressi Ranch Projects will be scheduled unless you and Lennar
Communities are able to solve the issues related to the current commercial site. ; ,,••. - -••
Should you have any questions concerning this issue please contact me at 438-1161, extension 4446.
Don Neu
Senior Planner
DN:cs
Jack Henthorn, Jack Henthorn & Associates
Michael Holzmiller, Planning Director
Gary Wayne, Assistant Planning Director
Adrienne Landers, Principal Planner
Dennis Turner, Principal Planner
Elaine Blackburn, Senior Planner
Bob Wojcik, Deputy City Engineer
Clyde Wickham, Associate Engineer
2075 Las Palmas Dr. • Carlsbad, CA 92009-1576 • (760) 438-1161 • FAX (760) 438-0894
City of Carlsbad
Planning Department
December 27, 1999
Mr. Jack Henthorn
Jack Henthorn & Associates
5375 Avenida Encinas
Carlsbad, CA 92008
Dear Jack:
This letter transmits the Planning Department's comments on the draft Local Facilities
Management Plans for Zones 10 and 11. The marked-up documents are being provided to you
to address typos and similar corrections. No Engineering comments are provided at this time.
The following general Planning comments are offered at this time.
1. Executive Summary. The formatting of the Executive Summaries for the two LFMPs is
not at all similar. Because these two plans will be reviewed by the public and decision
makers at the same time, they should follow the same formatting as much as possible.
2. General Conditions. The General Conditions for the two LFMPs are not the same, and
some conditions are missing from each one. Please refer to the adopted Zone 13 LFMP
for the correct General Conditions.
3. Buildout Projections. Please ensure that the tables of acreages and dwelling units
matches the draft Master Plan exactly. Because the LFMPs and the Master Plan will be
reviewed at the same time, it is important that they be fully consistent with each other.
The Zone 11 plan includes estimates for non-residential development but does not
include any discussion of the anticipated non-residential uses.
4. Dwelling Unit Transfer. This topic has the potential to generate a lot of confusion in the
public. An expanded discussion is needed describing how this was anticipated in the
earlier Zone 11/12 LFMPs, and explaining why it is still necessary. Provide references to
pages in the other plans, including the old Zone 11 and 12 plans. The role of affordable
housing and the HCP in the transfer should be described.
5. Phasing. The phasing tables need to be updated to Jan. 1, 2000. The "Existing" line
needs to reflect all building permits issued in Zones 1 through 16 and 18 through 24. The
proposed phasing for Zone 11 is presently shown as beginning in 1998. This needs to be
made more realistic, perhaps showing development beginning in 2001 as in the Zone 10
plan. ' •
2075 Las Palmas Drive * Carlsbad, California 92009-1576 * (760)438-1161
6. City Administrative Facilities. Existing Demand needs to be updated to
1/1/00. Existing and Planned facilities need to be updated to add Faraday
Building and delete Las Palmas building and City Hall modulars. The
future City Hall cannot be counted toward meeting the standard at this
time because its construction is more than five years away.
1'. Library. Existing Demand needs to be updated to 1/1/00. Existing and
Planned facilities need to be updated to reflect the opening of the new
South Carlsbad Library. All discussion of the La Costa branch must be
deleted. The appendices relating to site selection and design of the South
Carlsbad Library can be deleted. The status of the warehouse on Corte de
Nogal needs to be clarified.
8. Wastewater. The two LFMPs have very different formatting for this
section. It should be exactly the same for both plans.
9. Parks. Existing Demand needs to be updated to 1/1/00. Carrillo Park
should be included in the Existing Supply of parkland because it will be
available to the public within 5 years. Veterans Memorial Park cannot be
included in the Existing Supply because the timing of its construction is
well beyond 5 years. Veterans Memorial Park needs to be shown on the
map of park locations. The appendices should include the 1996 Park
Agreement, notthe1988 version.
10. Drainage. Again, the formatting for the two LFMPs is very different.
Although the two plans should not be identical for drainage, they should
be sufficiently similar to allow the reader to compare the two readily. For
example, the Zone 11 plan includes a map (Exhibit 38) of Sewer District
boundaries, which does not belong in the drainage section.
11. Circulation. Same as for Drainage. For example, the Zone 10 plan
includes 3 graphics showing trip distribution percentages. The Zone 11
plan includes none. The Circulation section will be particularly important
for the public and decision makers, and a special effort should be made to
ensure that the discussion is accurate, consistent, and understandable.
NOTE: The Engineering Department may have additional comments on
this section.
12. Fire. The Zone 11 plan needs to discuss the relocation of Fire Station #6
from its current temporary location to a permanent location.
13. Open Space. Minor comments noted in the documents.
14. Schools. Same as Circulation in regard to formatting. Again, this is an
important facility to the community. Extra care should be taken with this
section so that people in different districts can compare the two plans. The
Mitigation for both plans needs to be the City's standard conditions for
schools. It is not acceptable to state, as is stated in Zone 10, that no
mitigation is required. In Zone 11, Exhibits 50 and 51 appear to show very
different lines for the boundary between SMUSD and EUESD. Also in
Zone 11, some tables have been left blank (Pages XIV^7 and XIV-11).
These sections need to be in good shape before they can be sent to the
respective districts for comment.
15. Schools - Zone 10. The school condition on Patje 1-12 states that if
CUSD does not need a school site, the area reserved for the school will
become open space. However, on Page III-6 it states that dwelling units
could be placed on the school site if it is not needed for a school. This
inconsistency needs to be clarified and addressed in both this section and
the Buildout section.
16. Sewer and Water. The next version of the documents will be given to
CMWD for their comments. At this time, we would note that the Water
sections in the two plans are formatted very differently. For example, Zone
11 has a very minimal discussion of the use of reclaimed water, while
Zone 10 has a fairly complete discussion. In Zone 11 on Pages XVI-5 and
XVI-6, the tables showing yearly projections for OMWD and VCWD have
been left blank.
17. Financing. The next version of the Zone 10 plan should include a draft
Financing Section for review. The Zone 11 plan should include the already
adopted Zone 11/12 Financing Plan.
The next submittal of these documents should be done in highlight/strikeout
format so Planning staff can ensure that all necessary changes have been
made. If that submittal appears to be complete, it will be sent to the other
departments and districts for their review. Thank you.
Sincerely;
Don Rideout
c: Don Neu
ft.
December 14, 1999
City of Carlsbad
Planning Department
Fred Arbuckle
Morrow Development
P.O. Box 9000-685
Carlsbad, CA 92018-9000
Mark Rohrlick
Lennar Communities
5780 Fleet Street, Ste. 320
Carlsbad, CA 92008
SUBJECT: VILLAGES OF LA COSTA AND BRESSI RANCH EDGE CONDITIONS
Gentlemen:
The edge condition exhibits submitted for the area where the two proposed projects meet have
been reviewed by Planning Department Management and staff as well as representatives of the
Engineering Department. Several areas were identified as needing further coordination between
both projects or revisions to proposed plans to comply with City standards. The following
decisions were made at the December 13, 1999 meeting of Planning and Engineering staff:
1) The Citywide Trail Plan designates a trail location for the south side of Poinsettia Lane
east of the future Alga Norte Park site. Because of potential wetlands impacts from
locating the trail on the south side of the road city staff will support locating the trail on
the north side of Poinsettia Lane from the Alga Norte Park site to the intersection of
Poinsettia Lane and El Fuerte as shown on the exhibits submitted.
2) The local trail located on the south side of Poinsettia Lane may need to be deleted
because of environmental constraints. The Bressi Ranch Plan does not propose extending
this local trail to the east. City staff recommends that this trail location be evaluated
further in regard to potential environmental impacts and possibly eliminated. Should this
trail location be environmentally feasible it will need to be coordinated in both projects so
that it links together.
3) Proposed sidewalk locations on Alicante Road north of Poinsettia Lane were reviewed. It
has been determined that because of the proposed community park and elementary school
sites sidewalks should be constructed on both sides of Alicante Road north of Poinsettia
Lane. Staff supports maintaining a landscaped parkway adjacent to the curb on both
sides of the street. A combination sidewalk/local trail having a width of 10 feet and
constructed of concrete is being supported on the west side of Alicante while the sidewalk
on the east side can be 5 feet wide.
4) The Bressi Ranch exhibit shows a proposed trail originating from an open space area in
the southwest corner near the recreation area and terminating at the property line. Due to
the elevation difference of approximately 40+ feet between the properties in this area the
trail cannot be extended onto the Villages of La Costa project site at the proposed
2075 Las Palmas Dr. • Carlsbad, CA 92009-1576 • (760) 438-1161 • FAX (760) 438-O894
Villages of La Costa and BreSi Ranch Edge Conditions
December 14, 1999
Page 2
location. Instead, the trail will need to be connected to the Villages of La Costa property
as shown along Alicante Road.
5) The issue of land use compatibility is raised by the location of the proposed commercial
site in the Bressi Ranch project. Potential impacts from the commercial development
may be experienced on the adjacent residential properties. Additionally, the proposed
site does not meet the minimum intersection spacing of 1,200 feet to be permitted an
access point on Poinsettia Lane. City staff is requesting that the Bressi Ranch plan be
revised to move the commercial site to the location labeled "attached housing" and place
the attached housing on the area labeled "commercial". This would provide a better
transition from the commercial site to the single family neighborhood planned for
Neighborhood 1.7 of The Greens Village. In addition, it would allow for an access point
to the commercial site off of El Fuerte and the unnamed street. The unnamed street could
be moved further south provided intersection spacing standards are met. City staff is
requesting that Lennar Communities submit a revised plan illustrating this revision to
Elaine Blackburn by January 3, 2000.
Should you have any questions concerning the direction provided in this letter please contact me
at 438-1161, extension 4446 or Elaine Blackburn at extension 4471.
Sincerely,
DON NEU
Senior Planner
DN:mh
Jack Henthorn, Jack Henthom & Associates
Mike Howes, Hofman Planning Associates
Michael Holzmiller, Planning Director
Gary Wayne, Assistant Planning Director
Adrienne Landers, Principal Planner
Dennis Turner, Principal Planner
Elaine Blackburn, Principal Planner
Bob Wojcik, Deputy City Engineer
Clyde Wickham, Associate Engineer
^ f ~ •.FILECOPYity of Carlsoad
Planning Department
December 14, 1999
H. Barbara Malton
2426 Unicornio Street
Carlsbad, CA 92009
SUBJECT: ARMY CORPS OF ENGINEERS PERMIT NOTICING FOR THE VILLAGES
OF LA COSTA PROJECT
Dear Mrs. Malton:
Thank you for your letter dated December 12, 1999 regarding the timing of the public notice for
The Villages of La Costa project. The permit involved is reviewed and processed by the U.S.
Army Corps of Engineers. The City of Carlsbad has no involvement in the noticing or deadlines
established to provide comments.
At this time city staff is continuing to work with the applicant on the proposed master plan and
the Environmental Impact Report which was required is still being prepared. Should you have
any questions concerning the status of the permits being requested from the City of Carlsbad,
please contact me at 438-1161, extension 4446.
Sincerely,
Don Neu, AICP
Senior Planner
DN:mh
Fred Arbuckle, Morrow Development
Barry Jones, Helix Environmental Planning, Inc.
2075 Las Palmas Dr. • Carlsbad, CA 92009-1576 • (760) 438-1161 • FAX (760) 438-0894
Cairsbad Planning Commission
Attention to Mr?:. Don NEW
2075 Las Palmas Drive , Carlsbad
and HELIX Endfiromental Planning, Inc
Barry L. JONES
8100 La Mesa Blvd., Suite 150
La Mesa, CA 91941
Gentlemen -
La Costa, Dec. 12.1999
2426 Unicornio Str.
EXTENTION request :
reg. The GREENS property
at Alga and El Camino Real
in Carlsbad/La Costa
With dismay must I realize that you missed to send the most
important section of the more or less detailed plat maps concerning
the building plans for the above mentioned project map h 3 which
concerns me very much.
Your timing to inform us,£the neighbouring property owners, could
not be any less considerate.
Your incomplete Notice to the Public comes when many people are
away for the holidays, are busy with preparations for the holidays,
are swamped with mail and cannot possibly respond before the dead-
line of December 24.
You are fully aware of the proposed building site dimension as
they were shown on the plat map untill just a few months ago,
when suddenly the dimensions of the builind site were expanded
and the size of the lots was reduced. So what happens now ?
We get a Notice" to which we cannot respond in time .
You don't even inform us of the exact location of the lots to
be built on .
When do we find out that the proposed "hight limit" has-been .
exceeded-?, That is higher than it should be! Kindly-provide
the property owners on Unicornio Str. with the corresponding
"h 3 " map. I thank you for your kind attention.
A very concerned//property owner,
H. Barbara Mai
DEC 1 3 1989
City of Carlsbad
Planning Department
November 12, 1999
Mr. Mike Hatch
7220 Babilonia Street
Carlsbad, CA 92009 /
SUBJECT: MAJOR ELECTRICAL TRANSMISSION LINES IN THE VILLAGES OF LA
COSTA PROJECT AREA - EIR 98-07/MP 98-01
Dear Mr. Hatch:
Thank you for your letter concerning the undergrounding of the major electrical transmission
lines which run through portions of the Villages of La Costa project area. The City of Carlsbad
requires new development to place underground utilities that are constructed within
neighborhoods. These types of facilities are much lower in voltage than major transmission
lines. The major electrical transmission lines that run through portions of the project area and
other areas within the City are facilities owned by San Diego Gas & Electric Company and are
on property for which they have an easement. I have been informed by an engineer that has
researched placing these types of major transmission lines underground that the cost is roughly
$1,000,000.00 for the distance normally covered between two towers. The City of Carlsbad has
no legal authority to require the project applicant to underground major transmission lines should
the project be approved
Thank you for your comments. Should you have any questions concerning the proposed Villages
of La Costa Project, please contact me at 438-1161, extension 4446.
Sincerely,
Don Neu, AICP
Senior Planner
DN:mh
2075 Las Palmas Dr. • Carlsbad, CA 92009-1576 • (760) 438-1161 • FAX (760) 438-O894
Mike Hatch
7220 Babilonia Street
Carlsbad, CA 92009
760-804-0449
Oct. 1, 1999
To: Planning Department
2075 Las Palmas Drive
Carlsbad, CA 92009
SUBJ: Villages of La Costa proposed project, EIR 98-07/MP 98-01/MP 149(Q)/GPA 98-
01/CT 99-03/HDP 99-01/SUP 99-01/CT 99-04/HDP 99-02.
Recently I have learned of a proposal to build a large number of dwelling units in
the area located very near my home of residence in La Costa. It is my understanding that
one development is northeast of the intersection of El Camino Real and Alga Road, and
will be called La Costa Greens. The other development is a very large area east of El
Fuerte Street, and will be called La Costa Oaks. The purpose of my writing to you is to
suggest that this project should include the removal of the unsightly large power poles
and wires that extend from the La Costa Greens project running easterly through the
existing housing communities and through the proposed development of La Costa Oaks.
I do realize the removal and burial of these power lines will be an expensive task, but it
would also be in the best interest of all La Costa residences, beautifying our community
and increasing property values. With the assumption that this project will be granted
approval, and extensive construction will occur, it makes very good sense to include the
removal of above ground power poles and wires at this time. I strongly urge you to give
my proposal serious consideration for the good of our community and the betterment of
this proposed project.
I would very much like to hear your comments regarding my proposal to enhance
the entire La Costa community. Thank you for your time and consideration on this
matter.
Sincerely,
Mike Hatch
FILE COPY
City of Carlsbad
Planning Department
November 12, 1999
Mr. Hiroko Ogino
2462 Unicornio Street
Carlsbad, CA 92009
»
SUBJECT: COMMENT LETTER PROVIDED FOR THE VILLAGES OF LA COSTA
PROJECT-MP 98-01
Dear Mr. Ogino:
This letter is written in response to your inquiry concerning the letter you submitted as a result of
the public scoping meeting for the Villages of La Costa Environmental Impact Report (EIR).
The request for comments relative to the EIR is to make certain that the document analyzes
issues appropriately related to the foreseeable impacts which the project could have on the
environment. In an effort to develop a comprehensive list of issues for analysis comments are
requested from the public and where appropriate are included in the scope of work for the EIR
along with issues identified by City staff as items for analysis. Therefore, any issues raised by
the public which are deemed necessary to include in the EIR will be analyzed in that document
which will be made available for public review. The Planning Commission and City Council
will review the EIR and consider the analysis of the environmental impacts of the proposed
project prior to taking an action to disapprove or approve the project. At this time the EIR is still
being prepared.
In regard to your additional question as to my position, I am an employee of the City of Carlsbad
Planning Department. Michael Holzmiller is the Planning Director. Should you have additional
questions concerning this project and the environmental review process, please contact me at
438-1161, extension 4446.
Sincerely,
Don Neu, AICP
Senior Planner
DN:mh
2075 Las Palmas Dr. • Carlsbad, CA 92009-1576 • (760) 438-1161 • FAX (76O) 438-0894
Mr. Don Neu
Carlsbad Planning Department
2075 Las Palmas Drive
Carlsbad, California 92009
Dear Don Neu:
HIROKO OGINO
2462 UNICORNIO STREET
Carlsbad, California 92009
(760) 438-1018
October 27, 1999:
Re: La Costa Greens
Please be advised that I reside at 2462 Unicornio Street, Carlsbad, California. I have been a
resident at that address for more than fifteen years.
Enclosed is a copy of my letter dated July 25, 1999. This letter was written at your request.
It seems strange to me that you would request that I write a letter and then just ignore it.
Please explain.
Are you elected or appointed to your position? If someone appointed you, please advise who
appointed you.
C:\MyFiles\Hiroko La Costa Greens2.wpd
HIROKO OGINO
2462 UNICORNIO STREET (760) 438-1018
Carlsbad, California 92009
July 25, 1999
Mr. Don Neu
Carlsbad Planning Department
2075 Las Palmas Drive
Carlsbad, California 92009
Re: La Costa Greens
•*w^" ~*~^ M M
Dear Don Neu:
Please be advised that I reside at 2462 Unicornio Street, Carlsbad, California. I have been a
resident at that address for more than fifteen years.
I understand that progress may require additional developments. Nevertheless, please note
that the proposed development is directly behind my single family dwelling. I presently have a
beautiful ocean and golf course view, and, I do not wish my view deleted in any manner. Is
there a limit to the height of the proposed buildings? I request that the proposed buildings be
limited to one story.
There is a great deal of traffic presently on my trips from El Camino Real to my home. I
would like to know, what is proposed that will eliminate additional traffic on Alga? Can
access to the proposed building site be made from El Camino Real?
Lastly, I assume that the developers will create a great amount of dust and noise when they
commence the landscaping and buildings. What does "La Costa Greens" intend to do to
eliminate the dust and noise?
I do not believe it is my responsibility to clean my premises of the dirt created by the
development. Please advise whose responsibility it will be to repair and clean my premises of
the dirt generated by the development.
What steps are proposed by the developer NOT to create a public nuisance? Please advise at
your earliest opportunity.
Very truly yours,
Hiroko Ogino
C:\MyFiles\Hiroko La. Costa Greens.wpd
FILE COPY
City of Carlsbad
Planning Department
November 10, 1999
Jack Henthorn
Jack Henthorn & Associates
5375 Avenida Encinas, Suite D
Carlsbad, CA 92008
SUBJECT: MP 98-01 - CHAPTER 7 OF THE THIRD DRAFT OF THE VILLAGES OF LA
COSTA MASTER PLAN
Dear Jack:
Enclosed are Planning Department comments on Chapter 7 of the third draft of the Villages of La
Costa Master Plan. Please revise the draft master plan as requested. We can discuss any questions
you may have concerning these comments at one of our scheduled meetings to review project issues.
You will be provided with Engineering Department comments on Chapter 7 as soon as they are
available.
The following items have been identified as issues that the master plan text needs to address in the
general chapters as well as all three Villages:
1) Special Design Criteria for Hillside or Ridgeline Lots
The master plan should incorporate existing provisions of the Hillside Development
Regulations found in Chapter 21.95 of the Municipal Code. The primary items of concern
are found in Section 21.95.120 (H) Hillside and Hilltop Architecture, which include a top of
slope setback, architectural guidelines found in the hillside development guidelines such as
predominant roof direction, and an additional item the percentage of single story units along
a ridgeline. The Planning Department is recommending that 20 percent of the units along a
ridgeline be required to be single story. This information could be added to the Special
Design Criteria Section of applicable neighborhoods.
2) HOA Parkway Maintenance
The master plan should clearly specify that street parkways adjacent to the curb will be
maintained by a Homeowners Association. It should also include a statement that this street
design and corresponding landscaping is permitted notwithstanding the provisions of the
City's Landscape Manual. This issue should be covered in Chapter 4 as well as in the
Chapter for each of the three villages where street standards and maintenance responsibilities
are presented.
3) General Plan and Zoning Designations
Planning Department Management has determined that for RLM designated property the
corresponding zoning designation shall be R-l and not RD-M, It is permissible through the
master plan to have neighborhoods with minimum lot sizes of less than 7,500 square feet
with an underlying zoning designation of R-l. Please incorporate this revision into all
affected sections of the master plan text and exhibits.
2O75 Las Palmas Dr. • Carlsbad, CA 92009-1576 • (760) 438-1161 • FAX (760) 438-O894
5TOIMP 98-01 - THE VILLAGEST)F LA COSTA MASTER PLAN
NOVEMBER 10, 1999
PAGE 2
4) Planned Development Ordinance References/Development & Design Standards
Two persons in the Planning Department have been assigned to prepare a revised Planned
Development Ordinance. Because the master plan presently contains references to the
existing ordinance and there is potential confusion as to how the ordinance relates to the
master plan standards the plan should be revised to remove the references to the ordinance in
regard to development and design standards. The ordinance should only be referenced for
the requirement to obtain a Planned Development Permit and comply with related processing
procedures. The master plan will need to contain a section in Chapter 4 setting forth all
development standards to be complied with for planned developments. In a separate letter I
will provide a list for discussion purposes of the standards for planned developments that
should be included in the master plan text in addition to the information described in item
number 5 below as soon as I have received Planning Department Management approval.
5) Master Plan Design Guidelines
As we have discussed bullet points for a revised design guidelines section in Chapter 4 will
be proposed for discussion. The intent of the revised guidelines is to address the streetscape
and architectural detailing of structures while acknowledging that currently popular design
elements will likely change over the buildout of the master plan. The master plan needs to
be able to allow for these style changes without requiring master plan amendments. I will be
developing a list of proposed design features to be addressed in Chapter 4 for review by
Planning Department Management. I will include these bullet points for design guidelines in
a letter with the information described in item number 4 above.
Follow-up on items number 4 and 5 will be diligently pursued as they must be resolved before
the draft master plan can be resubmitted. Please do not resubmit revisions to the master plan
until we have had the opportunity to meet and go through the revisions made by the planning
consultants in response to city staff comments. Should you have any questions concerning this
letter please contact me at 438-1161, extension 4446.
Sincerely,
Don Neu, AICP
Senior Planner
DN:mh
Enclosures
Fred Arbuckle, Morrow Development
Michael Holzmiller, Planning Director
Gary Wayne, Assistant Planning Director
Adrienne Landers, Principal Planner
Clyde Wickham, Associate Engineer
cnntfy.doc
Oct 13,1999
Don Neu, Planner
Carlsbad Planning Dept.
2075 Las Palmas
Carlsbad, CA 92009
Re: The Oaks and the Ridge of Villages of La Costa and the application to use dynamite in
Box Canyon
Dear Mr. Neu:
Please notify me of Planning Dept. decisions and Planning Commission Public Hearings on
the above.
Thank you.
Youre truly,
7304 Borla Place
Carlsbad, CA 92009
(760) 632 0159
-Jo
801 Pine Avenue • Carlsbad, CA 92008
(760) 729-9291 • FAX (760) 729-9685 ,..a world class district
April 30, 1999
Planning Department
City of Carlsbad
2075 Las Palmas Drive
Carlsbad, CA 92009
RE: Zone 10 - School Site
Dear Sir:
During a recent visit to Planning Department, I was asked about the feasibility of moving
the school site shown in Zone 10 into another location further to the east.
Unfortunately, this is not possible. In the case of all school sites within two miles of an
airport, it is necessary to obtain Department of Transportation - Bureau of Aviation
approval in accordance with Education Code Section 17215 prior to acquisition of the
site.
In this case in Zone 10 in connection with the Villages of La Costa - Greens, we had
applied for approval of four different sites in the vicinity of Zones 10 and 17. All except
the specific site in Zone 10 were rejected by the State as being too close to the flight
pattern around Palomar Airport. Accordingly, the School District is unable to accept any
further adjustment in the school site location.
Sincerely,
I. Blair
istant Superintendent
Business Services
JHB/jrc
cc: Cheryl Ernst, Superintendent
Growth/zone 10-school site.doc
801 Pine Avenue • Carlsbad, CA 92008
(760) 729-9291 • FAX (760)729-9685....a world class district
VIA FACSTMILE: 760-602-8559 and U.S. Mail
June 8, 2001
Mr. Don Neu
Senior Planner
City of Carlsbad
1635 Faraday Avenue
Carlsbad, CA 92008
RE: Villages of La Costa Master Plan MP 98-01
Dear Mr. Neu:
The Carlsbad Unified School District is in receipt of the above Master Plan document.
We have reviewed the information as it relates to the future school facilities. Please see
the following comments and observations:
ELEMENTARY SCHOOL SITE ACREAGE SIZE
Throughout the Master Plan document, there is reference to an elementary
school size of 7.4 acres. At this time, the District should be allocated
12.0-net acres in order to meet State design guidelines for an elementary
school facility site. Per State guidelines, if the site is on a steep or sloping
terrain, then additional acreage is required. In this case, a minimum of 14
net acres would be required.
VILLAGE 1.7
Exhibit 5-D on page 5-27 shows that Village 1.7 will be required to
process a Floodplain Special Use Permit. The District is bound by strict
State guidelines as it relates to development in a Floodplain area. When a
site is agreed to, State approvals will need to be obtained.
In addition, Footnote 1 shows that the Carlsbad Unified School District
will process permits for the school facility. The District agrees to process
its own permits for the elementary school. The District is under the
assumption that Village 1.7 and/or Village 1.4 will be "sheet graded" and
all Master Plan requirements, such as walls, trails, signage, slope
plantings, roads, and utilities will be the responsibility of the Master
Developer. The District will also need to show in its permit process to the
Don Neu
Villages of La Costa Master Plan MP 98-01
June 8, 2001
Page 2
satisfaction of the State that the site has adequately addressed the
Floodplain circumstances.
DEVELOPMENT PHASING
• Exhibit 5-10 on page 5-40 shows that the Alternative School Site,
Village 1.7, be graded and improved as part of Phase 4. If Village 1.7
becomes the ultimate school site, then the " sheet graded" site as well as
vehicle access should be provided concurrent with the Phase 1 residential
development.
GENERAL COMMENTS
• Neighborhood 1.4 is not sufficient in size to meet State design
guidelines for an elementary school facility site. If Neighborhood 1.4 is
increased in size to accommodate a 12-acre school site, the District would
wish to maintain an underlying land use designation of Residential (RLM)
not the proposed Open Space (OS) designation. In addition, a Floodplain
Special Use Permit is stated to be the responsibility of the School District
in order to make Village 1.4 a developable site. The District has not
agreed to this. The District, along with the State, will need to determine if
this is an acceptable condition in order to acquire and develop an
elementary school facility.
• Neighborhood 1.7A, (a 12-net acre site), could serve as an
elementary school site. However, after reviewing, at a conceptual level,
the circulation and traffic report, the District has significant concerns
regarding access to the site from eastbound vehicles
(parents/employees/service vehicles) dropping and picking up elementary
children students. The traffic study that analyzed the elementary school
site is based on a 7.2-acre site. The analysis should be based on 12 acres
which could result in 700 average daily trips (ADT) per day. The morning
Volume traffic trips in the Alternative School Site Traffic analysis shows
120 trips. This trip count seems low given the capacity of the school
facility will be built to accommodate a maximum capacity of 750 students
during initial construction, and as has been the pattern with other sites,
will have additional capacity added as needed. In addition, the District
does not provide busing; therefore, parent drop-off/pick-up is the
children's main source of transportation.
Don Neu
Villages of La Costa Master Plan MP 98-01
JuneS, 2001
Page 3
• The east property line of Neighborhood 1.7 is a common school
district boundary. Carlsbad Unified does not anticipate children/students
from the east side of Neighborhood 1.7; therefore, almost all traffic to the
school will be from the west of Neighborhood 1.7. There seems to be no
traffic control devices on eastbound Poinsettia allowing parents to make a
left turn and cross morning peak hour westbound traffic into the south part
of Neighborhood 1.7. This should be accommodated.
• The District has had to address, along with the City, safety/traffic
issues at several of the school sites. The circumstances at Aviara Drive
and Ambrosia Lane is an example. It would be difficult to imagine no
traffic signal at that intersection given the significant amount of school
traffic turning north on Ambrosia Lane from eastbound Aviara Drive. The
District's position is more from a safety issue and not so much a technical
analysis of what may warrant a traffic control device.
Thank you for the opportunity to comment on MP 98-01.
Sincerely,
CARLSBAD UNIFIED SCHOOL DISTRICT
Gaylen Freeman
Assistant Superintendent, Business Services
GF/jc