HomeMy WebLinkAbout2017-01-10; City Council; Resolution 2017-010RESOLUTION NO. 2017-010
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD,
CALIFORNIA, APPROVING A TENTATIVE TRACT MAP AND PLANNED
DEVELOPMENT PERMIT FOR 56 SINGLE-FAMILY HOMES WITHIN PLANNING
AREA R-4 OF THE QUARRY CREEK MASTER PLAN, LOCATED ON THE NORTH
SIDE OF MARRON ROAD AND ADJACENT TO THE WESTERN TERMINUS OF
ADOBE SPRINGS ROAD, IN LOCAL FACILITIES MANAGEMENT ZONE 25.
CASE NAME: QUARRY CREEK PA R-4 (WEST)
CASE NO.: MP 10-01(B)/CT 16-05/PUD 16-06
EXHIBIT 1
WHEREAS, the City Council of the City of Carlsbad, California has determined that pursuant to
the provisions of the Municipal Code, the Planning Commission did, on November 16, 2016, hold a duly
noticed public hearing as prescribed by law to consider Tentative Tract Map CT 16-05 and Planned
Development Permit No. PUD 16-06, as referenced in Planning Commission Resolution No. 7209; and
the Planning Commission adopted Planning Commission Resolution No. 7209 recommending to the
City Council that it be approved; and
WHEREAS the City Council ofthe City of Carlsbad, held a duly noticed public hearing to consider
said Tentative Tract Map and Planned Development Permit; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if
any, of all persons desiring to be heard, the City Council considered all factors relating to the Tentative
Tract Map and Planned Development Permit.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Carlsbad, California, as
follows:
1. That the above recitations are true and correct.
2. That the recommendation of the Planning Commission for the approval of a Tentative
Tract Map CT 16-05 and Planned Development Permit No. PUD 16-06, is approved, and that the findings
and conditions of the Planning Commission contained in Planning Commission Resolution No. 7209 on
file with the City Clerk and incorporated herein by reference, are the findings and conditions ofthe City
Council.
3. That the City Council has determined that:
A. The project is a subsequent activity of the Quarry Creek Master Plan (MP 10-01}
for which a program EIR (EIR 11-02} was prepared, and a notice for the activity has
been given, which includes statements that this activity is within the scope of the
Item #12 January 10, 2017 Page 5 of 115
EXHIBIT 1
program approved earlier, and that the program EIR adequately describes the
activity for the purposes of CEQA) [15168(c)(2) and (e)];
B. This project is consistent with the Quarry Creek Master Plan cited above;
C. The Quarry Creek Master Plan EIR 11-02 was certified in connection with the prior
project or plan;
D. The project has no new significant environmental effect not analyzed as significant
in the prior EIR;
E. None of the circumstances requiring a Subsequent EIR or a Supplemental EIR
under CEQA Guidelines Sections 15162 or 15163 exist; and
F. City Council finds that all feasible mitigation measures identified in the Quarry
Creek Master Plan EIR 11-02, which are appropriate to this Subsequent Project
have been incorporated into this Subsequent Project.
4. This action is final the date this resolution is adopted by the City Council. The Provisions
of Chapter 1.16 ofthe Carlsbad Municipal Code, "Time Limits for Judicial Review" shall apply:
PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City of
Carlsbad on the lOth day of January, 2017, by the following vote, to wit:
AYES:
NOES:
ABSENT:
M. Hall, K. Blackburn, M. Schumacher, M. Packard.
C. Schumacher.
None.
(SEAL)
Item #12 January 10, 2017 Page 6 of 115
Exhibit 3
SITE MAP
• N
NOT TO SCALE
Quarry Creek PA R-4(WEST)
MP 10-01 (8) I CT 16-05 I PUD 16-06
Item #12 January 10, 2017 Page 7 of 115
Exhibit 4
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PLANNING COMMISSION RESOLUTION NO. 7209
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A MASTER
PLAN AMENDMENT, TENTATIVE TRACT MAP AND PLANNED
DEVELOPMENT PERMIT FOR 56 SINGLE-FAMILY HOMES ON INDIVIDUAL
LOTS WITHIN PLANNING AREA R-4 OF THE QUARRY CREEK MASTER PLAN,
LOCATED ON THE NORTH SIDE OF MARRON ROAD AND ADJACENT TO
THE WESTERN TERMINUS OF ADOBE SPRINGS ROAD IN LOCAL FACILITIES
MANAGEMENT ZONE 25.
CASE NAME: QUARRY CREEK-PA R-4 (WEST)
CASE NO.: MP 10-0l(B)/CT 16-05/PUD 16-06
WHEREAS, Presidio Cornerstone QC, LLC, "Developer/Owner," has filed a verified
application with the City of Carlsbad described as:
Portion of Lot 4 of Carlsbad Tract Map CT 11-04, in the City of Carlsbad,
County of San Diego, State of California, according to map thereof no.
16038, filed in the Office of the County Recorder of San Diego, on July
10, 2015
nhe Property"); and
WHEREAS, said verified cipplication constitutes a request for a Master Plan Amendment,
Tentative Tract Map and Planned Development Permit as shown on Exhibits "A-XX" dated November
16, 2016, on file in the Planning Division, MP 10-0l(B)/CT 16-05/PUD 16-06-QUARRY CREEK -PA R-4
(WEST) as provided by Chapter 21.38, Title 20 and Chapter 21.45 of the Carlsbad Municipal Code; and
WHEREAS, the Planning Commission did, on November 16, 2016, hold a duly noticed
public hearing as prescribed by law to consider said request; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of persons desiring to be heard, said Commission considered all factors relating to the
Master Plan Amendment, Tentative Tract Map and Planned Development Permit.
WHEREAS, on April 2, 2013, the City Council approved, MP 10-01, as described and
conditioned in City Council Ordinance No. NS-209.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of
Carlsbad as follows:
A) That the foregoing recitations are true and correct.
Item #12 January 10, 2017 Page 8 of 115
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B) That based on the evidence presented at the public hearing, the Planning Commission
RECOMMENDS APPROVAL of MP 10-01(8)/CT 15-09/PUD 16-06 -QUARRY CREEK -PA
R-4 (WEST), based on the following findings and subject to the following conditions:
Findings:
Master Plan Amendment, MP 10-01(8)
1.
2.
3.
4.
5.
6.
The proposed project implements the goals and objectives of the General Plan in that the Quarry
Creek Master Plan when first adopted was found to comply with all applicable General Plan
Goals, Objectives, and Policies, including Land Use. The proposal to allow for detached single-
family homes on fee simple lots within Planning Area R-4 is a new use that was not originally
envisioned; however, the proposal does not change the master plan densities or change the
boundaries of the subject property. Specifically, the minimum required density of 12 dwelling
units per acre in PA R-4 will be achieved. The project is consistent with the Master Plan, as
amended, and therefore is also in compliance with the General Plan.
That all necessary public facilities can be provided concurrent with need and adequate provisions
have been provided to implement those portions of the Capital Improvement Program applicable
to the subject property, in that the Master Plan includes an analysis of the public facilities
needed to support the proposed development, consistent with those contained in the Local
Facilities Management Plan for Zone 25 which the project must implement concurrent with
development in order to comply with City standards and ordinances including Growth
Management.
That the residential and open space portions of the Quarry Creek Master Plan will constitute an
environment of sustained desirability and stability, and that they will be in harmony with or
provide compatible variety to the character of the surrounding area, and that the sites proposed
for public facilities, such as playgrounds, and parks, are adequate to serve the anticipated Quarry
Creek population and appear acceptable to the public authorities having jurisdiction thereof, in
that the residential segments of the Master Plan include a wide variety of housing types that
range from lower-income attached units to 3,100-square-foot single-family lots; over 40% of
the Master Plan is designated for active recreation, passive recreation, and open space
preservation; and the Master Plan vision is to create a neighborhood that embodies the
"Ahwahnee Principles" for the development of "livable communities."
That the streets and thoroughfares proposed are suitable and adequate to carry the anticipated
traffic thereon, in that the Master Plan includes various street improvements necessary for the
development, as well as portions of Circulation Element roadways identified in the General
Plan.
That the area surrounding the proposed Master Plan area is or can be planned and zoned in
coordination and substantial compatibility with the Master Plan area, in that the proposed 56
single-family units on fee title lots maintain compatibility with surrounding single-family and
multi-family developments and zoning designations.
That the density of Planning Areas R-4 does not change and continues to meet the density of
residential housing mandated by the Quarry Creek Master Plan which is a minimum of 12
dwelling units per acre.
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Tentative Tract Map, CT 16-05
7.
8.
9.
10.
11.
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13.
14.
That the proposed map and the proposed design and improvement of the subdivision as
conditioned, is consistent with and satisfies all requirements of the General Plan, any applicable
specific plans, Titles 20 and 21 ofthe Carlsbad Municipal Code and the State Subdivision Map Act,
and will not cause serious public health problems, in that as discussed in the project staff report,
the project is consistent with the Quarry Creek Master Plan, MP 10-01(8), as amended. The
proposal for 56 single-family units on fee simple lots is consistent with the goals, objectives and
policies of the city's General Plan; Title 20, including the Subdivision Map Act; and Title 21,
including the Planned Development Ordinance, as applicable.
That the proposed project is compatible with the surrounding future land uses as the single family
homes implement the Quarry Creek Master Plan, as amended. This includes the preservation
of open space to the north and west of the site, the development of a community recreational
facility to the east, and a community facilities site to the southeast and west.
That the site is physically suitable for the type and density of the development since the site is
adequate in size and shape to accommodate residential development at the density proposed, in
that all required minimum development standards and design criteria required by the
applicable zoning ordinance and the Quarry Creek Master Plan (MP 10-01(8)) are incorporated
into the project, including compliance with a minimum density of 12 dwelling units per acre for
Planning Area R-4.
That the design of the subdivision or the type of improvements will not conflict with easements
of record or easements established by court judgment, or acquired by the public at large, for
access through or use of property within the proposed subdivision, in that the project has been
designed and conditioned such that there are no conflicts with established easements.
That the property is not subject to a contract entered into pursuant to the Land Conservation Act
of 1965 (Williamson Act).
That the design of the subdivision provides, to the extent feasible, for future passive or natural
heating or cooling opportunities in the subdivision, in that the proposed single-family residential
units have a north, south, east and west orientation thereby allowing for passive or natural
solar heating and cooling opportunities.
That the Planning Commission has considered, in connection with the housing proposed by this
subdivision, the housing needs of the region, and balanced those housing needs against the public
service needs of the city and available fiscal and environmental resources.
That the design of the subdivision and improvements are not likely to cause substantial
environmental damage nor substantially and avoidably injure fish and wildlife or their habitat, in
that the proposed development is located on a previously graded site. The biological mitigation
measures associated with the Quarry Creek Master Plan have been implemented and
integrated into the project and no additional mitigation is required.
15. That the discharge of waste from the subdivision will not result in violation of existing California
Regional Water Quality Control Board requirements, in that the project has been designed in
accordance with the Best Management Practices for water quality protection in accordance
with the city's sewer and drainage standards and the project is conditioned to comply with the
National Pollutant Discharge Elimination System (NPDES) requirements.
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16. That the street systems serving the proposed use is adequate to properly handle all traffic
generated by the proposed use, in that the existing streets can accommodate the estimated
increase of 112 ADTs, as analyzed in the Quarry Creek Master Plan, and all required public right-
of-way has been or will be dedicated and has been or will be improved to serve the
development. In addition, the traffic mitigation measures associated with the implementation
of the Quarry Creek Master Plan are required to be satisfied prior to issuance of building
permits.
Planned Development Permit, PUD 16-06
17.
18.
19.
The proposed project will not be detrimental to existing uses, or to uses specifically permitted in
the area in which the proposed use is to be located, and will not adversely impact the site,
surroundings, or traffic, in that the project is proposing a detached single-family product which
diversifies the type of housing offered within the Quarry Creek Master Plan while still achieving
an overall minimum density of 12 dwelling units per acre for Planning Area R-4. Ultimately, a
community recreation center will be developed to the east and a community facility such as a
daycare or a church, are envisioned to be developed on the Community Facilities sites to the
southeast. Finally, the increase in project generated traffic (112 ADTs) can be accommodated
on the surrounding streets and has been previously analyzed pursuant to the Environmental
Impact Report which was prepared for the Quarry Creek Master Plan (EIR 11-02) and certified
by the City Council on April 2, 2013.
The project will not adversely affect the public health, safety, or general welfare, in that the
project has been designed to comply with all applicable development standards to ensure
compatibility with surrounding residential, open space and community facility uses.
The project's design, including architecture, streets, and site layout: a) contributes to the
community's overall aesthetic quality, b) includes the use of harmonious materials and colors,
and the appropriate use of landscaping, and c) achieves continuity among all elements of the
project, in that the project's proposed architecture consists of a variety of roof planes, three
different styles, Spanish Mediterranean, Tuscan, and Craftsman, and a total of nine (9) different
color schemes.
The Spanish Mediterranean architectural style incorporates a concrete "S" tile roof, plaster
corbels, decorative metal grilles, vent tiles, fabric awnings, and plaster eaves and trim. The
Tuscan architectural style includes a concrete "S" tile roof, stone and brick veneer, wood
shutters, rafter tails and plaster corbels as well as decorative recesses. The Craftsman theme
includes a flat concrete tile roof, wood shutters, horizontal lap siding, board and batten siding,
plaster recesses, decorative corbels, wood knee braces, and wood guardrails. In addition, the
exterior color schemes for each design include complementary trim colors.
A cohesive landscape theme is proposed throughout the development and enhanced paving is
provided at the main driveways off of the public streets, as well as a few locations which are
internal to the site.
California Environmental Quality Act
20. The Planning Commission has determined that:
A. The project is a subsequent activity of the Quarry Creek Master Plan (MP 10-01) for which
a program EIR (EIR 11"02) was prepared, and a notice for the activity has been given,
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General
21.
which includes statements that this activity is within the scope of the program approved
earlier, and that the program EIR adequately describes the activity for the purposes of
CEQA) [15168(c)(2} and (e)];
B. This project is consistent with the Quarry Creek Master Plan cited above;
C.
D.
E.
F.
The Quarry Creek Master Plan EIR 11-02 was certified in connection with the prior project
or plan;
The project has no new significant environmental effect not analyzed as significant in the
prior EIR;
None of the circumstances requiring a Subsequent EIR or a Supplemental EIR under CEQA
Guidelines Sections 15162 or 15163 exist; and
Planning Commission finds that all feasible mitigation measures identified in the Quarry
Creek Master Plan EIR 11-02, which are appropriate to this Subsequent Project have been
incorporated into this Subsequent Project.
The Planning Commission finds that the project, as conditioned herein, is in conformance with
the Elements of the city's General Plan, based on the facts set forth in the staff report dated
November 16, 2016, including, but not limited to the following:
A.
B.
C.
D.
Land Use: Planning Area R-4 (WEST) of the Quarry Creek Master Plan has a General Plan
Land Use designation of Residential, 8-15 dwelling units per acre (R-15). The proposal
to subdivide the existing property for the construction of 56 single-family units has a
density of 9.7 du/ac. When combined with the density of R-4 (EAST), 13.2 du/ac, the
overall development of PA R-4 complies with the required minimum density of 12 du/ac
pursuant to the Quarry Creek Master Plan.
Housing: The proposed project is consistent with the Housing Element of the General
Plan and the city's lnclusionary Housing Ordinance in that the requisite inclusionary
housing will be provided in Planning Area R-1 of the Quarry Creek Master Plan.
Public Safety: The project is located within a five minute response time of Fire Station
No. 3 and has been designed to comply with the fire code, including provisions for an
automatic sprinkler system within each condominium unit.
Open Space & Conservation: The project will not have any environmental impacts on
the previously-graded site which is void of sensitive habitat. In order to control the
storm water runoff and protect water quality, the project has been conditioned to
conform to all NPDES requirements and is designed to include Low Impact Design (LID)
elements.
E. Noise: Noise walls are not required since the existing and future noise levels are
projected to be 60 dBA CNEL or less. Pursuant to the mitigation measures of the Quarry
Creek Master Plan, prior to issuance of the building permit, a registered acoustician
shall verify that the project complies with the interior noise standard of 45 dBA CNEL or
less.
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F. Circulation: Two vehicular access points to the project site are proposed off of Marron
Road to the south and one vehicular access point is proposed off Adobe Springs Road
which borders the site to the east. In addition, a number of private drive aisles are
provided throughout the site and each unit includes a private driveway.
The project is consistent with the City-Wide Facilities and Improvements Plan, the Local Facilities
Management Plan for Zone 25 and all city public policies and ordinances. The project includes
elements or has been conditioned to construct or provide funding to ensure that all facilities and
improvements regarding: sewer collection and treatment; water; drainage; circulation; fire;
schools; parks and other recreational facilities; libraries; government administrative facilities; and
open space, related to the project will be installed to serve new development prior to or
concurrent with need. Specifically,
A.
B.
C.
D.
The project has been conditioned to provide proof from the Carlsbad Unified School
District that the project has satisfied its obligation for school facilities.
Park-in-lieu fees are required by Carlsbad Municipal Code Chapter 20.44, and will be
collected prior to issuance of building permit.
The Public Facility fee is required to be paid by Council Policy No. 17 and will be collected
prior to the issuance of building permit.
The Local Facilities Management fee for Zone 25 is required by Carlsbad Municipal Code
Section 21.90.050 and will be collected prior to issuance of building permit.
That the project is consistent with the city's Landscape Manual and Water Efficient Landscape
Ordinance (Carlsbad Municipal Code Chapter 18.50).
The Planning Commission has reviewed each of the exactions imposed on the Developer
contained in this resolution, and hereby finds, in this case, that the exactions are imposed to
mitigate impacts caused by or reasonably related to the project, and the extent and the degree
of the exaction is in rough proportionality to the impact caused by the project.
Conditions:
20 Note: Unless otherwise specified herein, all conditions shall be satisfied prior to the issuance of a
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1.
grading permit, building permit or recordation of the final map, whichever occurs first.
If any of the following conditions fail to occur, or if they are, by their terms, to be implemented
and maintained over time, if any of such conditions fail to be so implemented and maintained
according to their terms, the city shall have the right to revoke or modify all approvals herein
granted; deny or further condition issuance of all future building permits; deny, revoke, or further
condition all certificates of occupancy issued under the authority of approvals herein granted;
record a notice of violation on the property title; institute and prosecute litigation to compel their
compliance with said conditions or seek damages for their violation. No vested rights are gained
by Developer or a successor in interest by the city's approval of this Master Plan Amendment,
Tentative Tract Map and Planned Development Permit.
2. Staff is authorized and directed to make, or require the Developer to make, all corrections and
modifications to the Master Plan Amendment, Tentative Tract Map and Planned Development
Permit documents, as necessary to make them internally consistent and in conformity with the
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final action on the project. Development shall occur substantially as shown on the approved
Exhibits. Any proposed development, different from this approval, shall require an amendment
to this approval.
Prior to recordation of the final map or issuance of any permits for the project, the applicant
shall submit to the City Planner a digital copy and camera-ready master copy of the QUARRY
CREEK MASTER PLAN -MP 10-01(8) and 10 bound hard copies.
Developer shall comply with all applicable provisions of federal, state, and local laws and
regulations in effect at the time of building permit issuance.
If any condition for construction of any public improvements or facilities, or the payment of any
fees in-lieu thereof, imposed by this approval or imposed by law on this Project are challenged,
this approval shall be suspended as provided in Government Code Section 66020. If any such
condition is determined to be invalid, this approval shall be invalid unless the City Council
determines that the project without the condition complies with all requirements of law.
Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold
harmless the City of Carlsbad, its Council members, officers, employees, agents, and
representatives, from and against any and all liabilities, losses, damages, demands, claims and
costs, including court costs and attorney's fees incurred by the city arising, directly or indirectly,
from (a) city's approval and issuance of this Master Plan Amendment, Tentative Tract Map and
Planned Development Permit, (b) city's approval or issuance of any permit or action, whether
discretionary or nondiscretionary, in connection with the use contemplated herein, and (c)
Developer/Operator's installation and operation of the facility permitted hereby, including
without limitation, any and all liabilities arising from the emission by the facility of
electromagnetic fields or other energy waves or emissions. This obligation survives until all legal
proceedings have been concluded and continues even if the city's approval is not validated.
Prior to submittal of the building plans, improvement plans, grading plans, orfinal map, whichever
occurs first, developer shall submit to the City Planner, a 24" x 36" copy of the (Tentative
Map/Planned Development Permit), conceptual grading plan and preliminary utility plan
reflecting the conditions approved by the final decision making body. The copy shall be submitted
to the City Planner, reviewed and, if found acceptable, signed by the city's project planner and
project engineer. If no changes were required, the approved exhibits shall fulfill this condition.
Prior to the issuance of a building permit, the Developer shall provide proof to the Building
Division from the Carlsbad Unified School District that this project has satisfied its obligation to
provide school facilities.
This project shall comply with all conditions and mitigation measures which are required as part
of the Zone 25 Local Facilities Management Plan and any amendments made to that Plan prior to
the issuance of building permits.
This approval shall become null and void if building permits are not issued for this project within
24 months from the date of project approval.
Building permits will not be issued for this project unless the local agency providing water and
sewer services to the project provides written certification to the city that adequate water service
and sewer facilities, respectively, are available to the project at the time of the application for the
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building permit, and that water and sewer capacity and facilities will continue to be available until
the time of occupancy. A note to this effect shall be placed on the Final Map.
Developer shall pay the citywide Public Facilities Fee imposed by City Council Policy No. 17, the
License Tax on new construction imposed by Carlsbad Municipal Code Section 5.09.030, and CFD
#1 special tax (if applicable}, subject to any credits authorized by Carlsbad Municipal Code Section
5.09.040. Developer shall also pay any applicable Local Facilities Management Plan fee for Zone
25, pursuant to Chapter 21.90. All such taxes/fees shall be paid at issuance of building permit. If
the taxes/fees are not paid, this approval will not be consistent with the General Plan and shall
become void.
Developer shall submit and obtain City Planner approval of a Final Landscape and Irrigation Plan
showing conformance with the approved Preliminary Landscape Plan and the city's Landscape
Manual. Developer shall construct and install all landscaping as shown on the approved Final
Plans, and maintain all landscaping in a healthy and thriving condition, free from weeds, trash,
and debris.
The first submittal of Final Landscape and Irrigation Plans shall be pursuant to the landscape plan
check process on file in the Planning Division and accompanied by the project's building,
improvement, and grading plans.
Developer shall submit to the city a Notice of Restriction executed by the owner of the real
property to be developed. Said notice is to be filed in the office of the County Recorder, subject
to the satisfaction of the City Planner, notifying all interested parties and successors in interest
that the City of Carlsbad has issued a Master Plan Amendment, Tentative Tract Map and Planned
Development Permit by Resolution No. 7209 on the property. Said Notice of Restriction shall
note the property description, location of the file containing complete project details and all
conditions of approval as well as any conditions or restrictions specified for inclusion in the Notice
of Restriction. The City Planner has the authority to execute and record an amendment to the
notice which modifies or terminates said notice upon a showing of good cause by the Developer
or successor in interest.
Developer shall establish a homeowner's association and corresponding covenants, conditions
and restrictions (CC&Rs}. Said CC&Rs shall be submitted to and approved by the City Planner prior
to final map approval. Prior to issuance of a building permit, the Developer shall provide the
Planning Division with a recorded copy of the official CC&Rs that have been approved by the
Department of Real Estate and the City Planner. At a minimum, the CC&Rs shall contain the
following provisions:
A.
B.
General Enforcement by the city: The city shall have the right, but not the obligation, to
enforce those Protective Covenants set forth in this Declaration in favor of, or in which
the city has an interest.
Notice and Amendment: A copy of any proposed amendment shall be provided to the
city in advance. If the proposed amendment affects the city, city shall have the right to
disapprove. A copy of the final approved amendment shall be transmitted to the city
within 30 days for the official record.
C. Failure of Association to Maintain Common Area Lots and Easements: In the event that
the Association fails to maintain the "Common Area Lots and/or the Association's
Easements" as provided in Article Section the city shall
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have the right, but not the duty, to perform the necessary maintenance. If the city elects
to perform such maintenance, the city shall give written notice to the Association, with a
copy thereof to the Owners in the Project, setting forth with particularity the
maintenance which the city finds to be required and requesting the same be carried out
by the Association within a period of thirty {30) days from the giving of such notice. In
the event that the Association fails to carry out such maintenance of the Common Area
Lots and/or Association's Easements within the period specified by the city's notice, the
city shall be entitled to cause such work to be completed and shall be entitled to
reimbursement with respect thereto from the Owners as provided herein.
D. Special Assessments Levied by the city: In the event the city has performed the necessary
maintenance to either Common Area Lots and/or Association's Easements, the city shall
submit a written invoice to the Association for all costs incurred by the city to perform
such maintenance of the Common Area Lots and or Association's Easements. The city
shall provide a copy of such invoice to each Owner in the Project, together with a
statement that if the Association fails to pay such invoice in full within the time specified,
the city will pursue collection against the Owners in the Project pursuant to the provisions
of this Section. Said invoice shall be due and payable by the Association within twenty
{20) days of receipt by the Association. If the Association shall fail to pay such invoice in
full within the period specified, payment shall be deemed delinquent and shall be subject
to a late charge in an amount equal to six percent {6%) of the amount of the invoice.
Thereafter the city may pursue collection from the Association by means of any remedies
available at law or in equity. Without limiting the generality of the foregoing, in addition
to all other rights and remedies available to the city, the city may levy a special assessment
against the Owners of each Lot in the Project for an equal pro rata share of the invoice,
plus the late charge. Such special assessment shall constitute a charge on the land and
shall be a continuing lien upon each Lot against which the special assessment is levied.
Each Owner in the Project hereby vests the city with the right and power to levy such
special assessment, to impose a lien upon their respective Lot and to bring all legal actions
and/or to pursue lien foreclosure procedures against any Owner and his/her respective
Lot for purposes of collecting such special assessment in accordance with the procedures
set forth in Article of this Declaration.
E. Landscape Maintenance Responsibilities: The HOAs and individual lot or unit owner
landscape maintenance responsibilities shall be as set forth in Exhibit ___ _
F. Rooftop Decks and Balconies: Rooftop decks and balconies must be kept in a state of
cleanliness and repair at all times. No visible storage or unsightly personal property is
permitted and no furniture is permitted that is not intended for outdoor use. No personal
property shall extend above the parapet or railing of decks or balconies, including potted
plants or hanging plants. An umbrella that is in good maintained condition is acceptable.
Outdoor patio and barbecue equipment must be maintained. No wood burning smokers,
fire pit, tiki torches, or chimineas are allowed. No awnings, trellises, patio covers, pop-up
shades, tarps, window coverings, screening or other equipment shall be installed on
rooftop decks or balconies or exterior buildings with the exception of solar energy rooftop
panels.
This project is being approved as a tentative tract map for residential ownership purposes. If any
of the units in the project are rented, the minimum time increment for such rental shall be not
less than 31 days. The CC&Rs for the project shall include this requirement.
PC RESO NO. 7209 -9-Item #12 January 10, 2017 Page 16 of 115
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Prior to issuance of the building permit, the Developer shall submit and obtain City Planner
approval of an exterior lighting plan for the development.
The project shall comply with all applicable mitigation measures of the Mitigation, Monitoring,
and Reporting Program for Environmental Impact Report EIR 11-02 of the Quarry Creek Master
Plan.
Engineering:
NOTE: Unless specifically stated in the condition, all of the following conditions, upon the approval of
this proposed subdivision must be met prior to approval of a final map, building or grading permit
whichever occurs first.
General
20.
21.
22.
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24.
Prior to hauling dirt or construction materials to or from any proposed construction site within
this project, developer shall apply for and obtain approval from, the city engineer for the proposed
haul route.
This project is approved upon the express condition that building permits will not be issued for
the development of the subject property, unless the district engineer has determined that
adequate water and sewer facilities are available at the time of permit issuance and will continue
to be available until time of occupancy.
Developer shall submit to the city engineer an acceptable instrument, via CC&R's and/or other
recorded document, addressing the maintenance, repair, and replacement of shared private
improvements within this subdivision, including but not limited to private driveways/streets,
utilities, street trees, sidewalks, landscaping, street lighting, enhanced paving, water quality
treatment measures, low impact development features, storm drain facilities, etc. located therein
and to distribute the costs of such maintenance in an equitable manner among the owners of the
properties within this subdivision.
Developer shall prepare, submit and process for city engineer approval a final map to subdivide
this project. There shall be one Final Map recorded for this project. Developer shall pay the city
standard map review plan check fees.
Developer shall install sight distance corridors at all street intersections and driveways in
accordance with City Engineering Standards. The property owner shall maintain this condition.
22 Fees/ Agreements
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25.
26.
Developer shall cause property owner to execute and submit to the city engineer for recordation,
the city's standard form Geologic Failure Hold Harmless Agreement.
Developer shall cause property owner to execute and submit to the city engineer for recordation
the city's standard form Drainage Hold Harmless Agreement.
Grading
27. Based upon a review of the proposed grading and the grading quantities shown on the tentative
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map, a grading permit for this project is required. Developer shall prepare and submit plans and
technical studies/reports for city engineer review, post security and pay all applicable grading plan
review and permit fees per the city's latest fee schedule.
Supplemental grading plans are required for precise grading associated with this project.
Developer shall prepare, and submit for approval, grading plans for the precise grading as shown
on the tentative final map all subject to city engineer approval.
Developer shall comply with the city's stormwater regulations, latest version, and shall implement
best management practices at all times. Best management practices include but are not limited
to pollution control practices or devices, erosion control to prevent silt runoff during construction,
general housekeeping practices, pollution prevention and educational practices, maintenance
procedures, and other management practices or devices to prevent or reduce the discharge of
pollutants to stormwater, receiving water or stormwater conveyance system to the maximum
extent practicable. Developer shall notify prospective owners and tenants of the above
requirements.
Prior to the issuance of a grading permit, developer shall submit to the city engineer receipt of a
Notice of Intent from the State Water Resources Control Board.
Prior to the issuance of grading permit or building permit, whichever occurs first, developer shall
submit for city approval a Tier 3 Storm Water Pollution Prevention Plan (TIER 3 SWPPP). The TIER
3 SWPPP shall comply with current requirements and provisions established by the San Diego
Regional Water Quality Control Board and City of Carlsbad Requirements. The TIER 3 SWPPP shall
identify and incorporate measures to reduce storm water pollutant runoff during construction of
the project to the maximum extent practicable. Developer shall pay all applicable SWPPP plan
review and inspection fees per the city's latest fee schedule.
Developer shall prepare and submit an updated Storm Water Management Plan (SWMP), subject
to city engineer approval, to demonstrate that the design of this project is consistent with the
design assumptions in the previously approved Quarry Creek Master SWMP and that no design
changes are necessary to the existing bioretention BMPs per approved rough grading plan, DWG
484-5A. In addition, the developer shall use low impact development (site design) approaches to
ensure that runoff from impervious areas (roofs, pavement, etc.) are drained through landscaped
(pervious) areas prior to discharge. Developer shall pay all applicable SWMP plan review and
inspection fees per the city's latest fee schedule.
Developer is responsible to ensure that all final design plans (grading plans, improvement plans,
landscape plans, building plans, etc.) incorporate all source control, site design, treatment control
BMP, applicable hydromodification measures, and Low Impact Design (LID) facilities.
23 Dedications/Improvements
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34. Developer shall cause owner to dedicate to the city Marron Road Cul-de-Sac for the Public Street
& Public Utility purposes as shown on the tentative map. The offer shall be made by a certificate
on the final map. All land so offered shall be free and clear of all liens and encumbrances and
without cost to the city. The portion of Marron Road that is already public is not required to be
rededicated. Additional easements may be required at final design to the satisfaction of the city
engineer.
35. Developer shall cause owner to vacate a portion of Marron Road Cul-de-sac as shown on the
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tentative map to the satisfaction of the city engineer.
Developer shall cause owner to dedicate to the city a public utility and access easement over
Private Driveways "M", "N" and "O" as shown on the tentative map to the satisfaction of the
city engineer. The offer shall be made by a certificate on the final map. All land so offered shall
be free and clear of all liens and encumbrances and without cost to the city. Additional easements
may be required at final design to the satisfaction of the city engineer.
Developer shall cause owner to dedicate to the city, a public access easement over Private
Driveways "M", "N" and "O" as shown on the tentative map to the satisfaction of the city
engineer. The offer shall be made by a certificate on the final map or separate recorded
document. All land so offered shall be free and clear of all liens and encumbrances and without
cost to the city. Additional easements may be required at final design to the satisfaction of the
city engineer.
Developer shall design all proposed public improvements within Marron Road including but not
limited to street improvements, pedestrian ramps, driveways, sidewalks, water services/meters,
etc. as shown on the tentative map. These improvements shall be shown as construction revision
to an existing record public improvement drawing DWG 484-5, to the satisfaction of the city
engineer.
Developer shall pay plan check and inspection fees using improvement valuations in accordance
with the city's current fee schedule. Developer shall apply for and obtain a right-of-way permit
prior to performing work in the city right-of-way.
Developer shall design the Private Driveways "M", "N" and "O", as shown on the tentative map
to the satisfaction of the city engineer. The structural section of all private streets shall conform
to City of Carlsbad Standards based on R-value tests. All private streets shall be inspected by the
city. Developer shall pay the standard improvement plan check and inspection fees for private
streets.
Developer shall prepare and process public improvement plans and, prior to city engineer
approval of said plans, shall execute a city standard subdivision Improvement Agreement to install
and shall post security in accordance with C.M.C. Section 20.16.070 for public improvements
shown on the tentative map. Said improvements shall be installed to city standards to the
satisfaction of the city engineer. These improvements include, but are not limited to:
1)
2)
3)
Install 12" potable water line and appurtenances within a public utility and access
easement over Private Driveways "M" and "O". Install 8" potable water line and
appurtenances within a public utility and access easement over a portion of Private
Driveway "M" and Private Driveway "N."
Install 10" gravity sewer line and appurtenances within a public utility and access
easement over a portion of Private Driveways "M" and "O". Install 8" gravity sewer
line and appurtenances within a public utility and access easement over a portion of
Private Driveways "M" and "N."
Install 6" recycled water line and appurtenances within a public utility and access
easement over a portion of Private Driveways "M" and "O."
42. Developer shall design the private drainage systems, as shown on the tentative map to the
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satisfaction of the city engineer. All private drainage systems (12" diameter storm drain and
larger) shall be inspected by the city. Developer shall pay the standard improvement plan check
and inspection fees for private drainage systems.
Developer shall design the on-site fire services, as shown on the tentative map, to the satisfaction
of the Fire Marshal.
Developer shall pay plan check and inspection fees using improvement valuations in accordance
with the city's current fee schedule. Developer shall apply for and obtain a right-of-way permit
prior to performing work in the city right-of-way.
Prior to issuance of building permits, developer shall install private sewer main and private sewer
services to the satisfaction of the city engineer.
Non-Mapping Notes
46. Add the following notes to the final map as non-mapping data:
A.
B.
C.
Developer shall prepare and process public improvement plans and, prior to city engineer
approval of said plans, shall execute a city standard subdivision Improvement Agreement
to install and shall post security in accordance with C.M.C. Section 20.16.070 for public
improvements shown on the tentative map. Said improvements shall be installed to city
standards to the satisfaction of the city engineer. These improvements include, but are
not limited to:
1)
2)
3)
Install 12" potable water line and appurtenances within a public utility and
access easement over Private Driveways "M" and "O". Install 8" potable water
line and appurtenances within a public utility and access easement over a
portion of Private Driveways "M" and "N."
Install 10" gravity sewer line and appurtenances within a public utility and
access easement over Private Driveways "M" and "O". Install 8" gravity sewer
line and appurtenances within a public utility and access easement over a
portion of Private Driveways "M" and "N."
Install 6" recycled water line and appurtenances within a public utility and
access easement over a portion of Private Driveways "M" and "O."
Building permits will not be issued for development of the subject property unless the
appropriate agency determines that sewer and water facilities are available.
No structure, fence, wall, tree, shrub, sign, or other object may be placed or permitted to
encroach within the area identified as a sight distance corridor as defined by City of
Carlsbad Engineering Standards or line-of-sight per Caltrans standards.
D. The owner of this property on behalf of itself and all of its successors in interest has
agreed to hold harmless and indemnify the City of Carlsbad from any action that may
arise through any diversion of waters, the alteration of the normal flow of surface waters
or drainage, or the concentration of surface waters or drainage from the drainage system
or other improvements identified in the city approved development plans; or by the
design, construction or maintenance of the drainage system or other improvements
PC RESO NO. 7209 -13-Item #12 January 10, 2017 Page 20 of 115
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Utilities
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E.
identified in the city approved development plans.
The owner of this property on behalf of itself and all of its successors in interest has
agreed to hold harmless and indemnify the City of Carlsbad from any action that may
arise through any geological failure, ground water seepage or land subsidence and
subsequent damage that may occur on, or adjacent to, this subdivision due to its
construction, operation or maintenance.
Developer shall meet with the fire marshal to determine if fire protection measures (fire flows,
fire hydrant locations, building sprinklers) are required to serve the project. Fire hydrants, if
proposed, shall be considered public improvements and shall be served by public water mains to
the satisfaction of the district engineer.
Prior to issuance of building permits, developer shall pay all fees, deposits, and charges for
connection to public facilities.
The developer shall install sewer laterals and clean-outs at locations approved by the city
engineer. The locations of sewer laterals shall be reflected on private improvement plans.
The developer shall design landscape and irrigation plans utilizing recycled water as a source and
prepare and submit a colored recycled water use map to the Planning Department for processing
and approval by the district engineer.
The developer shall design and agree to construct public water, sewer, and recycled water
facilities substantially as shown on the tentative map to the satisfaction of the district engineer
and city engineer.
Code Reminders:
The project is subject to all applicable provisions of local ordinances, including but not limited to the
following:
52.
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Developer shall pay park-in-lieu fees to the city, prior to the approval of the final map as required
by Chapter 20.44 of the Carlsbad Municipal Code.
Prior to the issuance of a building permit, Developer shall pay a Public Facility fee as required by
Council Policy No. 17.
Developer shall pay a landscape plan check and inspection fee as required by Section 20.08.050
of the Carlsbad Municipal Code.
Developer shall pay planned local area drainage fees in accordance with Section 15.08.020 of the
City of Carlsbad Municipal Code to the satisfaction of the City Engineer.
Developer shall pay traffic impact and sewer impact fees based on Section 18.42 and Section
13.10 of the City of Carlsbad Municipal Code, respectively. The Average Daily Trips (ADT) and
floor area contained in the staff report and shown on the site plan are for planning purposes only.
PC RESO NO. 7209 -14-Item #12 January 10, 2017 Page 21 of 115
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This tentative map shall expire two years from the date on which the Planning Commission voted
to approve this application.
Premise identification (addresses) shall be provided consistent with Carlsbad Municipal Code
Section 18.04.320.
Any signs proposed for this development shall at a minimum be designed in conformance with
the city's Sign Ordinance and shall require review and approval of the City Planner prior to
installation of such signs.
Approval of this request shall not excuse compliance with all applicable sections of the Zoning
Ordinance and all other applicable city ordinances in effect at time of building permit issuance,
except as otherwise specifically provided herein.
9 NOTICE
10 Please take NOTICE that approval of your project includes the "imposition" of fees, dedications,
reservations, or other exactions hereafter collectively referred to for convenience as "fees/exactions."
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You have 90 days from date of approval to protest imposition of these fees/exactions. If you protest
them, you must follow the protest procedure set forth in Government Code Section 66020{a), and file the
protest and any other required information with the City Manager for processing in accordance with
Carlsbad Municipal Code Section 3.32.030. Failure to timely follow that procedure will bar any subsequent
legal action to attack, review, set aside, void, or annul their imposition.
You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT
APPLY to water and sewer connection fees and capacity charges, nor planning, zoning, grading, or other
similar application processing or service fees in connection with this project; NOR DOES IT APPLY to any
fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the statute
of limitations has previously otherwise expired.
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PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission of
the City of Carlsbad, California, held on November 16, 2016, by the following vote, to wit:
AYES: Chairperson Anderson, Commissioners Black, Goyarts, L'Heureux,
Montgomery, Segall and Siekmann
NOES:
ABSENT:
ABSTAIN:
VELYN ANDERSON, Chairperson
CARLSBAD PLANNING COMMISSION
DON NEU
City Planner
PC RESO NO. 7209 -16-
I I I I
f i!
it. .
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I i I Item #12 January 10, 2017 Page 23 of 115
Exhibit 5
The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No. G)
P.C. AGENDA OF: November 16, 2016
Application complete date: October 18, 2016
Project Planner: Shannon Werneke
Project Engineer: Tecla Levy
SUBJECT: MP 10-0l(B)/CT 16-05/PUD 16-06 -QUARRY CREEK -PA R-4 (WEST) -Request for a
determination that the project is within the scope of the previously certified Quarry Creek
Master Plan EIR and that the EIR adequately describes the activity for the purposes of
CEQA; and a request for approval of a Master Plan Amendment, Tentative Tract Map and
Planned Development Permit for 56 single-family homes within Planning Area R-4 of the
Quarry Creek Master Plan, located on the north side of Marron Road and adjacent to the
western terminus of Adobe Springs Road, in Local Facilities Management Zone 25.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7209 RECOMMENDING
APPROVAL of a Master Plan Amendment (MP 10-0l(B}}, Tentative Tract Map (CT 16-05} and Planned
Development Permit (PUD 16-06} based on the findings and subject to the conditions therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The Quarry Creek Master Plan, which was last amended in May, 2014, establishes the permitted uses,
development standards, and design criteria for each planning area, as well as the development review
process for each project. A total of four (4} different residential planning areas exist within the Quarry
Creek Master Plan. The proposed project is located within Planning Area R-4 (PA R-4), the last residential
planning area to be developed. PA R-4 is located within the western portion of the Master Plan and will
be developed with 206 dwelling units. The planning area is required to be developed at an overall
minimum density of 12 dwelling units per acre.
As requested by the applicant, Cornerstone Communities, PA R-4 will be developed in two phases. The
first phase, PA R-4(EAST}, was approved by the Planning Commission on September 7, 2016 and included
the development of 150 two-story multi-family air-space condominiums designed as duplexes and
triplexes. The proposed project, Planning Area R-4 (WEST}, represents the second phase and includes the
development of 56 single-family homes on individual fee simple lots. Planning Area R-4 (WEST} is adjacent
to the western terminus of Adobe Springs Road, a new public road, to the east, and the future extension
of Marron Road to the south. Planning Area R-4 (WEST} is surrounded by permanent open space to the
north, south, and west. In addition, a public trail parallels the northern boundary of the site.
The current development standards in the Quarry Creek Master Plan for PA R-4 allow for multi-family
town homes, flats, or other attached or detached condominium or apartments. The Master Plan does not
currently allow detached single-family homes on individual lots. In order to allow for this product type on
lots with a minimum size of 3,100 square feet, the applicant is requesting an amendment to the Master
Plan. Additional minor changes and clean-up items are proposed, which are summarized in Section B
below, as well as Attachment 7 of the staff report.
Item #12 January 10, 2017 Page 24 of 115
MP 10-0l(B}/CT 16-05/PUD 16-06-QUARRY CREEK PA R-4 (WEST}
November 16, 2016
Pa e 2
In addition to the Master Plan (MP} Amendment, a Tentative Tract Map (CT} and Planned Development
Permit (PUD} are proposed to develop the western portion of PA R-4, a 5.96 gross acre site (5.77 net
acres}, with 56 two and three-story single-family homes on individual lots ranging in size from 3,120 to
4,876 square feet. To minimize the views from the property to the north, two-story homes are proposed
along the northern boundary of the site, as required pursuant to the Master Plan. The project has a
proposed density of 9.7 du/ac. When combined with the density of R-4 (EAST}, 13.2 du/ac, the overall
development of Planning Area R-4 complies with the required minimum density of 12 du/ac for PA R-4.
Access to the development is proposed to be provided by three private driveways off of two public roads,
Adobe Springs Road to the north and Marron Road to the south. Precise grading to develop the proposed
project includes 6,900 cubic yards of cut and 11,090 cubic yards of fill. The balance of earthwork, 4,190
cubic yards, will be exported to assist with the development of PA R-3 to the east.
A total of three architectural styles (Spanish Mediterranean, Tuscan, and Craftsman} and nine color
schemes (three per style} are proposed which will provide architectural interest and variety throughout
the community. Table 1 below provides a summary of the square footage and height of each of the unit
types.
TABLE 1-Single-Family Units
Plan Bedroom/ 1st Floor 2nd Floor 3rd Floor Total Living Roof Deck Garage Height
Type Bathroom SF SF SF Area SF SF SF
1A-C 3/2.5 790 1054 N/A 1,854 510 435 26'-4"-
26'-6"
1XA-C 4/3.5 790 1109 355 2254 291 435 34'-10"
2A-C 3/2.5 779 1192 N/A 1971 562 428 26'-6"-
28'-6"
2XA-C 4/3.5 779 1250 405 2434 336 428 34'-10"
3A-C 3/2.5 800 1187 N/A 1987 583 423 26'-6"-
26'-8"
3XA-C 4/3.5 800 1234 437 2471 351 423 34'-10"
The Spanish Mediterranean architectural style incorporates details and forms that are consistent with the
historic examples seen in southern California. The architectural vocabulary includes a concrete "S" tile
roof, plaster corbels, decorative metal grille, vent tiles, fabric awnings, and plaster eaves and trim. The
exterior color schemes include light integral plaster with complementary trim colors.
The Tuscan design incorporates details and forms that are consistent with some of the historic examples
found in the Tuscan farm houses in Italy. The details include a concrete "S" tile roof, stone and brick
veneer, wood shutters, rafter tails and plaster corbels as well as decorative recesses. The exterior color
schemes include earth tone integral plaster colors with complementary trim colors.
The Craftsman architectural style incorporates details and forms that are consistent with the historic
examples seen in southern California. The architectural details includes a flat concrete tile roof, wood
shutters, horizontal lap siding, board and batten siding, plaster recesses, decorative corbels, wood knee
braces, and wood guardrails and decks. The exterior color schemes are consistent with the architectural
style through the incorporation of earth tone plaster with complementary trim colors.
Item #12 January 10, 2017 Page 25 of 115
MP 10-0l(B}/CT 16-05/PUD 16-06 -QUARRY CREEK PA R-4 (WEST}
November 16, 2016
Pa e 3
As fee title lots are proposed, each lot includes a privately-owned and maintained rear yard with a
minimum setback of 12 feet from the rear property line. The rear yards range in size from 770 to 2,065
square feet. All of the units include roof decks which range in size from 291 to 583 square feet. In addition,
two passive recreation areas are proposed within the development. Parking is proposed to be provided
by a two-car garage. In addition, as a Planned Development is proposed for the private drive aisles, guest
parking is required for the development. A total of 10 guest parking stalls are provided internal to the site
(4 parallel and 6 head-in} and 6 spaces are provided in between the driveways of the single-loaded units
off Marron Road. Further, since driveways with a minimum depth of 20 feet are provided, guests may
park in the driveways of each unit. The allowance for guest parking on the north side of Marron Road
(only adjacent to the single-family units} is also included as part of the Master Plan Amendment.
Table 2 below includes the General Plan designation, zoning and current land uses of the project site as
approved in the Quarry Creek Master Plan and surrounding properties.
TABLE 2
Location General Plan Designation Zoning Current Land Use
Site R-15, Residential, 8-15 P-C Vacant
dwelling units per acre Planned Community
North OS, Open Space OS, Open Space Quarry Creek open space; includes
Buena Vista Creek
South OS, Open Space P-C Existing steep slopes and large
Planned Community open space area
R-15, Residential, 8-15 P-C Planning Areas R-4 (EAST} and PA
East dwelling units per acre Planned Community P-3, a future community
recreation building and pool
West OS, Open Space P-C Open space and future community
CF, Community Facilities Planned Community facilities use
Ill. ANALYSIS
The proposed project is subject to the following plans, ordinances, and standards as analyzed within the
following section of this staff report.
A. General Plan Land Use designation: Residential, 8-15 dwelling units per acre (R-15};
B. Quarry Creek Master Plan, MP 10-0l(B} and Planned Development Ordinance (CMC
Chapter 21.45};
C. lnclusionary Housing Ordinance (CMC Chapter 21.85};
D. Subdivision Ordinance (CMC Title 20}, and
E. Growth Management Ordinance (CMC Chapter 21.90} and Local Facilities Management
Plan Zone 25.
The recommendation of approval for this project was developed by analyzing the project's consistency
with the applicable policies and regulations above. The project's compliance with each of the above
regulations and policies is discussed in the sections below.
Item #12 January 10, 2017 Page 26 of 115
MP 10-0l(B)/CT 16-05/PUD 16-06 -QUARRY CREEK PA R-4 (WEST)
November 16, 2016
Pa e4
A. General Plan
Planning Area (PA) R-4 of the Quarry Creek Master Plan has a General Plan Land Use designation of
Residential, 8 to 15 dwelling units per acre (R-15). The proposal to subdivide the existing property for the
construction of 56 single-family units has a density of 9.7 du/ac. When combined with the density of R-4
(EAST), 13.2 du/ac, the overall development of PA R-4 complies with the required minimum density of 12
du/ac pursuant to the Quarry Creek Master Plan.
As the development of Planning Area R-4 (WEST) with detached single-family homes on fee simple lots
involves a use which is not clearly allowed in the Quarry Creek Master Plan, the proposed project requires
an amendment to the Master Plan. With the addition of the new use, the project remains consistent with
the goals, objectives and policies of the city's General Plan.
B. Quarry Creek Master Plan, MP 10-0l(B), and Planned Development Ordinance (CMC Chapter 21.45)
The Quarry Creek Master Plan is a regulatory land use document which defines the allowable type and
intensity of land uses within each Planning Area and provides detailed development and design standards,
as well as a method by which the Master Plan will be implemented. The framework for the Master Plan
rests in the vision to develop a sustainable community which is both protective of the natural environment
and history of the site, and is also aesthetically pleasing, with an appropriate balance of open space,
residential and public land uses.
The project site is located within Planning Area R-4 of the Quarry Creek Master Plan. As the proposed
projects includes the addition of a use (i.e., detached single-family homes) that was not originally
envisioned within PA R-4, a Major Master Plan Amendment is required. The Amendment shall be
approved through a public hearing before the Planning Commission and City Council pursuant to Chapter
21.38.120 of the Carlsbad Municipal Code.
Table 3 below summarizes the scope of the changes, as well as the location of the changes within the
Quarry Creek Master Plan. The Master Plan Amendment is included as Exhibit "MP 10-0l(B)" and
attached to Planning Commission Resolution No. 7209.
TABLE 3
Subject of MP Modification Chapter 3 Chapter4 Chapter 6 Chapters
1. Clearly allow single-family detached P. 111-5 P. IV-19
product within PA R-4. P. IV-20
2. Provide development standards for single-P. IV-21
family detached product where varies
from Planned Development Ordinance.
3. Allow on-street (and private drive) credit P. IV-21 P. Vl-26
for visitor parking. Allow on-street visitor
parking on Street 'E' westbound (i.e., on
the north side in front of single-family
homes).
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4. Modify blanket reference to Council Policy
#44 regarding neighborhood architectural
guidelines.
5. Provide option to relocate El Saito Falls P. IV-6
public parking to corner of Haymar and PA P. IV-12
1 entry drive.
6. Single-family detached product added to P. IV-20
the Building Height section.
7. Add reference to an allowance for a P. IV-21
maximum two-foot encroachment for
architectural projections in the side yard
setback for the single-family detached
product.
8. Add flexibility for alternative architectural
styles as long as otherwise consistent with
development standards.
9. Correct typo for number of architectural
styles to eliminate conflict that both
Cottage and Craftsman are labeled as #1.
10. Allow street trees within private lots to
achieve average spacing requirement in
locations where driveways prevent street
trees within ROW.
11. Exempt Street E west of the PA R-4
easterly private drive entrance from
parallel parking prohibition.
12. Allow single-family driveways within the
10-foot landscape setback on the westerly
cul-de-sac portion of Street A.
13. Allow option of slump block with slurry
coat community walls.
14. Provide performance measurement to P. IV-29
ensure the completion and availability of
PA P-3 to the residents.
15. Revise fencing exhibits to be consistent
with approved landscape plans and
Preserve Management Plan.
16. Update Master Plan Amendment log.
P. Vl-6
P. Vl-10
P. Vl-10
P. Vl-12
P. Vl-16
P. Vl-21
P. Vl-29
P. Vl-29
P. Vl-40
P. Vl-41
P. Vl-42
P. Vlll-4
P. Vlll-5
With exception to the addition of the single-family detached product on individual lots, the above-noted
changes are considered minor in nature and would typically be processed as a Minor Amendment to a
Master Plan. The addition of a new use to Planning Area R-4 (WEST) is intended to enhance the diversity
of housing opportunities available within the community by providing a detached, single-family, market
rate housing product on fee simple lots. Pursuant to the Master Plan, the units in PA R-4 are ideally
situated in close proximity to the Quarry Creek Shopping Center, the Community Facilities site, as well as
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MP 10-0l(B)/CT 16-05/PUD 16-06-QUARRY CREEK PA R-4 (WEST)
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the community recreation area and other passive recreational and trail uses within the Quarry Creek
Master Plan. Pursuant to revised Section 4.1.4 of the Master Plan (Planning Area R-4), the detached single-
family units are required to comply with the Planned Development standards of the Zoning Ordinance
(CMC Chapter 21.45} with some exceptions, which are outlined in Tables 4 and 5 below. An analysis of
the project's compliance with the Planned Development Ordinance, as well as City Council Policy No. 66,
Livable Neighborhoods, is included as Attachments 4 and 5 of the staff report.
The following Tables 4, 5 and 6 demonstrate project compliance with the Development Standards, Special
Design Criteria for Planning Area R-4, as proposed to be amended, as well as the Architectural Design
Guidelines contained within the Quarry Creek Master Plan.
TABLE 4-PLANNING AREA R-4 DEVELOPMENT STANDARDS
Planning Area R-4 Minimum Required Provided
Standard
Driveway (project) Parkways/sidewalks are not required in Each unit includes an attached two-car
motor courts which provide access to garage which takes access off of a
garages. private drive aisle or off of Marron
Road, a public street. In addition,
sidewalks are provided throughout the
development.
Community A minimum of 200 square feet per unit of Reguired Community Rec. Area:
Recreation Space community recreation area shall be 200 SF x 56 (units)= 11,200 SF
provided.
At least 25% of the required community Onsite reguirement:
recreation requirement must be provided 0.25 x 30,000 SF= 2,800 SF
within Planning Area R-4. The balance
(75% of required area) shall be provided Offsite reguirement:
as active facilities within Planning Area P-0.75 x 30,000 SF= 8,400 SF
3, which is within convenient walking
distance for the residents of Planning Area Provided Community Rec. Area Onsite:
R-4. The overall aggregate community 15,815 SF
recreation space shall be provided as both
passive and active recreation facilities for Two adjacent common areas are
a variety of age groups (75% of the area proposed on-site which includes
allocated for active facilities at Planning decorative seat walls, a trellis, exercise
Area P-3 ). The portions of the recreation and open turf area.
area designed for passive and active uses
shall be counted towards the common Offsite:
recreation area requirements pursuant to Pursuant to the Quarry Creek Master
the Chapter 21.45. Plan, the community recreation facility
is required to be constructed
concurrently with the development of
the first residential planning area (PA
R-3). The Site Development Plan (SDP
15-20} for Planning Area P-3 was
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Building Height Two story homes required along the
northern boundary of site; 35 feet and
three stories with a minimum roof pitch of
3:12 for the remaining units.
Minimum Building An enhanced 10-foot fully-landscaped
Setbacks Public structural setback shall be provided from
Street the right-of-way on all public streets. No
(measured from direct unit driveway access onto Street 'A'
ROW line or curb (i.e., eastern portion of Marron Road) is
if private street) allowed.
Minimum Building Structures: 10 feet
Separation Garage: 30 feet between opposing garage
doors.
Resident Parking Two-car garage per unit.
Private Recreation Minimum 6 feet x 10 feet covered porches
Space or front or rear patios will be provided.
TABLE 5
approved by the Planning Commission
on March 16, 2016 and includes a
2,281 square foot recreation building,
swimming pool and surrounding pool
deck, lawn area for lawn games and
passive use, and small parking lot. The
development of the 1.3-acre site
satisfies the required common active
recreation demand for Planning Areas
R-3 and R-4. The building permit for
the facility is currently under city
review; anticipated issuance date is
late November, 2016. Construction
should be underway in December,
2016.
Two story homes ranging in height
from 26' -4" to 28' -6" are proposed
along the northern boundary of the
site. Three-story homes with a height
of 34'-10" and minimum 3:12 pitch are
proposed for the remaining single-
family units.
Minimum 10' landscaped structural
setback provided from Marron Road
and Adobe Springs Road; no direct
unit access is proposed off of (Street
'A') and Adobe Springs Road (Street
'D').
Structures: 10 feet
Garages: Minimum of 30 feet
between opposing garage doors on
private streets/drive aisles.
Two~car garage per unit.
Each detached single-family home has
a private rear yard which satisfies this
requirement.
PLANNING AREA R-4-ADDITIONAL DEVELOPMENT STANDARDS PROPOSED FOR SINGLE-FAMILY
HOMES/LOTS IN R-4(WEST)
Standard Minimum Required Provided
Minimum Lot Size 3,100 square feet. Each of the proposed lots has a
minimum lot size of 3,100 square feet.
Minimum Lot 35 feet-measured at front yard setback. Each lot has a minimum width of 35
Width feet at the front yard setback.
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Lot Coverage Home design shall cover no more than
50% of the lot (excluding porches,
balconies, and second-story decks).
Minimum Front A minimum 20 feet measured from the
Yard Setback front property line to the garage door is
(public and required. Minimum 10 feet measured to
private) habitable space, porch or a covered
balcony.
Minimum Side Side yard minimum 5 feet measured from
and Rear Yard the side property line. Rear yard
Setback minimum 10 feet measured to the rear
property line. Minimum 5-foot setback for
balconies or covered patios to rear
property line. An architectural projection
of up to two feet in depth is allowed
within the side yard setback.
Visitor Parking In single-family detached products, on-
street visitor parking credit is allowed in
private drive aisles where 24-foot driving
width is maintained and between single-
family driveways on the north side of
Street "E" (i.e., where a minimum of 20
feet is provided between the driveway
aprons).
The homes do not exceed 50% lot
coverage.
The garages for each of the units are
setback 20 feet and the habitable
portion of the homes are setback a
minimum of 10 feet.
To project architectural interest, the
entry side elevation of each single
family home includes an architectural
projection with a maximum depth of
two feet. The projection does not
create any additional useable area.
A total of 10 guest parking stalls are
provided internal to the site (4 parallel
and 6 head-in). In addition, 6 spaces
are provided in between the
driveways of the single-loaded units
which have front-loaded driveways off
Marron Road. Further, since
driveways with a minimum depth of
20 feet are provided, guests may park
in the driveways of each unit.
TABLE 6-PLANNING AREA R-4 SPECIAL DESIGN CRITERIA
Special Design Criteria Provided
When noise walls over 6 feet high are required, a Noise walls are not required since the existing and
combination of berm and maximum 6-foot high future noise levels are projected to be 60 dBA CNEL
noise wall shall be used to mitigate noise impacts. or less.
Doors, porches, balconies and walkways should Each of the proposed single-family homes faces the
face the streets, to the extent possible, to street which will promote social interaction in the
promote social interaction along the streetscape. community.
Porches shall have a minimum depth of 6 feet and The proposed single-family do not include porches.
a minimum width of 10 feet.
No direct vehicular access onto Street 'A' shall be No direct vehicular access is proposed onto Street
provided. "A".
If attached courtyard homes are constructed, a N/A. No courtyard homes are proposed.
landscaped buffer shall be provided between the
driveway or auto court and the living area of the
residential structure. Motor courts shall be
landscaped and accented with enhanced paving.
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A 60-foot fire suppression zone shall be provided The 60-foot-wide fire suppression zone is provided
within Planning Area R-4 as part of a 100-foot for in PA OS-1, which borders the northern boundary
enhanced landscape buffer (60 feet within PA R-4 of the site.
and 40 feet within PA OS-1) on the north-westerly
side of Planning Area R-4 to further reduce
impacts to aesthetic resources. Reductions may
be permitted for street-fronting units as
approved by the City. Permitted intrusions into
setbacks are per CMC Section 21.46.120.
Reductions may be permitted for street-fronting
units as approved by the City.
Pedestrian connections shall be included to Pedestrian connections are provided off of Adobe
facilitate access to the Community Facility site, Springs Road, as well as Marron Road through the
public trails and adjoining neighborhoods. project site to the public trails. Specifically, there
are public trails located on the north side of Adobe
Springs Road and the south side of Marron Road.
Lighting adjacent to Planning Area OS-3 shall use The project has been accordingly conditioned to
low-sodium lighting and shall be shielded away require shielded, low pressure sodium lighting
from the adjacent open spaces. adjacent to the open space.
The first row of homes on the northernmost The northern-most row of homes in R-4(WEST) are
portion of the Panhandle parcel of the project two stories in height and include an earth tone color
shall be restricted to two stories in height and palette.
shall be constructed with earth tone colors for
elevations and roof tiles.
Subject to the approval of the Fire Department, An enhanced landscape buffer is proposed on the
enhanced landscaping shall be planted on the north-facing slope.
north-facing slope ofthe panhandle parcel in
order to provide additional screening of the
residential structures in this planning area.
In addition to the development standards and special design criteria discussed above, the Quarry Creek
Master Plan includes Architectural Design Guidelines which recommend five different architectural styles
to be used throughout the Master Plan neighborhoods: Cottage, Craftsman, European Country,
Monterey, and Spanish Colonial. The architecture for each project shall be internally consistent and
provide sufficient architectural variation to create thematically-related, yet interesting neighborhood
architectural concepts. A total of three architectural styles and nine color schemes (three per style) are
proposed for PA R-4 (WEST) which provide architectural interest and variety throughout the community:
Spanish Mediterranean, Tuscan, and Craftsman.
The Spanish Mediterranean architectural style incorporates details and forms that are consistent with the
historic examples seen in southern California. The architectural vocabulary includes a concrete "S" tile
roof, plaster corbels, decorative metal grille, vent tiles, fabric awnings, and plaster eaves and trim. The
exterior color schemes include light integral plaster with complementary trim colors.
The Tuscan design incorporates details and forms that are consistent with some of the historic examples
found in the Tuscan farm houses in Italy. The details include a concrete "S" tile roof, stone and brick
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veneer, wood shutters, rafter tails and plaster corbels as well as decorative recesses. The exterior color
schemes include earth tone integral plaster colors with complementary trim colors.
The Craftsman architectural style incorporates details and forms that are consistent with the historic
examples seen in southern California. The architectural details includes a flat concrete tile roof, wood
shutters, horizontal lap siding, board and batten siding, plaster recesses, decorative corbels, wood knee
braces, wood guardrails, and trellis details above the front doors. The exterior color schemes are
consistent with the architectural style through the incorporation of earth tone plaster with
complementary trim colors.
Although the Tuscan architectural style is not currently listed as an allowable architectural style, an
amendment is proposed to the Quarry Creek Master Plan allows for alternate architectural styles if it is
consistent with the development standards and intent ofthe Master Plan. It is staff's determination that
the style still allows for a varied yet harmonious architectural theme. The details of each architectural
style are carried around all four elevations and provide for an interesting and attractive neighborhood.
C. lnclusionary Housing
Pursuant to the Quarry Creek Master Plan, the inclusionary housing requirements for Planning Area R-4
shall be provided in Planning Area R-1 and/or R-2, in accordance with the schedule established by the
recorded Affordable Housing Agreement. Pursuant to the Master Plan, no building permits shall be issued
for the development of any residential units, in any planning area, until a Site Development Plan (SDP) is
approved for the affordable housing project. The SOP for the development of the inclusionary housing
project in Planning Area R-1 was approved by the Planning Commission on March 16, 2016. As the SOP
has been approved, building permits for 33% of the market-rate units (i.e., 188 units) and all of the
affordable units can be issued. Once the foundation is complete for the inclusionary units, an additional
33% of the building permits (i.e., 188 units) for the market-rate units can be issued. Finally, once the
certificate ofoccupancy is issued for the inclusionary units, the remaining building permits for the market-
rate units can be issued (i.e. 34% or 196 units).
D. Subdivision Ordinance
The Engineering Department has reviewed the proposed project and has concluded that the Tentative
Tract Map complies with all applicable requirements of the Subdivision Map Act and Title 21. Specifically,
the project complies with all of the major subdivision design criteria and the project is conditioned to
install all infrastructure improvements concurrent with development. The developer will be required to
offer various dedications (e.g., drainage easements, public utility and access easements) and install street
lights and utility improvements, including but not limited to curbs, gutters, sidewalks, sewer facilities,
drainage facilities, and fire hydrants. In addition, the proposed building setbacks will allow for adequate
air circulation and the opportunity for passive heating and cooling.
E. Growth Management
The project is located within Local Facilities Management Zone 25 in the northeast quadrant of the City.
The Quarry Creek Master Plan was adopted as being in compliance with the Zone 25 Local Facilities
Management Plan. The proposed project is consistent with the Quarry Creek Master Plan and does not
Item #12 January 10, 2017 Page 33 of 115
MP 10-0l(B)/CT 16-05/PUD 16-06-QUARRY CREEK PA R-4 (WEST)
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Pa e 11
change the growth projections analyzed in the Zone 25 Local Facilities Management Plan. No new facilities
analysis is required and no amendment to the facilities plan is necessary.
A total of 214 dwelling units were originally anticipated to be constructed within Planning Area R-4.
Including R-4 (EAST) and R-4 (WEST), a total of 206 units will be developed in PA R-4. To ensure that the
minimum overall unit count for the Quarry Master Plan is achieved, the difference of eight (8) units was
transferred to Planning Area R-2 (PA R-2), which is also designated as a high density, multi-family site. The
Site Development Plan for PA R-2, including the above-noted transfer of units, was approved by the
Planning Commission on May 4, 2016 (SDP 15-22). This transfer of units to another residential planning
area is permissible pursuant to Section 8.3 the Master Plan. No units are required to be withdrawn from
the Excess Dwelling Unit Bank (EDUB) as the units were transferred with the approval of the Quarry Creek
Master Plan.
V. ENVIRONMENTAL REVIEW
Pursuant to Section 15168(c)(2) of the California Environmental Quality Act (CEQA), staff has reviewed
the project and concluded that no potentially significant impacts would result with the implementation
of the project that were not previously examined and evaluated in the Final Program Environmental
Impact Report for the Quarry Creek Master Plan MP 10-01 (EIR 11-02). EIR 11-02 was certified by the City
Council on April 2, 2013; at that time, CEQA Findings of Fact, a Statement of Overriding Considerations,
and a Mitigation Monitoring and Reporting Program (MMRP) were approved. EIR 11-02 evaluated the
potential environmental effects of the development and operation of the Quarry Creek Master Plan and
associated actions, inclusive of the Planning Area R-4.
Pursuant to the MMRP for EIR 11-02, a number of Transportation and Traffic mitigation measures (T-1
through T-11), as well as Noise mitigation measure N-2 and Greenhouse Gas Emission mitigation measure
GHG-1, are required to be satisfied prior to issuance of building permits. The biological resource
mitigation measures, including the recordation of a conservation easement, as well as the preparation of
a Preserve Management Plan (PMP) have been satisfied and the restoration of the open space is currently
underway. The EIR 11-02 "Findings of Fact and Statement of Overriding Considerations" applies to all
subsequent projects covered by the Quarry Creek Master Plan Final Program EIR.
As the total number of Master Plan units evaluated in EIR 11-02 will not be increased and the development
of Planning Area R-4 (WEST) would have no effects beyond those analyzed in the Program EIR, the project
remains within the scope of Final Program EIR 11-02 and no further CEQA review is required. EIR 11-02 is
available for review at the Planning Division.
ATTACHMENTS:
1. Planning Commission Resolution No. 7209
2. Location Map
3. Disclosure Statement
4. Planned Development Compliance Table C
5. City Council Policy No. 66 Compliance Table
6. Reduced Exhibits
7. Master Plan Amendment Summary Table and Proposed Amendments
8. Full Size Exhibits "A-XX" dated November 16, 2016
Item #12 January 10, 2017 Page 34 of 115
SITE MAP
• N
NOT TO SCALE
Quarry Creek PA R-4(WEST)
MP 10-01(8) I CT 16-05 I PUD 16-06
Item #12 January 10, 2017 Page 35 of 115
{'city of
Carlsbad
DISCLOSURE STATEMENT
P~ 1(A)
!)evelopment Services
Planning Division
1635 Faraday Avenue
(760) 602-4610
www.carlsbadca.gov
Applicant's statement or disclosure of certain ownership interests on all applications which will
require discretionary action on the part of the City Council or any appointed Board, Commission
or Committee.
The following information MUST be disclosed at the time of application submittal. Your project
cannot be reviewed until this information is completed. Please print.
Note:
Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal
organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county,
city municipality, district or other politicaf subdivision or any other group or combination acting as a unit."
Agents may sign this document; however, the legal name and entity of the applicant and property owner
must be provided below.
1. APPLICANT (Not the applicant's agent)
Provide the COMPLETE, LEGAL names and addresses of ALL persons having a
financial interest in the application. If the applicant includes a corporation or partnership,
include the names, titles, addresses of all individuals owning more than 10% of the
shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE
INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. ff a publicly-owned
corporation, include the names, titles, and addresses of the corporate officers. (A
separate page may be attached if necessary.)
Person Ure R. Kretowicz Corp/Part Cornerstone Communities Corp.
Title CEO Title --~---------~~
Address 4365 Executive Dr., #600 Address 4365 Executive Dr., #600
San Diego, CA 92121 San Diego, CA 92121
2. OWNER (Not the owner's agent)
P-i(A)
Provide the COMPLETE. LEGAL names and addresses of ALL persons having any
ownership interest in the property involved, Also, provide the nature of the legal
ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the
ownership includes a corporation or partnership, include the names, titles, addresses of
all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE
THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE
SPACE BELOW. If a publicly-owned corporation, include the names, titles, and
addresses of the corporate officers. (A separate page may be attached if necessary.)
Person corp/Part Presidio Cornerstone QC, LLC
Title Title Owner
Address _________ _
--~--~---~---~
Address 4365 E.xecutive Dr., #600
San Diego, CA 92121
Page 1 of 2 Revised 07 /1 O
Item #12 January 10, 2017 Page 36 of 115
3. NON-PROFIT ORGANIZATION OR TRUST
If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust,
list the names and addresses of ANY person serving as an officer or director of the non-
profit organization or as trustee or beneficiary of the.
Non Profit/Trust _______ _ Non Profit/Trust _________ _
Title ___________ _ Title -------------~
Address __________ _ Address -------------
4. Have you had more than $500 worth of business transacted with any member of City
staff, Boards, Commissions, Committees and/or Council within the past twelve (12)
months?
D Yes !/"! No If yes, please indicate person(s): __________ _
NOTE: Attach additional sheets if necessary.
best of my knowledge.
Signature o
Ure R. Kretowicz, Manager Ure R. Kretowicz, CEO
Print or type name of owner Print or type name of applicant
Signature of owner/applicant's agent if applicable/date
Print or type name of owner/applicant's agent
P-1(A) Page 2 of 2 Revised 0711 O
Item #12 January 10, 2017 Page 37 of 115
ATTACHMENT 4
PLANNED DEVELOPMENTS (CMC SECTION 21.45.060)
TABLE C: GENERAL DEVELOPMENT STANDARDS
REF SUBJECT NO DEVELOPMENT STANDARD COMPLIANCE COMMENT
Per the underlying General Plan Land Use designation. When two or more General Plan When combined with the R-4{EAST),
Land Use designations exist within a planned development, the density may be the project complies with the
C.1 Density transferred from one general plan designation to another with a General Plan minimum density of 12 du/ac as
Amendment. specified pursuant to the Quarry
Creek Master Plan for Planning Area
R-4 {PA R-4).
All dwelling units adjacent to any arterial road shown on the Circulation Element of the The project complies with the setback General Plan shall maintain the following minimum setbacks from the right-of-way: requirement from Marron Road and Prime Arterial 50 Feet
Major Arterial 40 Feet Adobe Springs Road, as specified
Secondary Arterial 30 Feet pursuant to the Quarry Creek Master
Carlsbad Boulevard 20 Feet Plan, as amended.
Half {50%) of the required arterial setback area located closest to the arterial shall be The project complies with the setback fully landscaped to enhance the street scene and buffer homes from traffic on adjacent
Arterial arterials, and: requirement from Marron Road and
C.2 Adobe Springs Road, as specified Setbacks • Shall contain a minimum of one 24" box tree for every 30 lineal feet of street
frontage; and pursuant to the Quarry Creek Master
• Shall be commonly owned and maintained Plan, as amended.
Project perimeter walls greater than 42 inches in height shall not be located in
the required landscaped portion of the arterial setback, except noise
attenuation walls that: N/A • Are required by a noise study, and
• Due to topography, are necessary to be placed within the required
landscaped portion of the arterial setback.
Permitted The proposed amendment to the Intrusions
into Permitted intrusions into required building setbacks shall be the same as specified in Quarry Creek Master Plan allows for a
C.3 Setbacks/ Section 21.46.120 of this code. The same intrusions specified in Section 21.46.120 shall 2-foot-deep architectural projection
Building be permitted into required building separation. at the entry and within the 5-foot-
Separation wide side yard setback.
Minimum right-of-way width 56 feet
Minimum curb-to-curb width 34 feet N/A. Project is not proposing a
Private Minimum parkway width {curb 5.5 feet, including curb private street; private drive aisles are
adjacent) proposed throughout the internal
Minimum sidewalk width 5 feet {setback 6 inches from property portion of the development.
line)
Minimum right-of-way width 60 feet
Minimum curb-to-curb width 34 feet Project includes the extension of
Public Minimum parkway width {curb 7.5 feet, including curb Marron Road, a public road, which
adjacent) complies the requirements of the
Minimum sidewalk width 5 feet {setback 6 inches from property Quarry Creek Master Plan.
C.4 Streets line)
As required pursuant to the Master
A minimum of one street tree {24-inch Plan, street trees are provided within
One-family dwellings and twin box) per lot is required to be planted in the 10-foot-wide landscaped setback
homes on small-lots the parkway along all streets. along Marron Road as well as
adjacent to the sidewalks throughout Street Trees the development. within Street trees shall be spaced no further parkways Condominium projects apart than 30 feet on center within the N/A
parkway.
Tree species should be selected to create a unified image for the street, The landscaping complies with the provide an effective canopy, avoid sidewalk damage and minimize water
consumption. Quarry Creek Master Plan.
Item #12 January 10, 2017 Page 38 of 115
PLANNED DEVELOPMENTS (CMC SECTION 21.45.060)
TABLE C: GENERAL DEVELOPMENT STANDARDS
REF SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT NO
3 or fewer Minimum 12 feet wide when the drive-aisle is not required for
dwelling emergency vehicle access, as determined by the Fire Chief. N/A If the drive-aisle is required for emergency vehicle access, it shall be a units minimum of 20 feet wide.
4 or more All private drive aisles have a minimum dwelling Minimum 20 feet wide.
units width of 20 feet.
No parking shall be permitted within the minimum required width of a No parking is proposed within the
drive-aisle. minimum required width of the private
drive-aisles.
Drive-aisles A minimum 24-foot vehicle back-up/maneuvering area shall be A minimum 24-foot vehicle back-C.5 up/maneuvering area is provided in front provided in front of garages, carports or uncovered parking spaces (this of the proposed garages and guest may include driveway area, drive-aisles, and streets). parking spaces.
All projects Additional width may be required for vehicle/emergency vehicle N/A maneuvering area.
Parkways and/or sidewalks may be required. Landscaping is proposed adjacent to the
sidewalks throughout the development.
No more than 24 dwelling units shall be located along a single-entry N/A drive-aisle.
All drive-aisles shall be enhanced with decorative pavement. The entrance for each drive aisle includes
enhanced pavement.
Projects with 10 units or fewer A .30 space per each unit. The proposed project includes 56
Projects 11 units or more A .25 space per each unit. dwelling units. As a result, a total of 14
Number visitor parking stalls are required. The
of Visitor project provides 10 stalls outside of the
C.6 Parking internal drive aisles and 6 parking spaces
Spaces When calculating the required number of visitor parking spaces, if the calculation in between the driveways of the single-
Required results in a fractional parking space, the required number of visitor parking spaces family units which take access of Marron
(1) shall always be rounded up to the nearest whole number. Road. Further, guest parking can be
provided within the driveways of each of
the units.
Item #12 January 10, 2017 Page 39 of 115
PLANNED DEVELOPMENTS (CMC SECTION 21.45.060)
TABLE C: GENERAL DEVELOPMENT STANDARDS
REF SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT NO
On-street visitor parking is permitted on private/public streets, subject With exception to 13 units taking access
to the following: off of Marron Road, private drive aisles
• The private/public street is a minimum 34-feet wide (curb-to-curb) are proposed throughout the
• There are no restrictions that would prohibit on-street parking where development. As discussed above, the
the visitor parking is proposed project provides 10 stalls outside of the
• The visitor parking spaces may be located: internal drive aisles and 6 parking spaces
o Along one or both sides of any private/public street(s) located in between the driveways of the single-
within the project boundary, and family units which take access of Marron
o Along the abutting side and portion of any existing public/private Road.
On Private/ street(s) that is contiguous to the project boundary
Public In parking bays along public/private streets within the project The Quarry Creek Master Plan is
Streets boundary, provided the parking bays are outside the minimum proposed to be amended to allow visitor
required street right-of-way width. parking within the proposed extension to
Marron Road.
When visitor parking is provided as on-street parallel parking, not less The parallel parking stalls provided
than 24 lineal feet per space, exclusive of driveway/drive-aisle throughout the development comply
entrances and aprons, shall be provided for each parking space, except with this requirement.
where parallel parking spaces are located immediately adjacent to
driveway/drive-aisle aprons, then 20 lineal feet may be provided.
Within the Beach Area Overlay Zone, on-street parking shall not count N/A toward meeting the visitor parking requirement.
On Visitor parking must be provided in parking bays that are located The visitor parking stalls are located
outside of the minimum drive aisle Drive-aisles outside the required minimum drive-aisle width. width.
One required visitor parking space may be credited for
Location each driveway in a project that has a depth of 40 feet or N/A
of Outside the
C.7 more.
Visitor Beach Area For projects with 10 or fewer units, all required visitor
Parking Overlay parking may be located within driveways (located in front Zone of a unit's garage), provided that all dwelling units in the N/A
project have driveways with a depth of 20 feet or more.
One required visitor parking space may be credited for
each driveway in a project that has a depth of 40 feet or N/A
more.
If the streets within and/or adjacent to the project allow
for on-street parking on both sides of the street, then
visitor parking may be located in a driveway, subject to the
Ona Within the following:
Driveway Beach Area • All required visitor parking may be located within
Overlay driveways (located in front of a unit's garage), provided
that all dwelling units in the project have driveways with Zone a depth of 20 feet or more. N/A
• If less than 100% of the driveways in a project have a
depth of 20 feet or more, then a .25 visitor parking space
will be credited for each driveway in a project that has a
depth of 20 feet or more (calculations resulting in a
fractional parking space credit shall always be rounded
down to the nearest whole number).
The minimum driveway depth required for visitor parking Each of the proposed driveways is front-
All (20 feet or 40 feet) applies to driveways for front or side-loaded and setback 20 feet from either
projects loaded garages, and is measured from the property line, Marron Road or the private drive aisles,
back of sidewalk, or from the edge of the drive-aisle, as measured from the back of the
whichever is closest to the structure. sidewalk.
Item #12 January 10, 2017 Page 40 of 115
PLANNED DEVELOPMENTS (CMC SECTION 21.45.060)
TABLE C: GENERAL DEVELOPMENT STANDARDS
REF SUBJECT NO DEVELOPMENT STANDARD COMPLIANCE COMMENT
For projects of more than 25 units, up to 25% of visitor parking may be
provided as compact spaces (8 feet by 15 feet). No overhang is No compact parking is proposed. Compact permitted into any required setback area or over sidewalks less than 6
Parking feet wide.
For all projects within the Beach Area Overlay Zone, up to 55% of the N/A visitor parking may be provided as compact spaces (8 feet by 15 feet).
Distance Visitor parking spaces must be located no more than 300 feet as Visitor parking is located within 300 feet
from unit measured in a logical walking path from the entrance of the unit it of the units it could potentially serve. could be considered to serve.
Screening Open parking areas should be screened from adjacent residences and public rights-Visitor parking is proposed to be
C.8 of Parking of-way by either a view-obscuring wall, landscaped berm, or landscaping, except screened with landscaping, where
Areas parking located within a driveway. appropriate.
Community recreational space shall be provided for all projects of 11 or more
dwelling units, as follows: Project complies. Please see Quarry Project is NOT within RH Minimum community general plan designation 200 square feet per unit Creek Master Plan analysis in the staff
recreational space Project IS within RH general report for details.
required plan designation 150 square feet per unit
Projects with 11 to Community recreational space shall be provided as either (or N/A 25 dwelling units both) passive or active recreation facilities.
Projects with 26 or Community recreational space shall be provided as both
more dwelling passive and active recreational facilities with a minimum of N/A
units 75% of the area allocated for active facilities.
Community recreational space shall be provided as both Project complies. Please see Quarry passive and active recreational facilities for a variety of age
groups (a minimum of 75% of the area allocated for active Creek Master Plan analysis in the staff
facilities). report for details.
Projects with 50 or For projects consisting of one-family dwellings or twin homes
more dwelling units on small-lots, at least 25% of the community recreation space
must be provided as pocket parks.
• Pocket park lots must have a minimum width of 50 feet N/A
and be located at strategic locations such as street
intersections (especially "T-intersections") and where
Community open space vistas may be achieved.
C.9 Recreational Community recreational space shall be located and designed Project complies Please see Quarry Creek Space ti) so as to be functional, usable, and easily accessible from the Master Plan analysis in the staff report
units it is intended to serve. for details.
All projects Credit for indoor recreation facilities shall not exceed 25% of N/A
(with 11 or more the required community recreation area.
dwelling units) Required community recreation areas shall not be located in
any required front yard and may not include any streets,
drive-aisles, driveways, parking areas, storage areas, slopes N/A
of 5% or greater, or walkways (except those walkways that
are clearly integral to the design of the recreation area).
In addition to required resident and visitor parking, Project complies. A community
recreation area parking shall be provided, as follows: 1 space recreational center, which will include
for each 15 residential units, or fraction thereof, for units parking, is required to be constructed as
located more than 1,000 feet from a community recreation part of the Quarry Creek Master Plan.
The site is located east of the subject
Recreation Area area. site.
Parking
The location of recreation area parking shall be subject to the
same location requirements as for visitor parking, except that N/A required recreation area parking shall not be located within a
driveway(s).
Item #12 January 10, 2017 Page 41 of 115
PLANNED DEVELOPMENTS {CMC SECTION 21.45.060)
TABLE C: GENERAL DEVELOPMENT STANDARDS
REF SUBJECT NO DEVELOPMENT STANDARD COMPLIANCE COMMENT
Examples of recreation facilities include, but are not limited to, the following:
Swimming pool area
Children's playground equipment
Spa
Courts (tennis, racquetball, volleyball, basketball)
Active Recreation rooms or buildings
Horseshoe pits
Pitch and putt
Grassy play areas with a slope of less than 5% (minimum area of 5,000 square feet and a minimum
dimension of 50 feet)
Any other facility deemed by the City Planner to satisfy the intent of providing active recreational facilities.
Benches
Passive Barbecues
Community gardens
Grassy play areas with a slope of less than 5%.
C.10 Lighting Lighting adequate for pedestrian and vehicular safety shall be provided. Project complies.
C.11 Reserved
Required for projects with 100 or more units, or a master or specific plan with 100
or more planned development units. Exception: RV storage is not required for
projects located within the RMH or RH land use designations.
20 square feet per unit, not to include area required for driveways and approaches. N/A
Developments located within master plans or residential specific plans may have
this requirement met by the common RV storage area provided by the master plan
Recreational or residential specific plan.
C.12 Vehicle (RV) RV storage areas shall be designed to accommodate recreational vehicles of various Storage (l) sizes (i.e. motorhomes, campers, boats, personal watercraft, etc.). N/A
The storage of recreational vehicles shall be prohibited in the front yard setback
and on any public or private streets or any other area visible to the public. A
provision containing this restriction shall be included in the covenants, conditions N/A and restrictions for the project. All RV storage areas shall be screened from
adjacent residences and public rights-of-way by a view-obscuring wall and
landscaping.
Item #12 January 10, 2017 Page 42 of 115
PLANNED DEVELOPMENTS (CMC SECTION 21.45.060)
TABLE C: GENERAL DEVELOPMENT STANDARDS
REF SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT NO
480 cubic feet of separate storage space per unit. Each unit includes a two-car garage (20
If all storage for each unit is located in one area, the space may be reduced to 392
ft. x 20 ft. minimum interior space),
which satisfies the storage space
cubic feet. requirement.
Required storage space shall be separately enclosed for each unit and be N/A
Storage conveniently accessible to the outdoors.
C.13 Space Required storage space may be designed as an enlargement of a covered parking
structure provided it does not extend into the area of the required parking stall, N/A
and does not impede the ability to utilize the parking stall (for vehicle parking).
A garage (12'x20' one-car, 20'x20' two-car, or larger) satisfies the required storage N/A space per unit.
This requirement is in addition to closets and other indoor storage areas. N/A
{l) This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code).
Item #12 January 10, 2017 Page 43 of 115
ATTACHMENT 5
CITY COUNCIL POLICY NO. 66 -LIVABLE NEIGHBORHOODS
Principle Compliance Comments
1. Building Facades, Front Entries, Porches
Facades create interest and character and should The proposal to include three different
be varied and articulated to provide visual interest architectural styles and nine color schemes
to pedestrians. Clearly identifiable front doors and create interest and character throughout the
porches enhance the street scene and create community.
opportunities for greater social interaction within Compliance with the requirements for the neighborhood. Building entries and windows Planning Area R-4 ofthe Quarry Creek Master should face the street. Front porches, bay Plan includes developing the project at a windows, courtyards and balconies are encouraged. minimum density of 12 dwelling units per acre,
providing a two-car garage for each unit, as
well as 10-foot-wide landscaped setbacks
adjacent to Marron Road and Adobe Springs
Road. In order to achieve the minimum
density for R-4 and provide a detached single-
family product type on lots with a minimum
width of 35 feet, it is not feasible to orient the
front doors to face the street. However, a
decorative wall and entry gate is proposed to
direct visitors to the entry of each of the
homes.
2. Garages The unique constraints of the site, including
Homes should be designed to feature the residence the requirement to provide a minimum density
as the prominent part of the structure in relation to of 12 dwelling units per acre and the 35-foot-
the street. A variety of garage configurations wide lot width, limit the project's ability to
should be used to improve the street scene. This provide a variety of garage configurations as
may include tandem garages, side-loaded garages, envisioned under this guideline (i.e., side-
front-loaded garages, alley-loaded garages and loaded and/or alley loaded garages).
recessed garages. To ensure an improved street scene along the
drive aisle, focused areas will be enhanced
with stamped or colored concrete and
landscaping will be provided along the
frontage of each single-family home and
adjacent to the drive aisles.
Item #12 January 10, 2017 Page 44 of 115
3. Street Design
An interconnected, modified (grid) street pattern One vehicular and pedestrian access point is
should be incorporated into project designs when provided off of Adobe Springs Road and two
there are no topographic or environmental vehicular and pedestrian access points are
constraints. Interconnected streets provide provided off of Marron Road. In general, the
pedestrians and automobiles many alternative reduced width that is permitted for drive
routes to follow, disperse traffic and reduce the aisles, when compared to a standard public
volume of cars on any one street in the street, is a mechanism for traffic calming.
neighborhood. Streets should be designed to Further, the three public access points into the
provide both vehicular and pedestrian connectivity development provide Finally, sidewalks are
by minimizing the use of cul-de-sacs. provided throughout the development to
The street network should also be designed to
facilitate safe pedestrian access.
create a safer, more comfortable pedestrian and
bicycling environment. Local residential streets
should have travel and parking lanes, be sufficiently
narrow to slow traffic, provide adequate access for
emergency and service vehicles and emergency
evacuation routes for residents and include
parkways with trees to form a pleasing canopy over
the street. Local residential streets are the public
open space in which children often play and around
which neighborhoods interact. Within this context,
vehicular movement should be additionally
influenced through the use of City-accepted designs
for traffic calming measures.
4. Parkways
Street trees should be planted in the parkways The two drive-aisles off of Adobe Springs Road
along all streets. Tree species should be selected to include landscaped parkways. Further, a
create a unified image for the street, provide an minimum 10-foot-wide landscape setback is
effective canopy, avoid sidewalk damage and provided along Marron Road and Adobe
minimize water consumption. Springs Road.
5. Pedestrian Walkways
Pedestrian walkways should be located along or Public sidewalks will be constructed along
visible from all streets. Walkways (sidewalks or Marron Road and Adobe Springs Road. In
trails) should provide clear, comfortable and direct addition, two pedestrian connections within
access to neighborhood schools, parks/plazas and the development are proposed to access
transit stops. Primary pedestrian routes should be Marron Road to the south. Further, an
bordered by residential fronts, parks or plazas. enhanced greenbelt pathway with arbors is
Where street connections are not feasible (at the located adjacent to the western boundary of
end of cul-de-sacs), pedestrian paths should also be PA R-4 (east); this enhanced walkway provides
provided. a pedestrian connection between the two
public roads which border the project site to
the north and south. Finally, a pedestrian
connection via public sidewalks are provided to
the Community Recreation site to the east.
Internal to the project site, pedestrian
walkways are provided to the public sidewalk
and common recreation areas.
Item #12 January 10, 2017 Page 45 of 115
CITY COUNCIL POLICY 66-LIVABLE NEIGHBORHOODS
Principle Compliance Comments
6. Centralized Community Recreation Areas
Park or plazas, which serve as neighborhood Pursuant to the Quarry Creek Master Plan, a
meeting places and as recreational activity centers community recreation facility is required to be
should be incorporated into all planned unit constructed concurrently with the
developments. As frequently as possible, these development of the first residential planning
parks/plazas should be designed for both active and area. The Site Development Plan for the
passive uses for residents of all ages and should be development of Planning Area P-3 (SDP 15-20),
centrally located within the project. Parks and which will provide the balance of active open
plazas should be not be sited on residual parcels, space for PA R-4, was approved by the
used as buffers from surrounding developments or Planning Commission on March 16, 2016 and
to separate buildings from streets. the building permit is currently under city
review; anticipated issuance date is late
November, 2016. Construction should
commence in December, 2016.
In addition to the planned community
recreation area, a common area is provided
on-site. Included within the area is trellis,
meandering walkways and open turf areas.
Item #12 January 10, 2017 Page 46 of 115
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Item #12 January 10, 2017 Page 55 of 115
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CA ARCl111ECTURAL LICENSE C IO!SoO PLAN 3XA • FLOOR PlANS p
92101 • N H I N C 3/32"•1'-0" FOle 619 299 7070 F•"' 619 29ii 17641 IBIIUE DATE W16'18
Item #12 January 10, 2017 Page 72 of 115
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Item #12 January 10, 2017 Page 73 of 115
LEFT SIDE ELEVATION
REAR ELEVATION
CYPRESSATTHEPRESERVE
COOIEIIITONE CCMi.NlS ll'fiUll2D1IIDINUIWl3
STARCK
A R C H I T E C T
2045 l<ETTNER Bm.lL.EVNitD SUITE 100
FRONT ELEVATION
RIGHT SIDE ELEVATION
U R E
SNI DIECD 92!01
CA ARCHITECTIJl.<IL LICENSE C 10660
N N I
619 299 7070 • FAX, 619 296 8768
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PLAN 3A-ELEVATIONS
31'32'=1 '-0" !mu! M'TE: IIMll'II
Item #12 January 10, 2017 Page 74 of 115
LEFT SIDE ELEVATION
REAR ELEVATION
CYPRESSATlHEPRESERVE
tOAIE<ffilHE CCMIIIHTD
!ll'l41112DI~
STARCK
A R (: H I T e C T
2045 KETTNER Bc1Jl.E¥ARD SUITE 100
FRONT ELEVATION
RIGHT SIDE ELEVATION
U R E
S.AN DIECD 92101
CA ARCHITECT\JW.. LICEta; C 10660
N N I
619 299 7070 • FAX~ 619 .2Q6 1768
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38 TUSCAN SCHEME
24 OF29
Pl.AN 38 -ELEVATIONS
3/32'w1'-41" 1-.E W.lE: IW'll!/'II
Item #12 January 10, 2017 Page 75 of 115
LEFT SIDE ELEVATION
REAR ELEVATION
CYPRESSATTHEPRESERVE
_,....,CCMMIMIU ...,..IDI .... DMI
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RIGHT SIDE ELEVATION
U R • $Nril DIE:CD
+
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p
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25 OF29
Pl.AN :SC:• ELEVATIONS
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Item #12 January 10, 2017 Page 76 of 115
TYPICM. IUWINQ IMlBQN.S
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Item #12 January 10, 2017 Page 77 of 115
LEFT SIDE ELEVATION FRONT ELEVATION
REAR ELEVATION RIGHT SIDE ELEVATION
m .ISlllmllll,... .....
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Item #12 January 10, 2017 Page 78 of 115
LEFT SIDE ELEVATION FRONT ELEVATION
REAR ELEVATION RIGHT SIDE ELEVATION
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Item #12 January 10, 2017 Page 79 of 115
CYPRESS AT THE PRESERVE
COIVEIGTONE COISIIILNTEI
lf'Hftl2Gl&IMP11.IMD
.... ~ .......
-.......... .
CORNERSTONE (2015034 ): CYPRESS AT THE PRESERVE
BLDG NUMBER I ELEVATION STYLE I COLOR SCHEME I ENHANCEMENTS
ISSUE DATE: 07/26/16
STA~CK
ARCH IT
2045 ~liftN"' BOL.<aARD
E C T
SIJmo 100 U R E
SAN OEOO
+
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p
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COLOR
SCi1tMC 1
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X = 3 STORY UNIT
(&')
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N N I 619 299 7070 • F""' 619 :.</5 8768
CA ARCHITECTLRAL LICENSE C lo.60 BLDGNUIIIBER/ELEVATIDNll'IYIE/ CQLQR9CHEMEI ENHANCEMENTS
,sa~.rf~fllt
Item #12 January 10, 2017 Page 80 of 115
LANDSCAPE ARCHITECTURAL CONCEPT PLANS FOR
QUARRY CREEK PLANNING AREA 48
CARLSBAD
Statement of Plan Preparer.
~IJJrrtfnm/1/rlrwllh thari:,q11lramr111f8tor/Dnd11Ct1poand /frigaticr,p/aM contlllt1ar:fln /ho Cltyr7f C111fsblld'11 W4/orEll1ciontUlllrkuJpoRogu/Q/kJM. /lJrtdor-,/1Jndthat~drowir,gsaratabo •
plllparMi In compl/lU)c,, w(lh thou mgu/al/om 11nd lhtl l.llnriscD{H Man1111f. f a,rll(y lhaf "1'1 p111,-wlf/ 00 pn,parod Jmp/Qmonting thoso rr,gu/atlon-1 to provfd11 tif'fTckmt u,o ofwator.~
Juffaward, Prufdenr
HomJrdA9$0C{Q(O$,/nC.
Aug1JStD5,:Z016
CA.
Sheet Index
SHEET SHEET TITLE
01 Title Sheet
02 Landscape Concept Plan
03 Plan Enlargements
04 Plant Legend
05 Hydrozone Diagram
06 Water Conservalion Plan
07 Maintenance Rcsponslbllity
Vicinity Map
NotToScu!o
~ Presidio Cornerstone QC, LLC
4365 Executive Or., Suite 600
San Diego, CA 92101
(858) 458.9700 X 120
Lnndn.,,,p,,Arrlllpet
Howard Associates. Inc.
2442 Second Avenue
San Diego, CA 92101
julle@howardassoc.oom
(619) 358.9483
rt1--~rm
ScuJ01· .. ao• -North
(0 ...
l • Cl 1 I f
@ ffi 0:: ! i .,,
" " ~ e 0 8 E: ro ::, 0
CAl't'!, O<J/:20/.ZOlti
o~ffiBT', ..JWHMH
.k!l~ t,,UMem., 1soe6
0
OF' 01 sHEET5
Item #12 January 10, 2017 Page 81 of 115
6' max block wall -5' tubular steel fence at open space 5' vinyl side yard fence (typical)
--~--
~----" R.?.W:· :,, > ·-..
Any trees located within the 25' sightline ;h'arfl!;v'er.hf0, ·,,: :.,:_?;< _·,., . · ,.,_ ,.,_ __ _,_. __ ·
canopy trimmed and maintained to a minimum height of 6' • · ·"'<,;:~:'.;:·s__~,_,,.g);\ -. :::.''.::.':::;,~:_,,4Jf:.~
above the adjacent finish grade. ""-<J.!',,.~:·····<,,_,.. --~ ....... __
Front yard planting to be
nstalled by developer
ight line (TYP)
Area planted by
R4A DWG# CT15-09
For conceptual layout
of Lot 1 and 4A see
DWG# CT 15-09 PUD
15-18
· Block wall along street.
(to match Master Plan)
See Sheet4
for Plant Legend,
Fencing Legend and
Conceptual Details
• North
tO ...
"' e <( fil
I g, 1 "§ j :,i ii: j ~ -" " • 1' E 0 8 <'.' ~ 0
D.A,~ ov:20/,201&
~m-• ..rll-llt+I
.li:'&~]!i0"6
P~C.TXX1"1JP)(X ,.,.,, .......
0
Item #12 January 10, 2017 Page 82 of 115
Overhead Pedestrian trellis
Vinyl privacy fencing
6' Max block wall
(to match Master Plan)
/------'f
•
"' 5' ;;~.J,l-< --if,,
~ North
• • • • • • • •
1= " E " e> "' ~ '2 w ; " ~
C: 0 "' :ff ts a, a:
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"' a, < ' Cl '! I ·§ C: J !rl if: I i "" a,
1:! • () 8 [
cr
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OI" en 5HEET5
Item #12 January 10, 2017 Page 83 of 115
7ib l In u uarsee ence
" mr
§
.§
.!:; E:
I
le)
(0 TU6ULAR STEEL YIErl FENCE
Brick cap
Block wall~ color and finish
consistent with approved Master plan
! Stone veneer
~ pilaster
"' at property
comers
@ HALL AND PILASTER,
\ PVC Rails and,Fenclng Boards
~] 11111111111111 r=~-~
@ VINYL FENCING
11
L 5' CONCRETE BENCH
I II e caNRETE 6ENCH,
Slope P/antmg Notes 1-'relimmary 1-'lant Legeno
Sfopos6;1 arstooporroqulfingDroslon control rrlODsJ~m
lJ/)6Clflrxi hors/fl B!w/1 /JO troa/od 'Mth ono or morr,of lho followlngpkJntJngstand~ o. Slfmdord 1-Ro/nfr)rol)d $Wll/f11Qttlng
Coirercmp tJl,pll bo u $ood mix typlr:t1/Jy rpada up of qvlclt
IJlflTl1M/JnDOndltJMaw&rl!1p'~O:S, ~ 4/ldlor
wffdn~. Submfl lho¥p«lfles(Jf)(/ mbc (Ol'C/lyllf)plTll'llf prforto oppl/r:atlan. Ttw co11m"aup MlaU bo nppllod atn
mtr, lltld 1111lnt/fH':tumdo11l fc, provfdo fl()" oovamgq wltnln
ffll,ty/30/day,. '1)pod1'1l(l(otr;od.ll'tmwrruutlngs/Jalllxttt!l"PP(f}'ldd by Iha CJly .md :,IZJl«Jd to I/ill sJopo o.s roa,mmwldmJ by tfw
msnufacturwr. ~.atmwmatllngMa//m,n:,qulrsdwtr.np/llnthg oocumbatwoonllugiai15andAprff15. Toocowtraup tmrflorrolnforr;,qr:J~mul11(1,,.l/bou11o,J1M~alndi1rof
ihs}'o4f.
b. Sfmfdard#2-Ground eovu-r Ono flundrod (100%) ofU/0 sraa :J/r/J.lf bfl p(Bnlud wllh o (J(OlJnd CtJWJr /a1aWrl re, havo axcellent «Jll b/ml/ng chtuactJJtbllcs (pJanl«fframdmlnfm/Jm $Ztlofffatlod
tTHJ(d/Uf and df)IICQd tQ f'(OV(do fulf CCMJrtJIJfJ wllh/11 r)flO yoo,), e stl!Jldorri-/13-J.owtlhrubs Lowsp,-ad/ng m,ody.trnlbs (plantlK/ {f'Ct7lQ minimum of
2-:J/4fncfllln0f8)!Shallco""'"amlnfmt1111orsovonty(l(J") dlhrtalopofBc,tt(stmotunJ&taJ). d, S/andBrri#4~Tlfl1ISBnrJ/or/6rgris/lru1.1$ Tross lJlldlorlorgo shrubJ s/urlf~ plan/ad (m,nJa
minimum off gaf/Qncc,nfll/nrm1)ot11 rruvdm1.1t11 fll~o(ono
(f)partKohundrod(200)sq1Jt1ro/oot.
Sfopo,-6:1 orstrxJpar,md:
B. 3' or''" In Vflrlk:af h11fght tmd B('II Jtrf]RCflfll re, pu/Jllc wn!M or$!101.:l roqufru at minimum Stllndard #1. b. 3'to 8'111 w,de4f ho(9htn,qu/('(1$t6nd6rds #1 faros/on ';',,~':4ttlngshlllf bo lnstzit!~ fn l/m1ofa covr;rC(T;lp),
e In oxciw ofB' In vort/aJ/ fuj/g/ltroqu/ro StandtIIds-/lf (oros/onUJ11tro1nwfiJngNIIIUbo/m;tnJ/fJli/n/lq/Jafcovw ,;mp),#2.11Jun<J#4.
.Amasfll'fll:/lldllottorthan6;1rvqultoSmndard#1(,;un,r crop} wflh tampomry lrr/gaUOfl whon lhtty haYP r;J(1(I crmoro
()(Jh~hl!owfngQof1dll/on,:
s. Shr,tJtpffC/psd,not«:11od.J!tJdmf"fnprrivomtmt, Wilfl/r, 6 months af comp/<1/fon of rolJr;h [lrarf!ng, b. A pofllnl/BJ IHl)tJ/on p(OtJIOnt mr ldtmtf(fm:/ by thB City. c. ldonlffiadby/MCltynh/rJhlyvis/bfaa/tlaSttllhfl pub/fcor/111voapadaf CQl1d/llon.t /hatW11mmtlmmodlafr1 troatmont.
FIRE F'ROTECTION F'LAN NOTE,
Thers are no Fire Prorectlon Zones on this site.
IRRIGATION NOTES,
1. All planting area shall have at least a 2% pos/UVfl
grade change to a/low tor drainage away from
structures.
2, Subsurfaao lnigatlon she" be used Jo irrfgale
vegetation within 24N of Impermeable surface unless
lhs adjacent Impermeable svrfacas aro designed and
construct9d to caus6 waler lo drain snllrely into a
landscape area. rotors and/or spray type sprlr,Jdars
may not be used adjacent to hardscape that drains to
the street.
3. A ssparate water service for landscaping shall be
prov/dad,
GENERAL NOTES:
-50% of shrubs planted wfl/ be at least 5 gal. In s(ze,
(Except on Slopes 3:1 or steeper
~ Retaining wsffs to have Rosmadnus spp, planted lo
_grow over the tap Jo soften/screen them.
0
0
Bolon1ea1Ntimo Cc:immonNamo
En\ry Thomo Troo-48-box minimum oiz.11
FJCU:5NblQ110GU RUslFlgTfu1:1
•auotcU',1,0!ll'lfoUa Con111.UvoOnk
Floworlng/Follago AC1X1nl Troo -24" ball mlnlmum 111?.11
Ki:iolrou\orl11pon\o:uln\o GoldonrulnTmo
P!otomm 'Alamo' Mo:daln Sycumoro
Brood-hoodod Opo11 Spoco Truoo -24" boll minimum olzo
"Clnne.mumumcumphora CamphorTroo
"Tobubukl lpo Pink Trunp11t Trv11 -auorcuoug1l10U11 cooatLlvoOok
"T\pUanaUpu TlpuTr-:ie
Evorgroon Slroot TfQoo ·24" box minimum olz.a
·Artiutuo 'Marina' No Cormlon Namo
·aunn;,t.1nllox HollyOok.
Small Acconl T10Qn-24" bQi,, minimum :ilzo
'Corcls ocdd1mtolls. Wostcm Rodblld
·t,ngormroomlolnd!ea OIOD'U\111!1011io CrnpoMYr11o Oworf0l)V(I
Small Evo~roon 11t1on -:!4" box minimum 111z.o
Lauruunobnla GroclonLourol
'Rhoph!olopld 'MojouUc Eloouty' Slondorcl Malool.le Boouty
'P1ttoiporumundulotum VlctorlaBoit
COMMON AR§ASHRUBS
Foundatton Sh1Ub1J-5 gnllon m!nlmum~~. 36'-48" Spuclng
~ ~:p~::i:·i::· ~~~;~Ho~hom
'H11sporel00Parvlnoro RodYucro
Abollogrendtnqro GJom:iyPhtrl!a
So1Yln 'WlnnH!'lld GUmun' S0g11
·eougolnv/1111.1'Roa.0111<G' B0UgQ!rw!\l0i1
"l.onlnnoepp. Loo\l:ino O!OICl)blCOlor f(lrtnlQhlLl\y
·phloml!lfru\k;,:,1111 Jo11J:i11lumSago
Strul!lzloroglnno BlrdofParadlso
"Cl(l!uopurpUrna Ftockroso
Rffl, Smull Acconl Sh1Ub!1-1 llollo11 m1nlmllln5lz:o-12"-18"5pacing
LaropotnllJm dpp. Frlngo Rowor
Nophmloplocordlfol!o Sword Fom
Urto11omuSCQrl LUY1urf
Cllvlomlo1.a1D KllfflrLily
Phllodondron'Xnnodu'
A!IJlGmguo'Mnyar'
Homorocolllsspp.
'.Alllgoz;inlholltpp.
'A!loYo'VlciorloReglnoe'
Follclaomollold!Jll
Kalant11oothyrulfo1io
Hardonbotgln'Moomn'
Olonollt1toomnrdr::n
PhUodtmdron
Anparaguofilm
boy Illy
)<ongoroormv
Ag11vo
B1UoDol,y
Plld.d!oPlol'll
Purpl0Vln11Ulac
Tooman Flax LIiy
• "WALLS To BE SPLIT FACE BLOCK UNLESS MASTER PLAN
IS APPROVED -THEN ALL WALLS TO BE SLUMP BLOCK
aunntlly/Spoctig
13
"
wucoLs
L
M
M
M
M
M
M
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Item #12 January 10, 2017 Page 84 of 115
WATER CONSERVATION NOTES \y \ ·
',._..-.\
All IRRIGA710N SHALL INCLUDE EFFEC71'tE ANO £FF/CJENT WATERING METHODS 1
Ol!StGNED TO MAXIMIZK HEALTHY GROWTH ALL PLANTlNG AREAS SHALL RECE11/E: COMPLETE AND APPROPRIATE: 50/i PREPARA1TON. me ETWU FDR THE SITE DOcS NOT EXCEED THE UAWA
I AM FAMILIAR mm THE REQUIREMENTS FOR LANDSCAPE AND IRRIGA710N
PLANS CONTAINED IN THE CITY OF CARLSBAD'S WATER EFFICIENT LANDSCAPE REGULA710NS. I UNDERSTAND THAT CDNS7RUC710N DRA'MNGS ARE TO 8£ PREPARED IN COMPUANCE: 'MTH THOS£ R£GULA710NS AND 1HE LANDSCAPE
MANUAL I CERTIFY 1HAT THE PLANS lfft.L BE PREPARED IMPLEMENTTNG ~~ Ta PROV/OE EmaEJIT USE OF WMB<.
JU HO 'D DATE:
i'\ATER. CONSERVATION NOTES
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OF 01 SHEETS
Item #12 January 10, 2017 Page 85 of 115
ATTACHMENT 7
Quarry Creek Master Plan
Proposed Master Plan Amendment MP 10-0l(B)
Cornerstone Communities
S T bl ummary a e
Subjecf of MP Modification Chav.lll Chav JV
1. Clearly allow single-family detached product within PA R-P. III-5 P. IV-19
4. P. IV-20
2. Provide development standards for single-family detached P. IV-21
product where vmies from Planned Development Ordinance.
3. Allow on-street (and private drive) credit for visitor parking. P. IV-21
Allow 01Htreet visitor parking on Street 'E' westbound (i.e.,
north side in front of single-family homes)
4. Modify blanket reference to Council Policy #44 regarding
neighborhood architectural guidelines
5. Relocate El Salto Falls public parking to comer ofHaymar P. IV-6
and PA 1 entry dlive. P. IV-12
6. Single-family detached product added to the Building P. IV-20
Height section.
7. Add reference to an allowance for a maximum two-foot P. IV-21
encroachment for architectural projections in the side yard
setback for the single-family detached product.
8. Add flexibility for alternative architectural styles as long as
otherwise consistent with development standards.
9. C01wct typo for number of architectural styles to eliminate
conflict that both Cottage and Craftsman are labeled as #I.
10. Allow street trees within private lots to achieve average
spacing requirement in locations where driveways prevent
street trees within ROW.
l I. Exempt Street E west of the PA R-4 easterly ptivate drive
entrance from parallel parking prohibition.
12. Allow single-family driveways within the 10-foot
landscape setback on the westerly cul-de-sac portion of Street
A.
13. Allow option of slump block with sluny coat community
walls.
14. Provide perfonnance measurement to ensure the P. IV-28
completion and availability of PA P-3 to the residents. P. IV-29 ..
15. Revise fencing exhibits to be consistent with approved
landscape plans and Preserve Management Plan.
16. Update Master Plan Amendment log
Chav VI Chap VIII
P. VI-26
P. VI-6
P. VI-10
P. VI-10
P. VI-12
P. VI-16
P. VI-21
P. VI-29
P. VI-29
P. Vl-40
P. VI-41
P. VI-42
P. VfII-4
P. VIU-5
Item #12 January 10, 2017 Page 86 of 115
QUARRY CREEK MASTER PLAN -CHAPTER 3 Plan Description
among the energy conserving measures that will be encouraged and/or included in the
Quarry Creek community. These energy efficient programs are discussed in greater detail
in Chapter 6 of this Master Plan.
3.2 Detailed Description of Proposed Land Uses
A description of the land uses proposed for the Quarry Creek property are provided for each
of the tlm:e land use categories in this section; residential, public use and open space.
3.2.1 Residential
As a result of the necessity of higher density housing requiring larger pads for development,
residential areas are generally clustered in the flatter, more highly-disturbed, or less
environmentally sensitive portions of the Quarry Creek property. The residential areas are
shown on Figure 13; Residential Land Uses. All residential development within the Master
Plan shall be consistent with the policies and programs of the City of Carlsbad General Plan,
including the Housing Element, and shall be consistent with any applicable sections of Title
21 of the Carlsbad Municipal Code, except as such requirements are specifically revised by
this Master Plan.
3.2.1.1 Multifamily and Single Famih-Housing
(1) Multifamily housing, in the form of attached products including but not limited
to high density apartments, condominiums, townhomes, and stacked flats are
proposed for Plamung Areas R-1 and R-2.
(2) Condominiums (attached or detached), townhomes, apartments, stacked flats~
fttl6 courtyard (detachud)residential homes are allowed within Planning Areas R-3
and R-4.
(3) Dctachco simdt.: famil v homes are allowed within Plallfling Arca R-4,
(9 ) Accessory uses as allowed per the Zoning Ordinance are allowed per the
applicable zones identified in this Chapter, within these multifamily residential
planning areas.
3.2.1.2 Affordable Housing
(1) General Requirements. The provision of "lnclusionary" or "affordable"
housing in all new developments is required by the Housing Element of the City's
General Plan. The requirements applicable to locating and constructing these
housing units are stipulated in the lnclusionary Housing Ordinance, City Municipal
Code Chapter 21.85. Sub-section 21.85.050 indicates in part, that "the required
number of lower-income Inclusionary units shall be fifteen (15%) percent of the
total qualified residential units, approved by the .final decision making authoJity."
"Lower-income" households are defined by sub-section 21.85.020 as,
" ... households ... whose gross income does not exceed eighty (80%) percent of the
median income for San Diego County as cletennined annually by the U.S.
Department of Housing and Urban Development."
QUARRY CREEK MASTER PLAN
MA¥ 5, 20l40 Cl08ER 19, 201 6 Page Ill-5
Item #12 January 10, 2017 Page 87 of 115
QUARRY CREEK MASTER PLAN -CHAPTER 4 Individual Planning Area
Development Regulations
10. Lighting adjacent to Planning Area OS-3 shall be provided through the
use oflow-sodium lighting and shall be shielded away from the adjacent
open spaces.
11. Passive landscape uses and utilities will be allowed within the upper
elevation in the northeast comer of Planning Area 1.
12. Public access trailhead, parking (minimum 3 spaces) and public access
easement and public trail easement (if access not provided via public
street) shall be provided at the southerly terminus of Street 'C' ___Q[
alternatively may be provided at the northeast corner of Havmar Drive at
!he entry drive to PA R-1 and R-2.
13. Subject to City regulations (i.e., Fire Department/Fuel modification zone
requirements) and technical limitations (water quality treatment
capabilities), the project developer will utilize, to the greatest extent
feasible, California native plants on the exterior slope banks, within the
detention basins and on the large interior slopes on Planning areas R-1
and R-2.
QUARRY CREEK MASTER PLAN
?>.4-A¥--=c~-l-40 CTOBER 19 .. 2016 Page IV-6
Item #12 January 10, 2017 Page 88 of 115
QUARRY CREEK MASTER PLAN -CHAPTER 4 Individual Planning Area
Development Regulations
6. Traffic calming elements shall be incorporated into the design of internal
drives within this Planning Area as needed in order to reduce the speed of
through traffic and enhance pedestrian safety.
7. Fencing within 60 feet of open space areas containing high-fuel chapaual
and other flammable vegetation shall be composed of non-combustible
materials, or as required per the conservation easement.
8. Subject to City regulations (i.e., Fire Depattment/Fuel modification zone
requirements) and technical limitations) landscaping in areas adjacent to
open spaces, detention basins and large interior slope areas shall be planted
with native plants to the greatest extent feasible.
9. Lighting adjacent to the Open Space areas shall be provided tlu·ough the use
oflow-sodium lighting, selectively placed, shielded, and directed away from
the adjacent Planning Areas OS-2 and OS-3.
10. A noise analysis shall be conducted to detennine whether noise levels from
Hwy 78 will exceed adopted noise standard levels. If noise walls over 6 feet
high are required, a combination of benn and maximum 6-foot high noise
wall shall be used to mitigate noise impacts.
1 l. The main entrance to Plam1ing Area R-2 will be off of Street 'B'. Secondary
access will be provided from Street 'C'.
12. A minimum of three public parking spaces shall be provided at the southerly
temunus of the shared private street (or public street -to be determined at
site design review) for community trail users. Altemativelv this public
parking may be provided at the northeast comer of Haymar Drive at the
entry drive to PA R-1 and R.-2. Such parking spaces shall be restricted to
use only during daylight hours. A public access easement (if private street)
will be provided for right of entry to these parking spaces and the communitv
trail.
QUARRY CREEK MASTER PLAN
MA-¥-5,-2o+-t-QcroBER 19. 2016 Page IV-12
Item #12 January 10, 2017 Page 89 of 115
QUARRY CREEK MASTER PLAN -CHAPTER 4 Individual Planning Area
Development Regulations
4.1.4 Planning Area R-4-Multi-Family Attached or Detached ~m·n,ard
Homes -Site Zoning Regulations and Criteria (see Figure 19. Plmming
Area R-4)
Description
Planning Area R-4 (approximately 18.2 gross acres/15.6 net acres) is allocated an
assumed 214 multi-family attached or single-family detached ~i'yru:e-homes. This
planning area shall be developed at an overall minimum net density of 12 du/acre based
on the overall net acreage of the entire planning area. Notwithstanding the fact that
some subarea portions of this planning area may be constructed at higher or lower net
density individually, the resulting overall net density of the planning area must achieve
at least 12.0 du/ac in order to demonstrate consistency with moderate housing
affordability policies of the Carlsbad Housing Element.
Access to Planning Area R-4 will be provided off of Streets •A', 'D' and 'E'.
Development of Pla1ming Area R-4 will require approval of a Planned Development
Permit pursuant to the procedures identified in the City's Plam1ed Development
Ordinance, Carlsbad Municipal Code Section 21.45. Development Standards shall be
pursuant to the Planned Development Ordinance unless modified by the Master Plan.
Where there are conflicts between the requirements specified in Section 21.45 and the
requirements of this Master Plan, the Master Plan requirements shall prevail.
Implementation of Master Plan Vision and Goals
The attached or detached units proposed for Planning Area R-4 are intended to provide
a medium-high density-aH-acllee-housing product. The units in Planning Area R-4 will
be situated in close proximity to the Qua1Ty Creek Shopping Center, the Community
Facilities Site and convenient access to the community recreation area, public trails
and other recreational uses within Quarry Creek and the adjacent BVCER.
Land Use Regulations
• General Plan Land Use Designation: RMH (Medium-High Density, 8~15
du/ac).
• Dwelling Unit Allocation: Assumed per Master Plan -214 units
• Density: 12 to 15 dti/ac
• Underlying Zone Designation: RD-M (Residential Density -Multiple)
Product Tvpe
• Multiple-family townhomes, flats or other attached or detached condominium
and/or apartment designs. In order Lo encournge a variety of hi!!her c.lensit '.
product, single foniily detached housing may be permitted on lots not less than
3.100 square feet in gross area.
• Co1mnon recreation areas, including, but not limited to pocket parks and tot
lots as specifically permitted accessory uses.
• Accessory uses as permitted by Section 21.45.090.
QUARRY CREEK MASTER PLAN
,\4,,\-Y 5. 20~40 C l013ER 19. 2016 Page JV-19
Item #12 January 10, 2017 Page 90 of 115
QUARRY CREEK MASTER PLAN -CHAPTER 4 Individual Planning Area
Development Regulations
Required Development Permits
• Tentative Subdivision Map
• Planned Development Permit
• Hillside Development Penn.it (with master tentative map)
Development Standards
• Development in Planning Area R-4 shall comply with all applicable
regulations and development standards of the Carlsbad Municipal Code
(CMC), including the RD-M zone (Chapter 21.24) and Plam1ed Development
Ordinance (Chapter 21.45.060), Table E, Multiple Dwelling Development
Standards, and City Council Policy 66, except as modified by the Quarry
Creek Master Plan. These standards shall apply for either detached homes or
attached Multiple-Family dwellings.
• Multifamily attached courtyard condominium and detached simde familv
eondomieium homes shall comply with Section 21.45.060 General
Development Standards, with the following exceptions:
Driveway Parkways/sidewalks will not be required in motor courts which 11
(Project) provide access to garages.
Community A minimum of 200 square feet per unit of community recreation
Recreation area shall be provided.
Space
At least 25% of the required community recreation requirement
must be provided within Planning Area R-4. The balance (75% of
required area) shall be provided as active facilities within Planning
Area P-3, which is within convenient walking distance for the
residents of Planning Area R-4. The overall aggregate community
recreation space shall be provided as both passive and active
recreation facilities for a variety of age groups (a minimum of 75%
of the area allocated for active facilities at Planning Area P-3). The
portions of the recreation area designed for passive and active uses
shall be counted towards the conunon recreation area requirements
pursuant to Chapter 21.45.
• Multifamily condominium homes shall comply with Section 21.45.080
Multiple-Dwelling Development Standards, with the following exceptions:
Building
Height
Minimum
Building
Setbacks,
Public
Street*
QUARRY CREEK MASTER PLAN
MAV-§...--2-0-l-40CTOBER 19, 2016
•
•
Multiple Family Attached Dwellings:
35 feet and three stories with a minimum roof pitch of3: 12. The
first row of homes on the northernmost po1iion of the panhandle
parcel po1iion of this planning area shall be i'estricted to two-
sto1ies in height. -An enhanced 10-foot fully-landscaped structural setback shall
be provided from the right-of-way on all public streets. No
direct vehicular access onto Street 'A' is allowed.
Page IV-20
Item #12 January 10, 2017 Page 91 of 115
QUARRY CREEK MASTER PLAN -CHAPTER 41 Individual Planning Area
Development Regulations
Minimum Internal project setbacks from private streets or p1ivate dlives shall
Building be a minimum of:
Setbacks, • 5 feet
Private • 20 feet for drive-facing garages (may be reduced to 5-feet if
Driveway* visitor parking bays provided).
Minimum • Minimum 20 feet between buildings on paseos (porches from
Bldg each building may encroach up to 6 feet into this separation for
Separation a total of 12 feet).
• Minimum 10 feet between structures .
• Garage: 30 feet between opposing garage doors .
Resident • Two-car garage per unit.
Parking
Private • Minimum 6 feet x 10 feet covered porches or rear or front patios
Recreational will be provided.
Space
* Measured from ROW line or curb if private street.
• Sin!!lc fomilv detached homes shall complv with Section 21.45.070 One
Family Dwellings and Twi n Homes Development Standards. with the
followi11u exceptions:
Mi nimum Lot 3,100 square feet
Size
f\'linimum Lot 35 feet m inimum lot width measured at front yard setback
Width
Lot coverage Horne design shall cover no more than 50% of the lot (ex~j
porches. balconies and second-storv decks)_,
Min. Front A minimum 20 feet measured from front property line to garage
Yan! Setback door is required. Minimum IO feet mensured to habitable sgacc.
(Public and porch or a covered entry:.
Privnte
Streets)
Minimum Side yard 1ninimum .5 feet_ measured from the side progcrty line.
Side and ltear Es11r yard minimum IO feet measured to the rear property line.
Y~rd Setbacks Minimum 5-feet setback for balconies or covered pntios to rear
pro12crt Y line. A maximum ') foot encroachment for architectural
12rojec!ions in ti~~ side yard setback will be allowed. I Visitor ln single familv detached 12roducts: on-street visit or parking credit
Parkine is allowed iu private drive aisles where 24-foot dri ving width is
maintained. and between sin!!le fami ly driveways on the 11011h side
.9JSJreet 'E' (where a minimum 20 feet is Qrovided between npro.!1&
Note: If Alternative Uses per Section 3.1.4 of this master plan (senior housing or
for-rent apartments) are proposed, the project shall be designed in accordance with
development standards of CMC Section 21 .84 and 21.24 (respectively) instead of
the development standards listed above.
QUARRY CREEK MASTER PLAN
MAY 5. 20-1"-I OClOBER 19. 20l(, Page IV-21
Item #12 January 10, 2017 Page 92 of 115
QUARRY CREEK MASTER PLAN -CHAPTER 4 Individual Planning Area
Development Regulations
Required Development Permits
• A Site Development Plan (SDP) for Plamring Areas P-2 and P-3 shall be
processed for approval prior to construction of improvements in these plam1ing
areas.
• An administrative SDP pennit shall be processed for Plamung Areas P-1 and
P-5 prior to construction of improvements in these plannii1g areas.
Special Design Criteria -All Public Use Areas
I. Site planning for these areas shall minimize, to the greatest extent possible,
light and noise impacts to proposed adjacent residences and open spaces.
2. Building structures and facilities shall be architecturally integrated with the
overall architectural design themes for the Quarry Creek Master Plan and
shall be oriented and related to a pedestrian scale.
3. Screening walls for storage spaces and equipment areas shall be
architecturally integrated with the surrounding buildings and design. Trash
receptacles and a plan for management of such facilities shall be provided.
4. Structure placement shall be designed to create opportunities for plazas and
other landscaped open space areas within the Plaru1ing Areas. Solar panels
shall be incorporated into the PA P-3 design to the extent it is structurally
feasible to do so.
5. Pedestrian access to each of these planning areas shall be provided from
adjacent planning areas.
6. Bike racks shall be provided in Planning Areas P-1, P-2, P-3 and P-5 to
encourage alternative mea11s of transportation.
7. Landscaping for these areas shall avoid the use of invasive plants.
8. Grading and Landscape plans for Planning Areas P-1, P-2, P-3, PA-4 and PA-
5 shall be subject to review by the Carlsbad Planning Division.
9. All Public Use planning area shall be posted with usage restrictions.
10. ln Planning Area P-1, the Park & Ride lot shall comply with all applicable
regulations and development standards of the Carlsbad Municipal Code
except as modified by the Quarry Creek Master Plan. Accessory uses (such
as a mobile coffee kiosk) solely for the convenience of patrons of the Park
& Ride lot are also allowed.
I 1. Project entry rnonumentation may be provided in PA P-2 and P-3.
12. Planning Areas P-1 shall be developed concurrently with the construction of
Platming Area R~l and/or R-2. Plaru±m:g---Areas--P--&--M<l P 4 shnH-oo
QUARRY CREEK M.ASTER PLAN
MAY 5. 20140CTOBER 19.20 16 Page TV-28
Item #12 January 10, 2017 Page 93 of 115
QUARRY CREEK MASTER PLAN -CHAPTER 4 Individual Planning Area
Development Regulations
construqted conatf'fefltly with the first phase-ef-de-¥elefffitent of PlaH.tMitg
Areas R 3 or R 1. Prior to the occupancy of the 551h dwelling un it within
Planning Area R-3 or R-4 combined, the recreation bu ilding phase 1
improvements on Plmmjng Area P -3 shall be completed and ready for
resident use. The Planning Area P-3 swimming pool phase ? shall be
completed prior to occupancy for the 1001h combined dwelling unit in these
two residential pla1111u1g areas. Planning Area P-4 shall be developed
concurrently with Street 'A', Planning Area R-3 or R-4. Plmming Area P-5
shall be developed concurrently with Planning Area R-4.
13. The access to the Buena Vista Ecological Reserve will not allow motorized
vehicles.
14. A minimum of two electric car charging stations shall be provided at the PA
P-1 community facilities site or elsewhere within the project.
15. The project developer will provide a post-and-rail type fencing adjacent to
open space areas to facilitate wildlife movement, subject to the City and
Resource Agency approval.
QUARRY CREEK MASTER PLAN
MA¥ ~.2<H40 c rourn 19.20 16 Page IV-29
Item #12 January 10, 2017 Page 94 of 115
QUARRY CREEK MASTER PLAN -CHAPTER 6 Design Provisions and
Guidelines
6.4 Architectural Design Guidelines
The architectural design guidelines established in this Master Plan are intended to implement
the standards of this Quarry Creek Master Plan, and to establish high quality standards for the
quality of development ensuring an aesthetically pleasing enviromnent for the residents of the
Quarry Creek community.
6.4.1 Architectural Theme
The key to the architectural theme for Quany Creek is tied directly to the hist01y and key
natural elements of the site, i.e.; the Buena Vista Creek environment, the El Saito falls, and the
rich cultural heritage of the area. It is envisioned that the architecture for the project will be
created through consideration of the project's historical relevance, and the constraints,
opportunities and charactetistics of each neighborhood. A range of multifamily architectural
styles, allowing diverse but compatible architectural forms and products, is provided in these
guidelines. Architectural diversity within each neighborhood will be created by va1ying
building materials, colors and textures in c01tjunction with architectural features (for example,
roofs, windows, doors, fascias and trim), rather than by designing buildings that vary greatly
in architectural styles. In addition to the guidelines below, all architectural styles shall be in
go:,:neral compliance with the City of Carlsbad's Council Policy Statement 44 regarding
neighborhood Architectural Design Guidelines.
6.4.2 Building Massing and Scale
Residential architectural elements shall provide distinction in elevations, roofline variances and
other relief. Thus, it is the intent of this Design Guidelines to ensure that individual elements
within a building's volume relate to one another in a balanced and aesthetically pleasing way,
They are also critical when trying to understand building -to-building spatial relationships and
how best to design the space between those buildings to the comfort of the homeowners and
their guests.
Massing refers to the scale of a building overall, as well as its constituent parts and their affect
on a building's apparent volume. Special care should be taken to break down a building's mass
wherever possible tlu·ough variation in height. Varied floor plans can be designed in such a
way so that Jess long iuns of side wall can be paired with plans that have longer mns.
QUARRY CREEK MASTER PLAN
MAY 5.101<1 0CTUBERl9 . 20 16 Page Vl-6
Item #12 January 10, 2017 Page 95 of 115
QUARRY CREEK MASTER PLAN -CHAPTER 6
6.4.4 Architectural Styles
Design Provisions and
Guidelines
Five primary architectural styles have been chosen for the Quan-y Creek Master Plan. These
styles were selected to provide varied yet harmonious architectural themes. Each project
should be internally consistent and provide sufficient architectural variation to create
thematically related, yet interesting, neighborhood architectural concepts.
Conceptual illustrations of the acceptable architectural styles consistent with the overall theme
of the project are demonstrated on Figures 28 through 32. It is important to note that these
illustrations are conceptual only, and are intended to provide a sta11ing point and direction for
project architecture, which should ideally be the result of a creative interpretation of the
architectural vernacular of these styles.
_l'\ · a result of the fact that th~.12.gjarity of architecturnl style. is~onstantly chanaingj _ _LjiJ he
intent of thi s 'Master Plan 10 allo~v architectural style lle&ibility which extends beyond the five
primary ard1ilectural slvlcs: as long as the building mass in2. frmn. scale. materials and colors
remain consislent and compatible with the overall theme of th e architectural styles and features.
The five rimar _architectural styles are described as follows:
I. Cottage
The Cottage architectural design is most notable for its relaxed fonns, lower scale and a range
of massing styles, from simple to complex. Roofs are usually low in pitch as gables, but can
have higher pitches when a hip roof variant is chosen. Donner elements can be introduced into
the roofs with higher pitches to help reduce scale and the impact of a larger roof area.
Appropriate siding choices include stucco, lap siding, shingle siding, board and batter, and
masonry elements including brick and stone to assist in breaking down the scale where needed.
Roof materials can include concrete tile (slate or shake), composition shingles (higher profile),
and small areas of metal may be acceptable. Windows should be vertical rectangles and display
more playful muntin patterns. Cottage style architecture does well with strong accent colors
on entry doors. Body colors of the multifamily structures can vary, trim should be off-white,
accent colors middle or dark tones, roofs middle or dark tones. Masonry (brick or stone) accent
is encouraged.
2_+. Craftsman
The Craftsman architectural design presents its massing with low-pitched gable roofs with large
barge boards and long roof overhangs. The larger overhangs frequently require the use of
outiiggcrs, occasionally with large corbels suppo11ing them. Simple cruciform building shapes
are common because of the "post & beam" strnctural systems used to construct the buildings
originally.
QUARRY CREEK MASTER PLAN
MA+-5. ~O.l ~Oc rGBER 19. 2QJ.§ Page Vl-10
Item #12 January 10, 2017 Page 96 of 115
QUARRY CREEK MASTER PLAN -CHAPTER 6 Design Provisions and
Guidelines
Craftsman roofs are typically low in pitch as gables with little precedent for hip roof fo1111S.
Common building siding materials are stucco, lap siding, shingle siding, board & batten, and
masonry elements including brick and stone to assist in breaking down the scale where needed.
Roof materials include concrete tile (shake) and/or composition shingles (higher profile).
Windows should be vertical rectangles with varied muntin patterns in the upper sash. Entry
doors have smaller panels high with the larger panels on the bottom. Craftsman style also does
well with strong accent colors or muted wood tones on enhy doors. Body colors of the
multifamily stmctures are typically darker tones, tiim should be middle or dark tones, accent
colors middle or dark tones, roofs middle or dark tones. Masomy (brick or stone) accent is
encouraged.
2~-European Country
The European Country architectural design can be characterized with a simple fom1 or more
complex form, with steeper roof pitches, usually on smaller multifamily buildings. Roofs
usually have steeper pitch, as gables, hips or a combination of both. Broken pitch sheds and
donners are also common rooffeatures.
Appropriate siding materials include stucco, lap siding, shingle siding, board and batten, and
masonry elements including brick and stone to assist in breaking down the scale of the building,
where needed. Roof materials include concrete tile (slate or shake), composition shingles
(higher profile), and small areas of metal may be acceptable. Windows should be vertical
rectangles with regular muntin. Bay and bow window elements are also common. Entry doors
can be of many different arrangements depending upon whether the variant chosen is fonnal
or infom1al and glass in the upper panel of the door is not uncommon. Wood railings on the
exterior are conimon. Body colors of the multifamily European Count1y structures are typically
light and middle tones, trim should be off whites or middle tones, accent colors middle or dark
tones, roofs middle or dark tones. Masonry (brick or stone) accent is encouraged.
£+. Monterey
The Monterey architectural design tends to be ve1tical and . shallow, and may include
cantilevered balconies. Roof pitches are usually low and consistent. The homes can have an
Early California flair, or a more Traditional Beach Cottage flavor. Roofs usually have lower
pitches as gables with nearly no precedent for hips. Barges tend to be flush or ve1yshort, while
eave overhangs can be medium to long in length with exposed rafter beam tails.
QUARRY CREEK MASTER PLAN
i\J:\Y5,20M0cronER 19.2016 Page VI-12
Item #12 January 10, 2017 Page 97 of 115
QUARRY CREEK MASTER PLAN -CHAPTER 6 Design Provisions and
Guidelines
Monterey style siding choices include stucco, lap siding, shingle siding, board and batten, and
masomy elements including brick and stone to assist in breaking down the scale of the building,
where needed. Roofing choices include concrete tile (flat shake or banel "S"), or composition
shingles (higher profile). Windows should be vertical rectangles with regular muntin. Smaller
"gun slot" windows can be appropriate and some windows might have diamond pattern
muntins. Monterey style front doors tend to be more muted and can be wood toned with a
stained appearance. Body colors of the multifamily Monterey structures are typically light and
middl.e tones, trim should be off whites or middle tones with some dark tones on Medite1rnnean
variants), accent .colors middle or dark tones, roof tones middle tones or terra Cotta tones for
Mediterranean variants. Light toned brick accent is encouraged.
;i4. Spanish Colonial
The Spanish Colonial architectural style can have simple to complex massing, with rnofs that
are designed with low pitched gables, hips or cornbinatfon of both. Arched or elliptical
openings are very c01mnon. Roof overhangs usually include flush or nearly flush barges and
medium length eaves. Exposed rafter beam tails or detailed coved eave assemblies are very
conm1on.
Spanish Colonial style siding choices include stucco, lap siding (rarely, and only in gables),
board and batten (rarely, and only in gables), and masonry elements including adobe brick,
sometimes painted on full wall planes and masses. Appropriate roofing materials are concrete
tile (barrel S and/or Villa ("Cap & Pan"). Windows should be vertical rectangles with regular
muntin. Smaller "gun slot" ,vindows can be appropriate and some windows might have
diamond pattern muntins. Spanish colonial style front doors tend to be more muted and can be
wood toned with a stained appearance. Body colors of the multifamily Spanish Colonial
structures are typically light and middle tones, trim should be off whites or middle tones with
some dark tones on Mediterranean variants), accent colors middle or dark tones, roof tones
middle tones or terra cotta tones for Mediterranean variants. Light toned brick veneer accent
is encouraged.
The style palettes indicated above are intended to be utilized to compo1i with the intention of
the architectural designer for the ff11:1!l:ifam+l-y-pr(:}j&-45residential housing that will make up the
Quarry Creek conu1mnity. A variety of styles have been offered to accommodate building
forms. As a "style driven" design guidelines, this Master Plan places heavy emphasis on
authentic interpretations of historical styles, which may include very simple forms. These
architectural styles ai·e intended to comply with City standards, as may be modified by this
Master Plan document.
6.5 Landscape Guidelines
Stringent standards for landscape and site maintenance are included in this master plan in an
effort to promote the health and vitality of common spaces, natural features and cultural
heritage of the site. These landscape design guidelines incorporate guidelines and criteria for
landscape material and design. These Landscape Guidelines provide the blueprint for the
implementation of the projecfs landscape design concept, which in turn, creates the primary
thematic linkage for the Quarry Creek Master Plan.
QUARRY CREEK MASTER PLAN
·f 1A¥-:5,~4140 C fOBER 19. 20 J 6 Page Vl-16
Item #12 January 10, 2017 Page 98 of 115
QUARRY CREEK MASTER PLAN -CHAPTER 6
6.5.3.1 Water Conservation
Design Provisions and
Guidelines
Water conservation will be accomplished through the use of reclaimed water and through
the use of water conserving plant matetials. Other conservation measures include using
water-conserving mulch and soil amendments in the landscaped areas. An automatic
irrigation system with automatic controllers, head to head coverage, and check valves will
be used in the landscaped areas.
6.5.3.2 Fire Fuel Modification
In accordance with City of Carlsbad Landscape Manual and fire depa1tment requirements,
a fire fuel modification zone will be implemented adjacent to the open space edges depicted
on Figure 33, Fuel Mod(fication Plan. The City Lanqscape Manual requires that the Fire
Fuel Modification Zone consist of a minimum 60-foot stmctural setback (tlu-ee 20-foot
zones) for manufactured and native slopes from adjacent open space. No trees will be
allowed within Zones l and 2, closest to the strnctures. In most Planning Areas, single
loaded streets will serve as a Fuel Modification Zone by providing a buffer between
residential areas and Open Space. The single-loaded street design will result in a
substantial increase in the setback from open space areas. The Fuel Modification Zone will
be implemented in several configurations as specified in the City Landscape Manual, based
on whether the residential development area abuts manufactured slopes with native
vegetation or natural slopes with native vegetation, and if the slopes are uphill or downhill
from the residential development. Fuel Modification Zones are shown on Figure 34; Fuel
Modification Zones. All Fuel Modification Zones will be located within separate lots and
will be managed by the Master HOA or the approved conservation management entity.
6.5.4 Community Streetscape Landscaping
The streetscape scene and parkway design is composed of the relationship between buildings,
structures, street scale, adjacent views/vistas, signs, landscaping and street furnishings. Design
of street and parkway landscaping shall be determined at the tentative map stage or at the time
of application for other discretionary applications for each planning area. Street sidewalks will
be lined with shade trees within the parkway and will include street furniture, lighting, and
clear crosswalks for pedestrians.
Street trees shall consist of mainly evergreen shade trees, planted within the parkway areas,
and as close to street comers, driveways and crosswalks as allowed by City Standards. Street
trees shall achieve a minimum overall rate of one tree for every 30 feet of street frontage.__filn::d
trees mav be located within pri vale lots to ach it:!ve th is avera2e spaci 112 in location where
drivewavs preven! the abili ty to complv with the reguirc111cnl wilhiq the ri 2ht-of-wav.
Underplanting below street trees will include parkways with grass and low-growing ground
cover and shrubs. Planting and irrigation practices for street trees and unde1vlanting shall avoid
overwatering and sha11 emphasize water conservation. Street lighting shall be provided per
City standards. The overall intent is to create a walkable conununity that is very pedestrian
and bicycle friendly.
QUARRY CREEK MASTER PLAN
~4-AY 5. 1Q I '~QCTOBf'R 19. 2016 Page Vl-2 1
Item #12 January 10, 2017 Page 99 of 115
5• NON-CONTIGUOUS
SIDEWALK
INFORMAL STREET~ TREE PLANTING
GROUNDCOVERI
LOW SHRUBS AT
PARKWAY STREET LIGHT
STABILIZED
D.G. TRAIL
STREET 'A' (from Street 'B' intersection to the west) -STREETS 'D' & 'E'
5• NON-CONTIGUOUS
SIDEWALK
NOTE: On-street visitor parking is allowed on Street ·e· westbound,
west of private driveway intersection at PA R-4 West.
INFORMAL STREET
TREE PLANTING
GROUNDCOVER/
LOW SHRUBS AT
PARKWAY
HA YMAR DR, (FRONTING R-2)
PARKWAY
r. '·
HAYMAR DR.
STREET LIGHT
5• NON-CONTIGUOUS
SIDEWALK
STREET LIGHT
5' NON-CONTIGUOUS
SIDEWALK
NOTTO SCALE
@ ~w~ • ••II
FIGURE 36
Quarry Creek pusuc PRoPosED LocAL sTREET coNc EPTUAL
_ STREETSCA PE (STREET A & HAYMAR DR.!
Item #12 January 10, 2017 Page 100 of 115
QUARRY CREEK MASTER PLAN -CHAPTER 6
Parkway Planting:
Aloe spp. Aloe
Carex pansa California Meadow Sedge
Fesluca glauca BlueFescue
Lantana spp Lantana
Limonium perezii Sea Lavender
Nassella tenuissima Mexican Feather Grass
Phorm.ium tenax New Zealand Flax
Rosmarinus spp. Rosemary
6.5.4.2 Public Local Street (Street 'A', 'D' a,1d 'E' section)
Design Provisions and
Guidelines
Certain sections of Streets 'A', 'D' and 'E' within the project will be designed as local
streets, in confonnance with the Livable Streets Policy adopted by the City. Street 'E'
will be a cul-de-sac. This roadway will be constructed with 34 feet of paving (two 11-foot
travel lanes within a 60-fool wide right of way, with 6-foot bike lane, with no parallel
parking on both sidesallowed exc~J!)u the north side of Street 'E' west of the Planninrt
Area R-4 easterly private drive (Street 'D'))within a 60 foot wide right of way. A 5-foot
wide non-contiguous sidewalk will be designed *6-meander with.in a 13-foot parkway. In
a number of locations, a 6-foot wide decomposed granite (D.G.) trail will be provided on
the open space0adjacent side of the roadway: Some variations of th.is specific design will
be allowed in areas as detennined by the City of Carlsbad. An additional 5-to 7-foot
landscape buffer will be provided (except al driveways) within the residential planning
areas on each side of the local street. Please see the street section on Figure 36.
Theme: Informal plantings
Planting Scheme: Informal rows and groupings of trees and slu-ubs
Street Trees:
Quercus ilex
Quercus agrifolia
Tabebuia ipe
Support Trees:
Arbutus 'Marina'
Pistacia chinensis
Accent Trees:
J Lagerstroemia 'Tuscarora'
Parkway Planting:
Aloe sno.
Carex pansa
Festuca glauca
Lantana spp
Limonium perezii
Rosmarinus snn.
Phormium spp.
QUARRY CREEK MASTER PLAN
i'<~~G-J.40CTOI3ER.19. 2016
Holly Oak
Coast Live Oak (only in locations
minimum parkway)
Pink Trnmpet Tree
Strawberry Tree
Chinese Pistache
I Crape Myrtle
Aloe
California Meadow Sedge
Blue Fescue
Lantana
Sea Lavender
Rosemary
New Zealand Flax
where 6-ft.
Page VI-29
Item #12 January 10, 2017 Page 101 of 115
QUARRY CREEK MASTER PLAN -CHAPTER 6
6.6.1 Community Theme Wall
Design Provisions and
Guidelines
This wall will be used within the project area for a variety of purposes, such as where
privacy or security is desired, as well as in locations where screening or noise baniers are
necessary. The Community Theme Wall shall be five to six feet high, and constmcted of
split face/precision block or slump block with slww coat with pilasters and a pre-cast cap,
all compati ble with 1he residential architecture of the project. Pilasters shall be provided
at regular intervals, which may vary but which shall be not Jess than l 00-feet feet on center,
depending on the location of the wall and changes in elevation or direction. Theme walls
shall also be located along the rear, side, or street side yards of planning areas which abut
recreation open space or public/private streets. A conceptual plm1 demonstrating the types
of walls on Quarry Creek is shown on Figure 43; Conceptual Theme Walls and Fence
Details.
6.6.2 Pel"imeter Walls
This fence type includes view fencing, sound/view walls and solid block walls and may be
used between lots or planning areas. The tubular steel view fence may be used at parks
and open space areas where some security and privacy is necessary, but also where an
unobstrncted view is desirable. View fencing shall be constructed of tubular metal pickets
with pilasters, and stucco or concrete caps, consistent with the architectural style and with
the Neighborhood Entry. Where views and noise attenuation are desirable, a combination
sound/view wall shall be used. Finally, in areas where views are not desirable, a solid
block wall with pilasters may be provided. The solid block wall shall consist of a split face
or --watlslump block with slurry coal wall 'Nith pre-cast cap. For each of the perimeter walls,
pilasters shall be provided at regular intervals, which may vary, depending on the location
of the wall but shall be provided as needed to ensure the structural integrity of the wall.
6.6.3 Production Fencing
Wood fences may be provided at the rear and sides of individual resid~ntial lots in order to
provide security mid privacy for individual residential units. Wood fencing shall not
exceed a height of six feet. If pilasters are proposed, the pilasters shall be provided at
regular intervals, which may vary, depending on the location of the wall but shall be
provided as needed to ensure consistency with the perimeter and community theme walls.
Wood fencing shall not be used within fire suppression zones.
6.6.4 Trail and Open Space Fencing
Trail and open space fencing shall be installed when a public trail is provided acljacent to
preserved open space, in order to minimize human intrusion into open space areas while
providing a natural experience for trail users and facilitate wildlife movement. Trail and
open space fences shall be constructed of "post-and-rail" type fence, subject to approval of
the City and the Resource Agencies. The trail and open space fencing shall include signs
which identify the open space and entrance restrictions per the Conservation Easement and
regulations associated with the Quarry Creek Preserve Management Plan.
QUARRY CREEK MASTER PLAN
MAY 5, ~Ol40c !OBER 19. 2016 Page Vl-40
Item #12 January 10, 2017 Page 102 of 115
LEGE.ND
~QUARRY CREEK PROPERTY BOUNDARY LINE
~ ROADS
~ POST AND CABLE TRAIL FENCE
I I LODGEPOLE TRAIL FENCE
J ! . VIEW FENCE (5' TUBULAR STEEL)
~ SOUND WALUCOMMUNITY THEME WALL
~ WIRE BOUNDARY FENCE (POST AND CABLE FENCE)
CU POTENTIAL PROJECT ENTRY MONUMENT LOCATIONS
I
,.
I
•.'.
... ; .·:'
........
---., ~ . , -os-1 ··, . ' .. ,\•
\
' ' •/~:~·-~
?
' . ' \ ·,
.. ·, . ~\
,., -·
. \ ~. ·-. .....
/'
300 &00 1200 FT
It i;i-ts~~~~ • ••II ~ !SB
FIGURE 42 Quarry Creek FeNce AND wALL PLAN
PAGE Vl-41 Master Plan----------------------~---------------
Item #12 January 10, 2017 Page 103 of 115
STONE PILASTER WITH
PRE•CAST CAP W/ 1" OVERHANG
,6;'~17 rAGE w;.;,;...
SLUMP ILOCK WIT!t
$LUl\8'1:..COAT WALL
SOUND WALL/COMMUNITY THEME WALL
/
ROUND TUBE STEEL FENCE
MEMBERS • GALVANIZE WITH
ACRYLIC/POLYESTER COATING
~----ir::::n==,;:::;:r=;;=rFn:::;:;=rr=n:::~=ir=n:==n=n=;n==,;:::;:i!-:i:E::;:M ' '--
r---. -
"--b io ~ <;:.
~"<----+-~~~~ ..... ~~~~~~~~~~~ ............
VIEW FENCE
(TUBULAR STEEL FENCE)
Q uarry Creek
1•318" RAILS
314" PICKETS
1·718" POSTS
8'-0"
1
POST AND CABLE TRAIL FENCE
I, 8'-0" I,
1 1
S" DIAMETER POST
LODGEPOLE TRAIL FENCE
c• • 6" POWDl.11 COATl!D
METAL POSTS
{DAllK GIIHN 011 ILACK)
Hl!AVY GAUGI. GALVANIZl:O
WIii.i! 011 l;OUAL
NOTTO SCALE
~Vs~~~; • • • Ii
FIGURE43
CONCEPTUAL THEME WALLS AND FENCE DETAILS
Item #12 January 10, 2017 Page 104 of 115
QUARRY CREEK MASTER PLAN • CHAPTER 8 Master Plan
Implementation &
Amendments
The Master Plan provides an estimate of the approximate number of units that will be
developed within each Planning Area. The exact number of units that will be developed
within each Planning Area will be determined through site plan review as pait of the
processing of the tentative maps or site development plans for the particular Plam1i11g
Areas, and is based on making the findings aiticulated in Section 5.3 of this Master Plan,
and a determination of reasonable distribution of the maxnnum 636 dwelling total
dwelling units.
2. Major Master Plan Amendment All other Master Plan Amendments shall be determined
to be Major. Major Master Plan Amendments shall be approved through a public hearing
before the Planning Conunission and City Council pursuant to Chapter 21. 38.120 of the
CMC. The applicant shall be required to submit a completed application with graphics,
statements, or other infonnation as may be required to support the proposed Amendment.
An application for a Major Master Plan Amendment shall be processed, heard, and
determined in accordance with the terms of Chapter 21.38 applicable to the adoption of a
master plan
A log of Master Plan Amendments shall be kept in Table M below.
T bl M M a e : aste1· Pl A an d men ment L oi
Amendment No. Date Amendment Description
MinorMPA 10-0l(A} May 5, 2014 Reduce maximum dwelling unit count to 636
units. Minor modification of planning area
boundaries.
MP.I\ 10-0l (B) Pending Several modi fi cations to clar ify stamJ .:irds and lo
allow si nQ)e fa mil~, detached groclucts on foe
simole lots on Planni11g Area R-4 West.
8.3 Residential Unit Accounting Table
As discussed in Chapter 3 of this Master Plan, the Master Plan provides an assumed number
of units that will be developed within each Pla1ming Area. The unit estimates are based on a
maximum total number of units that will be allowed at builclout of the Quarry Creek project.
This maximum is 636 units. The exact number of units that will be developed in each
planning area will be detennined during the subsequent review of the tentative maps and/or
site development permits for such planning areas.
This Master Plan provides for the ability to transfer development intensity between planning
areas to allow flexibility in response to changing niarket trends. Depending upon the actual
land uses and intensity selected with each development action, more or less units than the
Asstuned DU (shown in Table N below) may actually be approved through site development
plan review. Therefore the selection of actual product types and land uses i.vithin each
pla1ming area may result in more or less units than the Assumed DU.
QUARRY CREEK MASTER PLAN
M.,..\-\'.-+-20.J4Q_uou1:1~ J 9.20 16 Page VIlI-4
Item #12 January 10, 2017 Page 105 of 115
QUARRY CREEK MASTER PLAN -CHAPTER 8 Master Plan
Implementation &
Amendments
As indicated in Chapter 5, if a site development plan approval results in fewer units than the
Assumed DU in this Master Plan, then these units may be transferred to the another planning
area as a receptor planning area, per the discretion of the City. If excess dwelling unit remain
after approvals have been granted for all Quarry Creek residential planning areas, the
remaining surplus units will be placed in the City of Carlsbad Excess Dwelling Unit Bank for
future allocation as determined by the City. The overall number of dwelling units at buildout
of Qua1w Creek shall not exceed 636 units as indicated in this Master Plan.
Table N· Master Plan Unit Accountino Table ' ....
Planning Master Plan Units Units to Units to
Area Assumed Approved by Transfer to Transfer to
Units TM/SDP Planning DU Bank
Area
R-1 127 64 63 to PA R-2 0
R-2 200 278 0
R-3 95 S8 7 to PA R-2 0
R-4 214 206 8toPA R-2 0
TOTAL 636 636 0
8.4 State Requirements
As contained in Section 65450, et. seq. of the California Government Code, a master plan shall be
prepared, adopted and amended in the same manner as a General Plan, except that a master plan
may be adopted by resolution or by ordinance and may be amended as often as deemed necessary
by the legislative body. No master plan may be adopted or amended unless the proposed master
plan or amendment is consistent with the City's General Plan.
QUARRY CREEK MASTER PLAN
MA¥--i-2-0l40CTOl3EK 19. 2016 Page VIII-5
Item #12 January 10, 2017 Page 106 of 115
Exhibit 6
Planning Commission Minutes
Minutes of:
Time of Meeting:
Date of Meeting:
Place of Meeting:
CALL TO ORDER
November 16, 2016
PLANNING COMMISSION
6:00 p.m.
November 16, 2016
COUNCIL CHAMBER
Chairperson Anderson called the meeting to order at 6:00 p.m.
PLEDGE OF ALLEGIANCE
Commissioner Segall led the Pledge of Allegiance.
ROLL CALL
Page 1
Present: Chairperson Anderson, Commissioners Black, L'Heureux, Goyarts, Montgomery, Segall
and Siekmann
Absent: None
STAFF PRESENT
Don Neu, City Planner
Ron Kemp, Assistant City Attorney
Farah Nisan, Senior Office Specialist
Chris Garcia, Associate Planner
Austin Silva, Associate Planner
Shannon Werneke, Associate Planner
Jason Geldert, Engineering Manager
APPROVAL OF MINUTES
Mr. Kemp commented that there are three types of minutes that the clerks keep such as action minutes,
summary minutes, and verbatim minutes. He noted that the summary minutes would capture the questions
that the Commission asks of staff and the answers, questions the Commission may ask of the applicant
and the answers and the decisions that were made afterwards. He stated that the verbatim minutes are
not what we aspire to because there is a video tape taken of the meeting that can be watched. Mr. Kemp
clarified that the City Council would like to see the summary format of the Planning Commission minutes
and stated that they watch the video if they would like to hear any other discussions. Mr. Kemp stated that
the minutes are prepared by the minutes clerk, presented to the Commission for approval, and then any
changes that are made to the minutes should be voted on by the entire Commission.
Chairperson Anderson asked for clarification if questions and responses would be summarized and not any
comments from the Commission. Mr. Kemp stated that the comments would come at the end of the
decision making process.
Chairperson Anderson asked if there were any corrections or revisions to the minutes of the meeting of
September 7, 2016.
Commissioner Montgomery referred to page 2, line 9 of his comments and stated that he would like to
make a change from June to July.
Commissioner Segall referred to page 10 and stated that he would like to clarify that he said if any future
growth would necessitate bringing on a se;cond hotel property.
Item #12 January 10, 2017 Page 107 of 115
Planning Commission Minutes November 16, 2016 Page 2
MOTION
ACTION: Motion by Commissioner Segall and duly seconded by Commissioner L'Heureux to
approve the minutes of the Regular Meeting of September 7, 2016 as amended.
VOTE: 5-0-2
AYES: Chairperson Anderson, Commissioner Goyarts, Commissioner L'Heureux,
Commissioner Montgomery, and Commissioner Segall
NOES: None
ABSENT: None
ABSTAIN: Commissioners Black and Siekmann
Chairperson Anderson asked if there were any corrections or revisions to the minutes of the meeting of
October 19, 2016.
Commissioner L'Heureux referred to the second paragraph on page 6 and stated that he would like to make
a change from transit to transect.
MOTION
ACTION: Motion by Commissioner L'Heureux and duly seconded by Commissioner Siekmann
to approve the minutes of the Regular Meeting of October 19, 2016 as amended.
VOTE: 6-0-1
AYES: Chairperson Anderson, Commissioner Black, Commissioner Goyarts, Commissioner
L'Heureux, Commissioner Montgomery and Commissioner Siekmann
NOES: None
ABSENT: None
ABSTAIN: Commissioner Segall
PUBLIC COMMENTS ON ITEMS NOT LISTED ON THE AGENDA
None.
PLANNING COMMISSION PUBLIC HEARING
Chairperson Anderson asked Mr. Neu to introduce the first item and opened the public hearing on Agenda
Item 1.
Commissioner Siekmann stated that she would like to recuse herself.
1. CDP 16-40/NCP 16-03 -DOW ADDITION -Request for approval of a Coastal
Development Permit and Nonconforming Construction Permit to allow the remodel of an
existing single family residence and replace the 253 square foot second story with a 1,583
square foot second story addition on a .15 acre lot within the R-1 Zone and the Mello II
Segment of the city's Coastal Zone located at 5080 Carlsbad Boulevard within Local
Facilities Management Zone 3. The project site is not within the appealable area of the
California Coastal Commission. The City Planner has determined that the project belongs
to a class of projects that the State Secretary for Resources has found do not have a
significant impact on the environment, and it is therefore categorically exempt from the
requirement for the preparation of environmental documents pursuant to Section 15303(a),
construction of a single family residence, of the state CEQA Guidelines.
Mr. Neu introduced Agenda Item 1 and stated Associate Planner Chris Garcia would make the staff
presentation.
Mr. Garcia gave a brief presentation and stated he would be available to answer any questions.
Item #12 January 10, 2017 Page 108 of 115
Planning Commission Minutes November 16, 2016 Page 3
Chairperson Anderson asked if there were any questions of staff.
Chairperson Anderson stated that there is currently a retaining wall within that easement that is made out
of old railroad ties and asked if the timing would facilitate the future road improvements. Engineering
Manager Jason Geldert stated that the issue would be addressed in time with Public Works, and stated that
he anticipates the wall may be removed. Chairperson Anderson asked if there was a timeframe of when a
decision might be made. Mr. Geldert stated at least 1 to 2 years.
Chairperson Anderson asked if there were any further questions of staff. Seeing none, she asked if the
applicant wished to make a presentation.
Lars Gullberg, Suite 234, 2400 Kettner Boulevard, San Diego, stated that he would be available to answer
any questions.
Chairperson Anderson asked if it was the intent to leave the wall the way it is. Mr. Gullberg stated yes, it
is as of now.
Chairperson Anderson asked if there were any further questions of the applicant. Seeing none, she asked
if any person in the audience wished to speak on the item. Seeing none, Chairperson Anderson opened
and closed the public testimony on Agenda Item 1.
DISCUSSION
Commissioner Montgomery stated that he can approve the non-conforming setback and can approve the
project.
Commissioner Black concurs with Commissioner Montgomery and stated that he can support the project.
Commissioner Goyarts stated that he can also support the project.
Commissioner L'Heureux stated that he can support the project.
Commissioner Segall concurs with his fellow Commissioners and stated that he can support the project.
Chairperson Anderson commented that she could also support the project.
MOTION
ACTION: Motion by Commissioner Segall and duly seconded by Commissioner L'Heureux that
the Planning Commission adopt Planning Commission Resolution No. 7208
approving Coastal Development Permit CDP 16-40 and Nonconforming
Construction Permit NCP 16-03, based upon the findings and subject to the
conditions contained therein.
VOTE: 6-0-1
AYES: Chairperson Anderson, Commissioner Black, Commissioner Goyarts, Commissioner
L'Heureux, Commissioner Montgomery and Commissioner Segall
NOES: None
ABSENT: None
ABSTAIN: Commissioner Siekmann
Chairperson Anderson closed the public hearing on Agenda Item 1, asked Mr. Neu to introduce the next
item and opened the public hearing on Agenda Item 2.
Item #12 January 10, 2017 Page 109 of 115
Planning Commission Minutes November 16, 2016 Page 4
2. RP 15-16/CDP 15-37 -4 PLUS 1 LUXURY LIVING -Request for a recommendation of
approval of a Major Review Permit and Coastal Development Permit to allow for the
demolition of a one-story, two-unit residential building and the construction of a mixed-use
building consisting of 1,105 square feet of retail space and four apartment units located at
3050 Madison Street in Land Use District 1 of the Village Review zone, the Village Segment
of the Local Coastal Program, and within Local Facilities Management Zone 1. The City
Planner has determined that this project belongs to a class of projects that the State
Secretary for Resources has found do not have a significant impact on the environment,
and is therefore categorically exempt from the requirement for the preparation of
environmental documents pursuant to section 15332 (In-fill Development Projects) of the
State CEQA guidelines.
Mr. Neu introduced Agenda Item 2 and stated Associate Planner Austin Silva would make the staff
presentation.
Mr. Silva gave a brief presentation and stated that an errata has been provided to the Commission to clarify
that the Recommendation on page one of the staff report to also recommend approval of the Coastal
Development Permit (CDP 15-37) as well as to revise Planning Commission Resolution No. 7210, page 4,
Finding 3C to add "2016" after May on the fifth line of the paragraph. Mr. Silva stated that staff is
recommending to remove condition No. 41 as it is not applicable to the project and concluded that he would
be available to answer any questions.
Chairperson Anderson asked if the parking study from May 2016 is the parking study that is ongoing. Mr.
Silva stated yes, it is the parking study that was recently completed. Mr. Neu clarified that it refers to the
first phase of the data that was presented on the field data collection of parking availability.
Chairperson Anderson stated that several comment letters have been submitted from the public and
wondered if Mr. Neu would respond to the purpose of the parking in lieu. Mr. Neu stated that the Village
Plan initially was approved as a redevelopment plan and when the state eliminated redevelopment, the city
converted it into a Master Plan so that it could be used to regulate development in the Village. Mr. Neu
stated that parking has always been a challenge and as part of the Village Plan years ago, the program
was created to allow the option for some land uses to buy parking credits and the city would have common
facilities that could be used by everyone.
Chairperson Anderson asked if there were any questions of staff.
Commissioner Black asked where the drive thru at Taco Bell next to the property empties out into. Mr.
Silva stated Carlsbad Village Drive. Commissioner Black asked if the drive thru goes around the back of
the building. Mr. Silva stated yes. Commissioner Black asked if it is by the alley way. Mr. Silva replied that
it is adjacent to the alley way. Commissioner Black asked if a traffic study has been done to see how many
cars use the alley way. Mr. Silva stated no, a traffic study is not required of a project unless it meets a
certain threshold of 500 average daily trips.
Commissioner Siekmann asked if Mr. Silva would talk about the density and how the project meets the
density. Mr. Silva stated that the Village Master Plan designates density for certain properties as the density
requirements for districts one through four is 28 to 35 units per acre. Mr. Silva commented that the project
meets the density requirements of 25 units per acre.
Commissioner Segall asked if the project would fit within the design guidelines and what the public input
has said. Mr. Silva stated that the draft Village and Barrio Master Plan meets the current standards. Mr.
Silva added that the height requirement in the draft Village and Barrio Master Plan is 45 feet and the
proposed project's building height is also 45 feet. Commissioner Segall inquired about parking. Mr. Neu
stated that staff does not know what the parking recommendations will be as of yet since the last phase of
the parking study has not been completed.
Commissioner L'Heureux inquired about the city's requirements for the removal of above ground utility
poles for projects. Mr. Geldert stated that the municipal code pertains to subdivisions that are developing
with street frontage of 600 feet or more. Commissioner L'Heureux asked if there are not any requirements
for projects such as this. Mr. Geldert replied stating no, the development of a single lot does not require
Item #12 January 10, 2017 Page 110 of 115
Planning Commission Minutes November 16, 2016 Page 5
underground utilities. Commissioner L'Heureux asked if there are any requirements for any developers to
participate in future improvement agreement for underground utilities. Mr. Geldert stated no.
Commissioner Montgomery asked if the drive thru lane is adjacent to the alley. Mr. Geldert stated that
there has not been any traffic issues in that area.
Chairperson Anderson inquired about shrubbery and if there will be room for planting on Taco Bell's side
of the wall after development. Mr. Silva stated that there is a small strip for landscaping opportunities on
the other property. Chairperson Anderson stated that the wall is attractive for tagging and if that is any
concern of Mr. Silva's. Mr. Silva stated no.
Chairperson Anderson asked if there were any other questions of staff. Seeing none, she asked if the
applicant wished to make a presentation.
Tone Tonekaboni, 2652 Escala Circle, San Diego, made a brief presentation and stated that he would be
available to answer any questions.
Chairperson Anderson asked if there were any questions of the applicant.
Chairperson Anderson asked if the landscaping is maintained by the Homeowner's Association (HOA) or
the homeowner. Mr. Tonekaboni stated that there is not an HOA for an apartment building and that the
property owner would maintain landscaping. Chairperson Anderson asked if the units are owned by one
person. Mr. Tonekaboni stated yes.
Chairperson Anderson asked if there were any further questions of the applicant. Seeing none, she asked
if any members of the audience wished to speak on the item.
Sheila McNulty, 3091 Jefferson Street, submitted a Jetter to the Commission, stated her concerns with
parking overflow and the density in the alley.
Barbara Boutelle, 3062 & 3070 Madison Street, stated her concerns with parking spaces.
Deedee Trejo, 2442 Roosevelt Street, stated her concerns with parking and the project's feel in the Village.
Robert Wilkinson, 2911 State Street, Suite I, stated that the project is the representative model of mixed
use projects and thanked the Commissioner's for their comments regarding underground utilities.
James Vitale, 3037 Jefferson Street, stated his concerns with density, the height of the building and the
character of the neighborhood.
Josh Hash, 946 Laguna Drive, stated that he would like the Commission to consider the project as a whole
and stated his concerns with density and the building's height.
Chairperson Anderson asked if there were any other members of the audience who wished to speak on the
item. Seeing none, she asked if applicant could respond to the issues raised.
Mr. Tonekaboni submitted a photo of the driveway to the Commission clarifying issues regarding the
driveway.
Commissioner L'Heureux asked what type of commercial tenants would occupy the building. Mr.
Tonekaboni stated small businesses that would attract one to two cars per day.
Chairperson Anderson asked if staff would like to respond to the issues raised. Mr. Silva stated that the
Village and Barrio Master plan allows for building height of 45 feet. He stated that the applicant has provided
a proposal that includes stepping back of the upper floors and on the sides of the building and complies
with the design guidelines.
Commissioner Montgomery asked what the City Planner considers the core of the Village. Mr. Neu stated
that staff is evaluating that issue against the approved Master Plan which consists of nine land use districts.
He stated that district one, the Carlsbad Village Center, is considered the core for the purposes of the
Item #12 January 10, 2017 Page 111 of 115
Planning Commission Minutes November 16, 2016 Page 6
current plan that includes the project site and goes as far south as Oak Avenue. Mr. Neu concluded that
staff is reevaluating what the core should be with the new Village and Barrio Master Plan that will support
a certain amount of residential that will help support the commercial uses in the Village and help make
those uses successful.
Chairperson Anderson asked if district one requires mixed use. Mr. Neu stated yes, the goal in the
commercial areas is to have the ground floor designated for commercial land uses so that pedestrians are
encouraged to park in the Village and walk around for a more viable district.
Commissioner L'Heureux asked if staff has done any kind of analysis regarding the alley and the amount
of traffic that can be tolerated and handled. Mr. Geldert stated that most purposes of the alleys is to access
parking that will keep driveways and curb cuts off the main streets providing nice sidewalks and additional
street parking. He stated that the traffic load for the project is low enough that it does not require a specific
study however, the alley can handle the traffic from higher densities and that the proposed project would
generate less traffic than a medical office building that has continuance of clients.
Commissioner Goyarts asked if the city could require the restaurant property owner to extend the drive thru
to the street. Mr. Neu stated that there was desire to not add additional driveway cuts when the project
was considered since the alley is already connected to Carlsbad Village Drive.
Commissioner Black asked if there could be arrangements in utilizing the bank parking lot by a shared
parking agreement rather than paying the in lieu fee. Mr. Silva replied stating that there would have to be
a night and day time use of the parking lot or if the bank had surplus parking. Mr. Silva stated that since
the bank hours of operation are during day time use, the shared parking agreement would not suffice.
Commissioner Black asked if the parking lot located at the bank were filled to capacity during the day time.
Mr. Silva stated no.
Chairperson Anderson asked if the alley is a two way street. Mr. Geldert stated yes. Chairperson Anderson
asked if there would be room for two cars to pass with parked cars on the side. Mr. Geldert stated that
there is no parking along the alley and that the vehicles parked on their property are outside the right of
way of the alley. Chairperson Anderson asked if the properties currently parking off the alley were
redeveloped would they be allowed to have parking accessed from the alley or if they would have to reorient
their property to face the main street. Mr. Geldert stated that it would preferred to have parking accessed
from the alley.
Commissioner Segall asked if the Commission had the right to legally hold off on making a decision on this
item knowing that there is a whole new plan coming forward. Mr. Neu stated that the mechanism by which
the city could hold up on considering new projects until the Master Plan were adopted would be to adopt a
moratorium, an area would be determined and specify some rationale as to why a moratorium was
necessary. He stated that ultimately that would be a decision for the City Council to make whether they felt
it was important enough to forgo any additional projects and post pone them until a new plan was
developed. Mr. Neu concluded that at this time, there is not a moratorium in place and staff is in a position
to evaluate the proposals against the current plan.
Mr. Kemp stated that the City Council is the body that makes the laws and the Planning Commission has
been appointed to carry out those laws and evaluate the project by the rules and ordinances that are on
the books. He stated that the City Council has not thought that there needs to be a moratorium, otherwise
there would be one.
Chairperson Anderson asked if the apartment manager would have some say so about how many cars are
allowed to residents. Mr. Silva stated yes, the residents should be designated two spaces per unit.
Chairperson Anderson asked if there were any other questions for staff. Seeing none, she closed public
testimony.
DISCUSSION
Commissioner Montgomery stated that he could approve the project based on the findings.
Commissioner Black stated that he can approve the project.
Item #12 January 10, 2017 Page 112 of 115
Planning Commission Minutes November 16, 2016 Page 7
Commissioner Goyarts stated that he could also approve the project.
Commissioner Siekmann agrees that the project meets the findings and stated that she could support the
project.
Commissioner L'Heureux stated that he has a problem with the architecture feeling too massive in the way
that it is being portrayed and that he is having a difficult time in deciding that the project is compatible with
the neighborhood. Commissioner L'Heureux commented that he does not think the design maximizes the
use for the property owner is the best for the community. He stated that he cannot support the project.
Commissioner Segall stated that he will have to support the project.
Chairperson Anderson stated that she could support the project.
MOTION
ACTION: Motion by Commissioner Segall and duly seconded by Commissioner Siekmann that
the Planning Commission adopt Planning Commission Resolution No. 7210
recommending approval of Major Review Permit RP 15-16 and Coastal Development
Permit CDP 15-37 to the City Council based on the findings and subject to the
conditions contained therein including the errata sheet presented and deleting
condition No. 41.
VOTE: 6-1-0
AYES: Chairperson Anderson, Commissioner Black, Commissioner Goyarts,
Commissioner Montgomery, Commissioner Segall and Commissioner Siekmann
NOES: Commissioner L'Heureux
ABSENT: None
ABSTAIN: None
RECESS
Chairperson Anderson closed the public hearing on Agenda Item 2 and called for a 6 minute recess at 8:00
p.m.
MEETING CALLED TO ORDER
Chairperson Anderson called the meeting to order at 8:10 p.m. with all Commissioners present.
Chairperson Anderson asked Mr. Neu to introduce the next item and opened the public hearing on Agenda
Item 3.
3. MP 10-01(8)/CT 16-05/PUD 16-06 -QUARRY CREEK -PA R-4 (WEST) -Request for
a determination that the project is within the scope of the previously certified Quarry Creek
Master Plan EIR and that the EIR adequately describes the activity for the purposes of
CEQA; and a request for approval of a Master Plan Amendment, Tentative Tract Map and
Planned Development Permit for 56 single-family homes within Planning Area R-4 of the
Quarry Creek Master Plan, located on the north side of Marron Road and adjacent to the
western terminus of Adobe Springs Road, in Local Facilities Management Zone 25.
Mr. Neu introduced Agenda Item 3 and stated Associate Planner Shannon Werneke would make the staff
presentation.
Ms. Werneke gave a brief presentation and stated she would be available to answer any questions.
Chairperson Anderson asked if there were any questions of staff.
Commissioner Segall asked if there are requirements regulating what kinds of curtailments could be on the
roof deck not specifying gas or coal burning and if there is an interest to restrict coal burning barbeques.
Item #12 January 10, 2017 Page 113 of 115
Planning Commission Minutes November 16, 2016 Page 8
Ms. Werneke stated that she would defer the question to the applicant, stated that she does not think that
there are any concerns and that there is a gas stub out on the roof plan for a gas barbeque.
Chairperson Anderson asked if there were further questions of staff. Seeing none, she asked if the
applicant wished to make a presentation.
Jack Robson, Suite 600, 4365 Executive Drive, San Diego, made the presentation and stated that he will
be available to answer any questions.
Chairperson Anderson asked if there were any questions of the applicant.
Commissioner Goyarts asked if the 56 single family homes will have access to the recreation center. Mr.
Robson stated yes. Commissioner Goyarts asked why the pool would not be available for use while the
recreation center is open. Mr. Robson stated that there were certain criteria as to what areas would be
open by occupancy and added that the pool would be opened by the 75th or by the 1001h occupancy. Mr.
Robson stated that the rec center will need to be completed by the 55th occupancy.
Commissioner Siekmann asked if flags were allowed on the roof decks. Mr. Robson stated that since
umbrellas would be seen from the public street above the railing, there are private yard areas where
residents could post flags however, flag poles may be restricted from the roof decks.
Commissioner Montgomery asked if the roof decks are located towards the rear end of the houses. Mr.
Robson stated yes.
Chairperson Anderson asked if there were any further questions of the applicant. Seeing none, she asked
if any members of the audience wished to speak on the item. Seeing none, Chairperson Anderson opened
and closed public testimony.
DISCUSSION
Commissioner Montgomery stated that he could support the project.
Commissioner Black stated that he could approve the project.
Commissioner Goyarts stated that he could also approve the project.
Commissioner Siekmann stated that she could support the project.
Commissioner L'Heureux stated that he could approve the project.
Commissioner Segall stated that he could support the project.
Chairperson Anderson stated that she could also support the project.
MOTION
ACTION: Motion by Commissioner Segall and duly seconded by Commissioner L'Heureux that
the Planning Commission adopt Planning Commission Resolution No. 7209
recommending approval of a Master Plan Amendment (MP 10-01 (B)), Tentative
Tract Map (CT 16-05) and Planned Development Permit (PUD 16-06) based on the
findings and subject to the conditions therein including an errata sheet.
VOTE: 7-0
AYES: Chairperson Anderson, Commissioner Black, Commissioner Goyarts, Commissioner
L'Heureux, Commissioner Montgomery, Commissioner Segall and Commissioner
Siekmann
NOES: None
ABSENT: None
ABSTAIN: None
Item #12 January 10, 2017 Page 114 of 115
Planning Commission Minutes November 16, 2016 Page 9
Chairperson Anderson closed the public hearing on Agenda Item 3.
COMMISSION COMMENTS
Chairperson Anderson wished the Commission a Happy Thanksgiving.
CITY PLANNER COMMENTS
None.
CITY ATTORNEY COMMENTS
None.
ADJOURNMENT
By proper motion, the Regular Meeting of the Planning Commission of November 16, 2016 was adjourned [p~
DON NEU
City Planner
Farah Nisan
Minutes Clerk
Item #12 January 10, 2017 Page 115 of 115
AFFIDAVIT OF MAILING
NOTICE OF PUBLIC HEARING
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DATE OF PUBLIC HEARING: ____ l-+-t --~--~ 0--+/___,_\~-~__:__--~----
SUBJECT: Gu cw~. (}£QJ..(
LocATION: . t2ro C.WtskGA \J~\~ ~ .
DATE NOTICES MAILED TO PROPERTY OWNERS: / :A/;J. 9// Lf
NUMBER MAILED: j [JL/ -~ •
I declare under penalty of pe~ury under the laws of the State .of California that I am
employed by the City of Carlsbad and the foregoing is true and correct.
CITY CLERK'S OFFICE
(Date)
SENT TO FOR PUBLICATION VIA E-MAIL TO: ~ni011 T1 ibune _ _:__
~ CoastNews
PUBLICATION DATE: Union Tribune ------~~----------------
Coast News.~\:..=...t----<~ ~~b+Y--f-/W---'-----~
I declare under penalty of pe~ury under the laws of the State of California that I am
employed by the City of Carlsbad in the City Clerk's Office a fi regoing is true and
:;:· !L--/1 q lllf . , I
Attachments: 1) Mailing Labels
2) Notice w/ attachments
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN to you, because your interest may be affected, that the City Council
of the City of Carlsbad will hold a public hearing at the Council Chamber, 1200 Carlsbad Village
Drive, Carlsbad, California, at 6:00p.m. on Tuesday, January 10, 2017, to consider approving a
determination that the project is within the scope of the previously certified Quarry Creek Master
Plan EIR and that the EIR adequately describes the activity for the purposes of CEQA; and to
consider approving a Master Plan Amendment, Tentative Tract Map and Planned Development
Permit for 56 single-family homes within Planning Area R-4 of the Quarry Creek Master Plan,
located on the north side of Marron Road and adjacent to the western terminus of Adobe Springs
Road, in Local Facilities Management Zone 25 and more particularly described as:
Portion of Lot 4 of Carlsbad Tract Map CT 11-04, in the City of
Carlsbad, County of San Diego, State of California, according
to map thereof no. 16038, filed in the Office of the County
Recorder of San Diego, on July 10, 2015
Whereas, on November 16, 2016 the City of Carlsbad Planning Commission voted 7-0 to
recommend approval of a Master Plan Amendment, Tentative Tract Map and Planned
Development Permit to determine that the project is within the scope of the previously certified
Quarry Creek Master Plan EIR and that the EIR adequately describes the activity for the purposes
of CEQA; and a request for approval of a Master Plan Amendment, Tentative Tract Map and
Planned Development Permit for 56 single-family homes within Planning Area R-4 of the Quarry
Creek Master Plan, located on the north side of Marron Road and adjacent to the western
terminus of Adobe Springs Road, in Local Facilities Management Zone 25.
Those persons wishing to speak on this proposal are cordially invited to attend the public hearing.
Copies of the staff report will be available on and after Thursday, January 5, 2017. If you have
any questions, please contact Shannon Werneke in the Planning Division at (760) 602-4621 or
shannon. werneke@carlsbadca. gov.
If you challenge the Master Plan Amendment, Tentative Tract Map and/or the Planned
Development Permit in court, you may be limited to raising only those issues you or someone
else raised at the public hearing described in this notice or in written correspondence delivered to
the City of Carlsbad, Attn: City Clerk's Office, 1200 Carlsbad Village Drive, Carlsbad, CA 92008,
at or prior to the public hearing.
CASE FILE: MP 10-01(B)/CT 16-05/PUD 16-06
CASE NAME: QUARRY CREEK-PA R-4 (WEST)
PUBLISH: FRIDAY, DECEMBER 30, 2016
CITY OF CARLSBAD
CITY COUNCIL
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! . 167 521 42 00
1 Kunoth Kurtis & Laura L I
· 3530 Simsbury Ct
/ Carlsbad, CA 92010
167 52116 00
Davis J Randall & Woo Kimberley
3515 Simsbury Ct
Carlsbad, CA 92010
' 167 52119 00
Vega D Maxx & Tammy D
3509 Simsbury Ct
Carlsbad, CA 92010
167 52122 00
Wade Katie
3500 Simsbury Ct
Carlsbad, CA 92010
• i 167 521 25 00
Bennett T D & Deborah A Revocable
. , Trust
3554 Simsbury Ct
I I : 1 1 Carlsbad, CA 92010
167 52128 00
Foroughi Shawn
3560 Simsbury Ct
Carlsbad, CA 92010
167 5213100
Blue Dennis M & Linda M Living Trust
1975 Seabreeze Ct
, Encinitas, CA 92024
167 52134 00
Kotecha Family Trust
, 11 E Le Roy Ave
' Arcadia, CA 91006
' 167 52137 00
Haslam Michael D & Lynn A Revocable
1995
3540 Simsbury Ct
Carlsbad, CA 92010
167 52140 00
Marashi Saeid M & Robabe
· Po Box 9
Carlsbad, CA 92018
167 52143 00
Blue Dennis M & Linda M Living Trust
1975 Seabreeze Ct
Encinitas, CA 92024
label size 1" x 2 5/8" compatible with Avery ®5160/8160
Etiquette de format 25 mm x 67 mm compatible avec Avery ®5160/8160
09 U?/09 ~9® li.J911V :!9/\B 91Q!lBdWO:J WW L9 X WW 96 lBWJOJ ap auanb!B
167 52144 00
Wilkins Kevin & Sheila D
3526 Simsbury Ct
Carlsbad, CA 92010
167 52147 00
Headrick Monica A Living Trust
3520 Simsbury Ct
Carlsbad, CA 92010
167 52150 00
Arriaga Maria
3514 Simsbury Ct
Carlsbad, CA 92010
167 52153 00
Lichtman Michael J Trust
3511 Simsbury Ct
Carlsbad, CA 92010
167 52156 00
Knolls Of Calavera Hills Homeowners
Assn
3900 Harney St
San Diego, CA 92110
167 52159 00
Knolls Of Calavera Hills Homeowners
Assn
3900 Harney St
San Diego, CA 92110
167 522 4100
Knolls Of Calavera Hills Homeowners
Assn
3900 Harney St
San Diego, CA 92110
AM¥!1
09 ~B/09 ~9® li.Jall'rJ lll!M 91Q!lBdWO:J .. B/9 G X .. ~ 9Z!S 18QBI ,
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167 52145 00
Roy Jared & Seipp-Roy Peggy
3524 Simsbury Ct
Carlsbad, CA 92010
167 52148 00
Osgood Living Trust
3518 Simsbury Ct
Carlsbad, CA 92010
167 5215100
Rechlin Christopher W & Janis L
3512 Simsbury Ct
Carlsbad, CA 92010
167 52154 00
Cummings Alan & Ogrady-Cummings
, Maureen
• i 3506 Simsbury Ct
• i Carlsbad, CA 92010
1 1 167 521 57 00
I I Knolls Of Calavera Hills Homeowners
, , ! Assn
, ' 3900 Harney St
· ., San Diego, CA 92110
167 52160 00
Knolls Of Calavera Hills Homeowners
Assn
3900 Harney St
: San Diego, CA 92110
167 522 42 00
Knolls Of Calavera Hills Homeowners
Assn
3900 Harney St
1
San Diego, CA 92110
167 52146 00
Runzel Steven N & Patricia J Family
3522 Simsbury Ct
Carlsbad, CA 92010
167 52149 00
Groves Family Trust
7523 Magellan St
Carlsbad, CA 92011
167 52152 00
Pittman David B & Jeanette M
3510 Simsbury Ct
Carlsbad, CA 92010
167 52155 00
Knolls Of Calavera Hills Homeowners
Assn
3900 Harney St
San Diego, CA 92110
167 52158 00
Knolls Of Calavera Hills Homeowners
Assn
3900 Harney St
San Diego, CA 92110
167 52218 00
' Ghafarian Laya
543 Bliss Ct
San Jose, CA 95136
I : i
; I
label size 1" x 2 5/8" compatible with Avery ®5160/8;160
Etiquette de format 25 mm x 67 mm compatible avec Avery ®5160/8160 I
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CARLSBAD UNIFIED SCHOOL DISTRICT
6225 EL CAMINO REAL
CARLSBAD CA 92011
SAN DIEGUITO SCHOOL DISTRICT
710 ENCINITAS BLVD
ENCINITAS CA 92024
CITY OF ENCINITAS
505 S VULCAN AV
ENCINITAS CA 92024
CITY OF VISTA
200 CIVIC CENTER DR
VISTA CA 92084
STATE OF CALIFORNIA
DEPT OF FISH AND WILDLIFE
3883 RUFFIN RD
SAN DIEGO CA 92123
SAN DIEGO LAFCO
STE 200
9335 HAZARD WAY
SAN DIEGO CA 92123
U.S. FISH & WILDLIFE
STE 250
2177 SALKAV
CARLSBAD CA 92011
CARLSBAD CHAMBER OF COMMERCE
5934 PRIESTLEY DR
CARLSBAD CA 92008
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SAN MARCOS SCHOOL DISTRICT
STE 250
255 PICO AV
SAN MARCOS CA 92069
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LEUCADIA WASTE WATER DISTRICT
TIM JOCHEN
1960 LA COSTA AV
CARLSBAD CA 92009
CITY OF SAN MARCOS
1 CIVIC CENTER DR
SAN MARCOS CA 92069-2949
VALLECITOS WATER DISTRICT
201 VALLECITOS DE ORO
SAN MARCOS CA 92069
REGIONAL WATER QUALITY CONTROL
BOARD
STE 100
2375 NORTHSIDE DR
SAN DIEGO CA 92108-2700
AIR POLLUTION CONTROL DISTRICT
10124 OLD GROVE RD
SAN DIEGO CA 92131
CA COASTAL COMMISSION
ATIN KANANI BROWN
STE 103
7575 METROPOLITAN DR
SAN DIEGO CA 92108-4402
MICHAEL MCSWEENEY-BIA SD
STE 110
9201 SPECTRUM CENTER BLVD
SAN DIEGO CA 92123-1407
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ENCINITAS SCHOOL DISTRICT
101 RANCHO SANTA FE RD
ENCINITAS CA 92024
OLIVENHAIN WATER DISTRICT
1966 OLIVENHAIN RD
ENCINITAS CA 92024
CITY OF OCEANSIDE
300 NORTH COAST HWY
OCEANSIDE CA 92054
I.P.U.A.
SCHOOL OF PUBLIC ADMIN AND URBAN
STUDIES
SAN DIEGO STATE UNIVERSITY
SAN DIEGO CA 92182-4505
SD COUNTY PLANNING
STE 110
5510 OVERLAND AV
SAN DIEGO CA 92123-1239
SANDAG
STE 800
401 B ST
SAN DIEGO CA 92101
AIRPORT LAND USE COMMISSION
SAN DIEGO CO. AIRPORT AUTHORITY
PO BOX 82776
SAN DIEGO CA 92138-2776
CITY OF CARLSBAD
1200 CARLSBAD VILLAGE DRIVE
CARLSBAD CA 92008
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