HomeMy WebLinkAbout2016-12-07; Planning Commission; ; EIR 15-01/GPA 14-04/MP 178(I)/LFMP 87-17(A)/CT 14-09/PUD 14-10/SDP 14-13/SDP 16-06/CUP 14-09/CUP 16-01 – UPTOWN BRESSI
The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION
Item No.
Application complete date: December 7, 2016
P.C. AGENDA OF: December 7, 2016 Project Planner: Van Lynch
Project Engineer: David Rick
SUBJECT: EIR 15-01/GPA 14-04/MP 178(I)/LFMP 87-17(A)/CT 14-09/PUD 14-10/SDP 14-13/SDP
16-06/CUP 14-09/CUP 16-01 – UPTOWN BRESSI – Request for the certification of an
Environmental Impact Report, including the approval of Candidate Findings of Fact and a
Mitigation Monitoring and Reporting Program and a recommendation of approval of a
General Plan Amendment from Planned Industrial to Local Shopping Center and R-23
Residential, Local Facilities Management Plan Amendment, Master Plan Amendment,
Vesting Tentative Tract Map, Planned Development Permit, two Site Development Plans
and two Conditional Use Permits for the development of a 17.71 acre site within the
Bressi Ranch Master Plan with a 91,164 square foot shopping center, and a 125 unit multi-
family condominium project, all located at the southwest corner of Palomar Airport Road
and El Fuerte Street, north of Gateway Road, and east of Colt Place and located within
the southeast quadrant of the City within Local Facilities Management Zone 17.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7174 RECOMMENDING that
the City Council CERTIFY the Environmental Impact Report EIR 15-01, including the approval of Candidate
Findings of Fact and a Mitigation Monitoring and Reporting Program, ADOPT Planning Commission
Resolution No. 7175 RECOMMENDING APPROVAL of General Plan Amendment 14-04, Local Facilities
Management Plan Amendment 87-17(A), and Master Plan Amendment 178(I) and ADOPT Planning
Commission Resolution Number 7176 RECOMMENDING APPROVAL of Carlsbad Tract Map 14-09,
Planned Development Permit 14-10, Site Development Plans 14-13 and 16-06, and Conditional Use
Permits 14-09 and 16-01 based on the findings and subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
Shea Properties has submitted an application for the development of a local shopping center and multi-
family subdivision on 17.71 acres of land generally located at the southwest corner of Palomar Airport
Road and El Fuerte Street within the Bressi Ranch Master Plan. The existing Planned Industrial General
Plan Land Use designation is proposed to change to Local Commercial and R-23 Residential to
accommodate a mixed–use project. An environmental impact report has been prepared which analyzes
the potential impacts to the environment which may be caused by the development of the site. The
environmental analysis identified that there are no significant unmitigable environmental impacts.
The project site is divided into two separate yet interconnected development areas. The eastern 9.97-
acre commercial portion of the site would be developed with approximately 91,164 square feet of
commercial use development. The proposed commercial square footage consists of a 28,000-square-foot
food market, 16,454 square foot pharmacy/drive-thru, 11,650 square foot major tenant, and 35,060
square feet of smaller retail uses. Outdoor plazas and dining areas (9,160 sq. ft.) are dispersed around
the multi-tenant shop areas. Architecturally, the buildings are designed to complement the existing Bressi
Ranch commercial project adjacent to the south.
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The western 7.67-acre portion of the site would be developed with a maximum of 103 townhome units
and 22 residential stacked flats (total of 125 units). The proposed residential density is 16 dwelling units
per acre. There are 21 residential buildings with 4 to 6 three-story townhome units per building and two
buildings of three story stacked flats with 11 units each. The townhomes will have a ground floor two-car
garage and living space with two floors of living space above. Unit sizes range from 1,665 sq. ft. to 2,068
sq. ft. (all 3 bd. rm./3 ba.). The stacked flats will have either a single- or two-car garage on the ground
floor. One residential unit is provided on the ground floor with the remaining 10 dwelling units being on
the second and third floors. Unit sizes range from 735 sq. ft. (1 bd.rm.) to 1,340 sq. ft. (3 bd.rm.).
The architecture of the residential portion of the project is a Contemporary Craftsman style incorporating
brick, plaster, lap and board and batt wood siding. The materials and forms create a residential
component that is complementary as well as an appropriate companion to the existing architecture. The
buildings have a variety of roof pitches. The predominant roof pitch is 3.5:12. The maximum building
height for buildings with a minimum 3:12 roof pitch is 40 feet. A bulk of the townhome building heights
are 36 feet to 38 feet and the stacked flats are 39 feet, 8 inches. Buildings roofs with a roof pitch flatter
than 3:12 have a maximum building height of 35 feet. The buildings have flat roof architectural elements
up to 39 feet 8 inches on the townhomes and 41 feet on the stacked flats, which is in excess of the 35-
foot height limit. However, these protrusions are allowed per Section of 21.46.020 of the Carlsbad
Municipal Code, as the architectural features will not provide additional floor space and, in some cases,
are for the housing of elevators, stairways and other building maintenance features.
Three common active and passive recreational areas are provided within the residential area. The
southern recreation area includes a tot-lot, artificial turf area and a BBQ area with seating. The two
northern areas include a pool, pool deck with seating, gas fire pit, table tennis, putting green, bocce ball
court, shuffleboard courts and BBQ area with seating.
Access to the proposed project site is proposed via El Fuerte Street, Gateway Road, and Colt Place. The
commercial portion of the project would be accessed via a new entry point along El Fuerte Street. A new
southbound deceleration lane would be constructed, and a right turn in, right turn out access would be
created. A new signalized access would be created along Gateway Road at the existing intersection with
Finnila Place. The main and direct access to the residential portion of the project site would be provided
off of Colt Place. Three vehicular drives and sidewalks provide interconnectivity between the residential
and commercial areas.
Off-site improvements include a new signalized intersection at Gateway Road and Finnila Place, a raised
median in El Fuerte Street, and two chicanes on Gateway Road. A chicane is a series of two or more
staggered curb extensions on alternating sides of the roadway, which causes motorists to reduce speed.
As a traffic calming measure, concurrent with development of the project, chicanes will be installed on
Gateway Road between Innovation Way and Alicante Road, as well as on Gateway Road between
Innovation Way and Village Green Drive.
The site was previously entitled with a Planned Industrial Permit (PIP 05-23) for a 300,000 square foot
multi-building office/industrial development.
Table 1 below includes the General Plan designations, zoning and current land uses of the project site and
surrounding properties.
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TABLE 1 – GENERAL PLAN AND ZONING
Location General Plan Designation Zoning Current Land Use
Site Planned Industrial (PI) Planned Community
(P-C)
Vacant
North PI P-M Industrial
South Local Commercial (L)/R-23
Residential
P-C Commercial/Multi-family
Residential
East PI P-C Industrial
West PI P-C Industrial/Vacant
Table 2 below includes the project site’s gross and net acreage, the number of dwelling units allowed by
the General Plan’s Growth Management Control Point (GMCP) density and the proposed projects number
of dwelling units and density.
TABLE 2 – PROJECT DENSITY
Gross Acres Net Acres DUs Allowed at GMCP
Density of 19 du/ac
DUs Proposed and
Project Density (R-23)
7.67 7.67 146 125 (16 du/ac)
The project will require the following discretionary actions:
• Certification of an Environmental Impact Report (EIR 11-02)
The project EIR constitutes all environmental review required for the approval of the Master Plan
Amendment and all related discretionary applications.
• General Plan Amendment (GPA 14-04)
An amendment to the Land Use Element is required for the change in land use from Planned
Industrial (PI) to Local Commercial (L) and Residential 23 (R-23).
• Master Plan Amendment (MP 178(I))
A master plan amendment is required to change the permitted uses from industrial to residential
and commercial to establish the new Planning Area 16 with development standards (underlying
zoning).
• Local Facilities Management Plan Amendment Zone 17 (LFMP 87-17(A))
A LFMP amendment has been prepared which identifies infrastructure needs and describes how
the needed facilities will either be constructed or guaranteed as a result of the land use changes.
• Vesting Tentative Tract Map (CT 14-09)
A Vesting Tentative Tract Map has been filed concurrently for the creation of a residential
condominium lot (with 125 units) and three commercial lots.
Planned Development Permit (PUD 14-10)
A Planned Development Permit for the airspace subdivision of the residential development.
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Site Development Plan (SDP 14-13)
A Site Development Plan permit for the Affordable Housing review.
Site Development Plan (SDP 16-06)
A Site Development Plan for the review of the commercial development.
Conditional Use Permit (CUP 14-09)
A Conditional Review Permit for the proposed pharmacy drive thru facility.
Conditional Use Permit (CUP 16-01)
A Conditional Use Permit for a proposed liquor store (i.e. BevMo!/Total Wine).
The Table 3 below summarizes the proposed permits and final decision making authority.
TABLE 3 – PROPOSED PERMITS
PROJECT APPLICATION(S) ADMINISTRATIVE APPROVALS PLANNING COMMISSION CITY COUNCIL
Environmental Review
(Environmental Impact Report
15-01)
RA X
GPA 14-04 RA X
MP 178(I) RA X
LFMP 87-17(A) RA X
CT 14-09 RA X
PUD 14-10 RA X
SDP 14-13 and SDP 16-06 RA X
CUP 14-09 and CUP 16-01 RA X
RA = Recommended Approval
X = Final City decision – making authority
III. ANALYSIS
The proposed project is subject to the following plans, ordinances and standards as analyzed within the
following section of this staff report:
A. General Plan Land Use and Community Design (Residential 23 and L Land Use Designations),
Mobility, Noise and Housing Elements;
B. Bressi Ranch Master Plan/Planned Community Zone Planned Community (P-C) Zone, Chapter
21.38 of the Municipal Code;
C. Growth Management, Chapter 21.90 of the Municipal Code - Local Facilities Management
Plan Zone 17;
D. City Council Policy 43 compliance;
E. Subdivision Ordinance, Title 20 of the Municipal Code;
F. Planned Development and non-Residential Planned Development Ordinance, Chapter 21.45
and 21.47 of the Municipal Code;
G. Site Development Plans, Chapter 21.53(Affordable Housing) and 21.31 (CL Zone) of the
Municipal Code;
H. Conditional Use Permits, Chapter 21.42 of the Municipal Code; and
I. McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP).
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The recommendation for approval of this project was developed by analyzing the project’s consistency
with the applicable regulations and policies. The project’s compliance with each of the above regulations
is discussed in detail in the sections below.
A. General Plan
The General Plan Amendment (GPA) will modify and reconfigure the land use designations of the
property. The existing Planned Industrial (PI) designation will be removed and replaced by a new
Residential 23 (R-23) and Local Shopping Center (L) land use designations. The R-23 designation will be
placed on 7.67 acres on the west side of the property and L designation on the 9.97 acres located on the
east side of the property.
This project is in conformance with the Master Plan, as revised, and, therefore, is also in compliance with
the General Plan. The project complies with Elements of the General Plan as outlined in Table 4 below.
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TABLE 4 – GENERAL PLAN COMPLIANCE
Land Use and Community Design Element
Goal, Policy Project Consistency
Land Use Goal 2-G.1: Maintain a land use
program with amount, design and arrangement
of varied uses that serve to protect and
enhance the character and image of the city as
expressed in the Carlsbad Community Vision,
and balance development with preservation
and enhancement or open space.
The proposed project provides land uses that would
provide additional housing opportunities within the
City and, more specifically, the Bressi Ranch Master
Plan area. The proposed project is representative of
an infill development project that would support
continued open space preservation and would be
supported by existing community facilities within the
Master Plan development. The project would
integrate the proposed uses with the existing Master
Planned community thereby encouraging social
interaction through the provision of supporting
recreational and open space needs of project residents
and connection to the existing pedestrian circulation
system. Residential development will include up to
125 units (100 market rate units and 25 affordable
units) in a variety of product types that will appeal to a
wide cross-section of home buyers. Residential
products would include flats and townhomes. In
addition, a majority of the units proposed will meet
the higher density criteria to qualify (per State
Guidelines) as affordable to low and moderate income
buyers.
Land Use Goal 2-G.2: Promote a diversity of
compatible land uses throughout the city, to
enable people to live close to job locations,
adequate and convenient commercial services,
and public support systems such as transit,
parks, schools, and utilities.
Such a diverse mix of housing options will enhance the
energetic character of the community.
Land Use Goal 2-G.3: Promote infill
development that makes efficient use of limited
land supply, while ensuring compatibility and
integration with existing uses. Ensure that infill
properties develop with uses and development
intensities supporting a cohesive development
pattern.
The project site is representative of a classic infill site,
surrounded by existing development on all sides, and
is not located within a proposed preserve area
identified in the City’s HMP.
Land Use Goal 2-G.4: Provide balanced
neighborhoods with a variety of housing types
and density ranges to meet the diverse
demographic, economic and social needs of
residents, while ensuring a cohesive urban form
with careful regard for compatibility.
Project design recognizes the need for vehicular traffic,
but the emphasis has been placed on access to
alternative forms of transportation to the degree
possible. Public transit access is integral to the
community.
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Land Use Goal 2-G.6: Allow a range of mixed-
use centers in strategic locations that maximize
access to commercial services from transit and
residential areas.
A regional and local serving bus transit service line
(Route 445) along Palomar Airport Road will provide
connectivity between the project site and employment
and community facilities outside the project site. An
existing transit stop is located on Palomar Airport
Road, approximately 150 feet east of El Fuerte Street.
Regional pedestrian and biking trails on internal
roadways provide access to adjacent neighborhoods
and villages, and the off-site open space preserves.
Pedestrian access would be provided to the proposed
shopping center and the existing Bressi Ranch Village
Center shopping center to the south.
That any proposed commercial development can be
justified economically at the location proposed and
will provide adequate commercial facilities of the
types needed at such location proposed, in that an
extensive commercial study was prepared and the
Uptown Bressi site was identified as a desirable
location for commercial services to satisfy the needs of
the greater Carlsbad residents. There is sufficient
desire for additional restaurants and food options
based on Sales Tax Capture and Gap Analysis reports
for the City of Carlsbad in these commercial
categories. The retail vacancy rate city wide remains
very low (3%) which supports greater demand for
retail space and indicates a need for options in the
primary and secondary market areas.
Land Use Goal 2-G.7: Ensure that
neighborhood serving shopping and mixed-use
centers include shopping as a pedestrian-
oriented focus for the surrounding
neighborhood, are physically integrated with
the surroundings, and contain neighborhood-
serving stores and small offices. Where
appropriate, include in the centers high and
medium density housing surrounding the retail
core or integrated in mixed-use buildings.
Land Use Goal 2-G.8: Provide opportunities for
continued economic growth and vitality that
enhance Carlsbad’s position as a premier
regional employment center.
Land Use Goal 2-G.19: Ensure that new
neighborhood commercial centers are designed
for pedestrian comfort, and integrate with the
surrounding neighborhoods with new streets
and paths.
Land Use Policy 2-P.17: Application for re-
designation of land to commercial land uses
shall be accompanied by a conceptual
development plan and market study that
demonstrates the economic viability and
impacts on the viability of commercial uses
within shared trade areas.
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2013-2021 Housing Element
Goal, Policy Project Consistency
Policy 10-P.10: Ensure the availability of
sufficient developable acreage in all residential
densities to accommodate varied housing types
to meet Carlsbad’s 2010-2020 Regional Housing
Needs Assessment (RHNA), as discussed in
Section 10.3 (Resources Available).
Per CMC Section 21.85.030, a project is required to
provide 15 percent of the total units as affordable
units. City Council Policy 43 notes that if a project is
allocated units from the Excess Dwelling Unit Bank, the
allocation is considered an incentive and the city could,
therefore, request that 20 percent of the units be
qualified as affordable units. Similarly, in September
2015, the City Council approved Planning Commission
Resolution No. 7114, which required projects as part
of the General Plan Update requesting units from the
Excess Dwelling Unit Bank, to provide a minimum of 20
percent of the total housing units on the site as
affordable to lower income households. Given that no
residential units were previously proposed for the
project site, all 125 residential units will be allocated
from the Excess Dwelling Unit Bank. Therefore, the
project is required to provide 20 percent of the total
units (25 units) as affordable units.
The proposed project would provide a diversity of
housing. The affordable housing component proposes
25 units that will provide for-sale housing
opportunities for low-income households.
The project will develop an infill site that is currently
designated for planned industrial uses. The project
would introduce new land uses to replace the existing
planned industrial use with residential and commercial
uses, and implements and establishes consistency with
the requirements and policies of the Housing Element.
The project would expand the City’s affordable
housing stock to assist the City in meeting its Regional
Housing Needs Assessment. The city currently has a
jobs/housing ratio where there are more jobs than
housing. Providing more housing would reduce
impacts on surrounding communities and would
reduce commutes.
Policy 10-P.15: Pursuant to the Inclusionary
Housing Ordinance, require affordability for
lower income households of a minimum 15
percent of all residential ownership and
qualifying rental projects. For projects that are
required to include 10 or more units affordable
to lower income households, at least 10
percent of the lower income units should have
three or more bedrooms (lower income senior
housing projects exempt).
Policy 10-P.19: Address the unmet housing
needs of the community through new
development and housing that is set aside for
lower and moderate income households
consistent with priorities set by the Housing
and Neighborhood Services Division, in
collaboration with the Planning Division, as set
forth in the city’s Consolidated Plan.
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Mobility Element
Goal, Policy Project Consistency
Goal 3-G.1: Keep Carlsbad moving with livable
streets that provide a safe, balanced, cost-
effective, multi-modal transportation system
(vehicles, pedestrians, bikes, transit),
accommodating the mobility needs of all
community members, including children, the
elderly and the disabled.
The circulation system for the proposed project would
connect to the existing circulation system developed in
conjunction with the Master Plan development. The
main commercial entry to the project site is from
Gateway Road, north of Finnila Place, which accesses
the Bressi Ranch Village Center shopping center. At
this point, a new access road will be extended north
from Gateway Road to access the commercial
shopping center proposed in the eastern half of the
project site. Main access to the residential uses on the
western half of the project site would occur via a new
access road from Colt Place. This access road would
connect to multiple internal roadways within the
residential portion of the project as well as the
commercial portion of the project site.
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Goal 3-G.3: Provide inviting streetscapes that
encourage walking and promote livable streets.
The project’s roadways are designed with parkways
and bike lanes, and to minimum drive widths to calm
traffic and to reduce the amount of paved surface
within the project site. Traffic calming measures have
been incorporated into the project design as an
important part of the provision of "Complete Streets",
or livability as promoted within the Bressi Ranch
Master Plan area. These measures contribute to
allowing the roadway to operate with all users in mind,
including motorists, bicyclists, public transportation
vehicles and pedestrians. The traffic calming
measures, which are intended to slow traffic,
discourage cut-thru trips and provide for a safer
pedestrian and bicycle oriented community, include
the provision of entry medians, roundabouts/traffic
circles, well-identified mid-block pedestrian crossings
and roadway neckdowns (chicanes).
Bike lanes will be included on all public streets within
the project. Bicycle racks or storage would be located
in the commercial shopping center. Five-foot wide
sidewalks will be provided to facilitate pedestrian
access to other uses within and adjacent to the project
site.
Transportation alternatives will be available to those
living in and visiting the project. The project contains
easy and convenient connection to the regional bus
system and the planning area via the existing transit
stop on Palomar Airport Road just east of El Fuerte
Street. The North County Transit District (NCTD) bus
route #445 will provide service to the project and the
above referenced bus stop on Palomar Airport Road.
This bus stop features a bus turnout, street furniture,
including benches, shelters and transit information.
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Noise Element
Goal, Policy Project Consistency
Goal 5-G.1: Protect public health and welfare
by eliminating existing noise problems where
feasible, maintaining an acceptable indoor and
outdoor acoustic environment, and preventing
significant degradation of the acoustic
environment.
The primary noise source associated with the
proposed project will be from traffic along Palomar
Airport Road and from noise generated by the
proposed commercial uses. The project will require
the installation of a six-foot high noise wall at one
location along the northern perimeter of the project
site to mitigate noise from Palomar Airport Road to an
acceptable noise level. The project will not create a
noise impact to off-site uses.
Landscaping is currently installed along Palomar
Airport Road. The proposed six-foot high noise wall
would be screened by the existing landscaping along
Palomar Airport Road.
Goal 5-G.2: Ensure that new development is
compatible with the noise environment, by
continuing to use potential noise exposure as a
criterion in land use planning.
Goal 5-G.3: Guide the location and design of
transportation facilities, industrial uses and
other potential noise generators to minimize
the effects of noise on adjacent land uses.
Policy 5-P.6: Discourage the use of berms and
sound walls for noise mitigation; rather,
encourage the use of project design techniques
such as increasing the distance between the
noise source and the noise sensitive receiver
and use non-noise sensitive structures (e.g., a
garage) to shield noise sensitive areas. If a
berm or wall is determined necessary to
mitigate noise, discourage exclusive use of
walls in excess of six feet in height and
encourage use of natural barriers such as site
topography or constructed earthen berms.
When walls are determined to be the only
feasible solution to noise mitigation, then the
walls shall be designed to limit aesthetic
impacts. When walls over six feet in height are
necessary to mitigate noise, a berm/wall
combination with heavy landscaping, a terraced
wall heavily landscaped, or other similar
innovative wall design technique shall be used
to minimize visual impacts.
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Policy 5-P.16: Require new nonresidential
development to comply with the noise
compatibility criteria in the ALUCP. Require
dedication of avigation easements for new
developments designated as conditionally
compatible for noise in the ALUCP, and which
are located within the 65 dB CNEL noise
contour as mapped on Figure 5-4: Airport
Noise Compatibility Policy Map.
The project site is located within Airport Overflight
Notification Area (Review Area 1) of the AIA for
Palomar Airport. Residential properties located in an
overflight notification area may be subject to some of
the annoyances or inconveniences associated with
their proximity to airport operations. The ALUCP
requires that all new residential projects located
within the overflight notification area be required to
record a notice informing of the potential
environmental impacts related to the aircraft, and the
property is subject to overflight, sight and sound of
aircraft operating from the McClellan-Palomar Airport.
Implementation of Mitigation Measure LU-1 would
maintain compatibility with the ALUCP and ensure that
impacts associated with intermittent airport
overflights remain less than significant.
Public Safety Element
Goal, Policy Project Consistency
Goal 6-G.1: Minimize injury, loss of life, and
damage to property resulting from fire, flood,
hazardous material release, or seismic
disasters.
The City has adopted the City of Carlsbad Emergency
Plan, which addresses the City’s planned response to
extraordinary emergency situations. The City’s plan
identifies certain open space areas and public buildings
to serve as emergency shelters when residents must
be relocated.
Goal 6-G.2: Minimize safety hazards related to
aircraft operations in areas around the
McClellan-Palomar Airport.
The proposed project is in compliance with the ALUCP
airspace protection surfaces because a determination
of no hazard to air navigation has been issued by the
FAA.
Goal 6-G.4: Maintain safety services that are
responsive to citizens’ needs to ensure a safe
and secure environment for people and
property in the community.
The project site is not located within a 100-year flood
plain.
The proposed project does not involve the routine use
and storage of hazardous materials and hazardous
waste. The project will not result in a significant
hazard to the public or environment.
The project site currently consists of primarily vacant,
undeveloped land with non-native vegetation.
According to maps produced by the State, the project
site has little to no threat from wildfires.
Open Space, Conservation and Recreation Element
Goal, Policy Project Consistency
Goal 4-G.1: Develop a balanced and integrated
open space system reflecting a variety of
considerations – resource conservation,
production of resources, recreation, and
The project site is situated within the Bressi Ranch
Master Plan area, which includes a plan for open
space. As adopted, the Master Plan provides for
approximately 191 acres of natural and improved open
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aesthetic and community identity – and
ensuring synergies between various open space
components and compatibility with land use
planning.
space. None of these open space areas overlap with
the project site, which is currently proposed for
planned industrial development. In accordance with
the adopted HMP, the project would not alter the
existing preservation strategy for the Bressi Ranch
Master Plan, which already permanently preserves and
protects a majority of the sensitive habitats in the
Master Plan development.
Goal 4-G.3: Protect environmentally sensitive
lands, wildlife habitats, and rare, threatened or
endangered plant and animal communities.
These designated open space areas would be
unaffected by the proposed project and associated
Master Plan amendment. In addition to the open
space opportunities provided off-site, the project’s
residential component would provide three on-site
neighborhood recreation areas on approximately 0.66
acres spread throughout the site. As required by the
Planned Development Ordinance, Chapter 21.45 of the
Carlsbad Municipal Code, active and passive
recreational opportunities are required in the form of
pocket parks and/or common recreation areas located
in the residential planning areas. Common recreation
facilities for the residential component of the project
will include the required active and passive
recreational areas.
Goal 4-G.13: Protect air quality within the city
and support efforts for enhanced regional air
quality.
The project implements and is consistent with
measures identified in the CAP thought the provision
of renewable energy generation (photo-voltaic
systems), energy conservation (Green Building Code),
Transportation Demand Management, and by
accommodating Zero-Emission vehicles and other
greenhouse gas reduction measures and features.
Policy 4-P.1: Maintain an integrated open
space classification system that accommodates
conservation, resource production, recreation,
and aesthetic needs.
The proposed project would provide its own common
and private amenities, including private patios and
decks, a resort-style pool and spa, outdoor kitchen and
social space, children's play area, bocce ball court,
dedicated green space, and bicycle (or surfboard)
storage. Per Section 21.45.060 of the CMC, 18,750 sf
of common recreation space (150 sf per unit) is
required, of which 75 percent (14,063 sf) is required to
be active recreational space. A total of 28,685 square
feet of common recreational space is provided, and
14,073 sf is dedicated to active recreation, including
the pool/spa area, tot lot, shuffleboard and bocce ball
courts.
Policy 4-P.28: Require, where possible,
developers of master planned communities to
provide pocket parks and active recreational
facilities unique to each development.
The Bressi Ranch Master Plan provides individual open
space within individual neighborhoods to serve the
residents. The Village Green is a common open space
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Maintenance of pocket parks shall be
accomplished through homeowners’
association dues. Pocket parks shall remain in
private ownership.
area within Open Space Area 2 and serves the entire
community.
Sustainability Element
Goal, Policy Project Consistency
Policy 9-P.1: Enforce the Climate Action Plan
(CAP) as the city’s strategy to reduce
greenhouse gas emissions.
The project implements and is consistent with
measures identified in the CAP through the provision
of renewable energy generation (photo-voltaic
systems), energy conservation (Green Building Code),
Transportation Demand Management, and by
accommodating Zero-Emission vehicles and other
greenhouse gas reduction measures and features.
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B. Master Plan/Planned Community Zone Planned Community (P-C) Zone
The intent and purpose of creating a master plan is to encourage the orderly implementation of the
General Plan by the comprehensive planning and development of large tracts of land. A master plan
provides a flexible regulatory procedure to encourage the creative and imaginative planning of
coordinated communities involving a mixture of residential densities and housing types, open space,
community facilities and, where appropriate, commercial and industrial areas. All master plans are
required to reserve a site (or sites) for community facility uses which benefit the community as a whole
by satisfying social/religious/human service needs. The Master Plan will provide a framework to allow for
the coordination of planning efforts between the developer and the City to provide for the orderly
development of all necessary public facilities to ensure their availability concurrent with need.
The proposed project would involve amending the Planned Industrial land use designation of Planning
Area 4 to allow a mixed-use development consisting of high density for-sale residential units and
commercial/retail uses. While the previously contemplated Planned Industrial square footage would be
reduced within Bressi Ranch by approximately 300,000 sf, the previously approved 623 dwelling units
under the Master Plan would be increased by 125 units to 748 dwelling units, along with an increase of
approximately 91,164 sf in commercial use.
As part of the Master Plan Amendment (MP 178 (I)), the applicant proposes that the project site be
removed from PA 4 and be placed into a new planning area, Planning Area 16. PA 4 allows for the
development of office, research & development, light manufacturing and warehouse uses. The purpose
of Planning Area 16 is to allow for the creation of a unique mixed-use neighborhood that will provide
additional residential units and expand the commercial and restaurant uses available that are within
walking distance to Bressi Ranch residents. Table 5 below outlines the consistency of the project with the
goals of the Master Plan.
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TABLE 5 – BRESSI RANCH MASTER PLAN CONSISTENCY DETERMINATION SUMMARY
Master Plan Goal Consistency Determination
1. All planning should be in the
form of complete and
integrated communities
containing housing, shops, work
places, schools, parks, and civic
facilities essential to the daily
life of the residents.
The proposed project provides land uses that would provide
additional housing opportunities within the City and Bressi
Ranch Master Plan area and takes advantage of existing
community facilities constructed as part of the Master Plan
development. Residential development will include
approximately 100 market rate units and 25 affordable housing
units that will appeal to low and moderate income home
buyers. For purposes of the Housing Element and other state
housing programs, the California Department of Housing and
Community Development has established five income
categories based on Area Median Income (AMI) of a
Metropolitan Statistical Area. The AMI, which is different from
estimated median household incomes, is applicable to all
jurisdictions in San Diego County and changes in the cost of
living. As identified in the City’s 2013-2021 Housing Element,
the AMI for San Diego County is $75,900. According to the
California Department of Housing and Community
Development, low income is defined as a household whose
income does not exceed 80 percent of area median income of
San Diego County. Moderate income is defined as a household
whose income does not exceed 120 percent of the area median
income of San Diego County. These residences would be
integrated and situated closely to existing (and proposed) retail,
recreational, and community facilities.
2. Community size should be
designated so that housing,
jobs, daily needs and other
activities are within easy
walking distance of each other.
The project provides moderate and low-income housing
opportunities along with numerous employment opportunities
within less than a quarter mile of the project site.
3. As many activities as possible
should be located within easy
walking distance of transit
stops.
The project would be constructed in close proximity to existing
retail and commercial development, thereby encouraging non-
motorized forms of transportation. A transit stop is located 150
feet from the northeast corner of the project site, thereby
enabling for connectivity to transit.
4. A community should contain a
diversity of housing types to
enable citizens from a wide
range of economic levels and
age groups to live within its
boundaries.
The Bressi Ranch Master Plan area currently contains low to
medium density single-family residences, medium density
single-family or attached multi-family residences and medium
high small lot single-family or attached multi-family residences.
The proposed project would introduce housing product types
that are not currently offered in the Master Plan area. The
proposed project would provide high density, attached multi-
family residences in the form of stacked flats and townhomes.
5. Businesses within the
community should provide a
The project’s retail/commercial component would provide a
variety of building sizes that would attract a diversity of tenants.
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Master Plan Goal Consistency Determination
range of job types for the
community’s residents.
6. The location and character of
the community should be
consistent with a larger transit
network.
The project would enhance the character of the existing Master
Plan area by replacing planned industrial development with a
mix of commercial and residential uses near the northern
entrance. The proposed project would complement the already
successful Bressi Ranch Village Center located on the south side
of Gateway Road. The proposed project would expand the
commercial and restaurant uses available within walking
distance to Bressi Ranch residents.
Finnila Place would be extended through the middle of the
retail/general commercial site to create a main street, and
buildings would be located along both sides of this road. To
encourage pedestrian activity and create gathering places
wherever possible, plazas have been located throughout the
retail/general commercial center.
7. The community should have a
center focus that combines
commercial, civic, cultural, and
recreational uses.
8. The community should contain
an ample supply of specialized
open space in the form of
squares, greens and parks
whose frequent use is
encouraged through placement
and design.
The project site would be contained within the Bressi Ranch
Master Plan development which contains multiple recreational
land uses including open space areas, recreation facilities,
pocket parks, and a pedestrian circulation system to serve the
proposed residential component of the project.
The proposed project would provide its own common and
private amenities, including private patios and decks, a resort-
style pool and spa, outdoor kitchen and social space, children's
play area, bocce ball court, dedicated green space, and bicycle
(or surfboard) storage. Per Section 21.45.060 of the CMC,
18,750 sf of common recreation space (150 sf per unit) is
required, of which 75 percent (14,063 sf) is required to be active
recreational space. A total of 28,685 square feet of common
recreational space is provided, and 14,073 sf is dedicated to
active recreation, including the pool/spa area, tot lot,
shuffleboard and bocce ball courts.
9. Public spaces should be
designed to encourage the
attention and presence of
people.
Both the retail/commercial and residential land use will include
common areas to provide a sense of place within each portion
of the development.
10. Each community or cluster of
communities should have a
well-defined edge, such as
agricultural greenbelts or
wildlife corridors, permanently
protected from development.
The project site is representative of a classic infill site with
defined edges on all sides of the development.
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Master Plan Goal Consistency Determination
11. Streets, pedestrian paths and
bike paths should contribute to
a system of fully connected and
interesting routes to all
destinations. Their design
should encourage pedestrian
and bicycle use by being small
and spatially defined by
buildings, trees, and lighting;
and by discouraging high speed
traffic.
The project would integrate with the existing non-motorized
transportation network within the Bressi Ranch Master Plan
Development.
The project’s roadways are designed with parkways and bike
lanes, and to minimum drive widths to calm traffic and to
reduce the amount of paved surface within the project site.
Traffic calming measures have been incorporated into the
project design as an important part of the provision of
"Complete Streets", or livability as promoted within the Bressi
Ranch Master Plan area. These measures contribute to allowing
the roadway to operate with all users in mind, including
motorists, bicyclists, public transportation vehicles and
pedestrians. The traffic calming measures, which are intended
to slow traffic, discourage cut-thru trips and provide for a safer
pedestrian and bicycle oriented community, include the
provision of entry medians, roundabouts/traffic circles, well-
identified mid-block pedestrian crossings and roadway
neckdowns (chicanes).
Bike lanes will be included on all public streets within the
project. Bicycle racks or storage would be located in the
commercial shopping center. Five-foot wide sidewalks will be
provided to facilitate pedestrian access to other uses within and
adjacent to the project site.
12. Wherever possible, the natural
terrain, drainage and vegetation
of the communities should be
preserved with superior
examples contained within
parks or greenbelts.
As discussed in Section 7.0 of the EIR, the project site has been
mass-graded associated with the previously-approved PI uses
for the site and does not contain any natural vegetation or
sensitive biological habitats; riparian, aquatic or wetland
habitat; or federally protected wetlands. No sensitive biological
resources are located on the project site that would otherwise
be impacted by the proposed project.
13. The community design should
help to conserve resources and
minimize waste.
The proposed project will comply with CALGREEN, which requires
every new building constructed in California to reduce indoor
water use by 20 percent, divert 50 percent of construction waste
from landfills, and install low pollutant-emitting materials.
The proposed project includes indoor and outdoor water
conservation measures. Indoor water conservation measures
will include water pressure reducing valves and water efficient
dishwashers in kitchens and dual flush toilets. Outdoor water
conservation will be accomplished through the use of reclaimed
water and through the use of water conserving plant materials.
The project will also include efficient lighting and Photo-voltaic
panels.
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The following Tables 6, 7 and 8 demonstrate project compliance with the Commercial Master Plan Design
Standards, the C-L Zoning Compliance, and the Residential Master Plan Design Criteria and Development
Standards contained within the Master Plan.
TABLE 6 – COMMERCIAL MASTER PLAN DESIGN STANDARDS AND GUIDELINES
Master Plan design standards and guidelines Provided
Adequate building separation to preserve a
sense of place, open space, pedestrian scale and
amenities to make the space inviting.
Pedestrian plazas and eating areas are provided
between buildings.
All structures should be located in relation to
each other to enhance the vision of creating
safe, convenient, and interesting pedestrian
places.
Buildings are located in relation to each other to
form a street scene with pedestrian scale plazas
with seating and amenities. Buildings face the
internal streets.
Pedestrian Orientation. Sidewalks are provided along the drive aisle and
also provided as interconnecting walks
throughout the site and to adjacent uses.
Buildings oriented away from residential uses. Commercial store fronts do not face the
residential area to the west and a landscape
buffer provides separation.
Double loaded parking on streets and bulb-outs
for pedestrians.
The extension of Finnila Place has angled parking
on both sides of the street and bulb-outs are
provided.
Public gathering places. Two gathering areas are provided within the
residential area in addition to the public areas
within the Master Plan. The commercial area
provides multiple locations in plazas where the
public can gather.
TABLE 7 – COMMERCIAL DEVELOPMENT CL ZONE COMPLIANCE
STANDARD – CL Zone PERMITTED/REQUIRED PROPOSED
Property Size 7 gross acres 9.97 gross acres
Building Height 35 feet w/allowed protrusions to 45
feet
24 to 28 feet/single levels/w
architectural feature to 38 feet.
Yards (C-L Zone) Palomar Airport Road (Prime) - 20
feet
El Fuerte Street (Secondary) - 15 feet
Gateway Road (Local Street) – 10 feet
Prime setback = 65 feet to
buildings and 25 feet to parking
Secondary setback = 49 feet to
buildings and 20 feet to parking
Local setback = 29 to buildings
and 15 to parking
Landscaping Per landscape manual Parking areas and slopes are
landscaped per landscape
manual.
Walls and Fences Provided along common lot line Project provides an open space
buffer between commercial
and residential land uses. The
Master Plan discourages the
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use of walls to separate uses in
PA 16.
Lighting Exterior lighting required for parking,
walkways and building entrances and
exits. Lighting to be designed to
avoid direct or indirect glare.
Project is conditioned to
provide a lighting plan prior to
building permit issuance. The
lighting plan shall include light
design and a photometric plan,
and lighting shall be designed
to reflect downward and avoid
any impacts on adjacent homes
or property.
Roof appurtenances Shield and screen roof appurtenances Roof equipment is screened
and shielded by building design
elements such as roof parapets
or equipment screens.
Trash enclosures Enclosed in six-foot-high enclosures. Trash enclosures are provided
throughout the project site and
meet Engineering Standard GS -
16.
Loading Areas and Docks Oriented and screened from adjacent
streets or properties.
All loading areas and docks are
oriented and/or screened from
adjacent public streets and
residential properties, and
noise attenuation walls are
included.
Parking* 502 spaces required
(5 sp/1,000 sq. ft).*
491 parking spaces are
provided (4.89 sp/1,000 sq.
ft.)*
Employee eating areas 546 square feet or public eating area Public eating areas are
provided in multiple plazas
over 600 sq. ft. in area.
Signs Sign Program required The project is conditioned to
provide a sign program to
create a comprehensive sign
plan for the commercial
project.
Recycling Areas Receptacles adequate in capacity and
number to serve the project.
Provided within proposed trash
enclosures
*The applicant is requesting a 2.2% reduction for shared parking between all the commercial uses on the site. The
9,160 sq. ft. of outdoor dining area is included in the overall parking demand. The parking ordinance allows up to a
15% reduction for shared parking. The 2.2% reduction amounts to 11 fewer parking spaces than required by Code.
All of the parking spaces are available to any user of the center and parking is well distributed to provide adequate
parking to each individual tenant. Other commercial projects that have requested and were approved reductions
are: Bressi Ranch Village Center 5% (SDP 06-17(A)), Palomar Commons 5%, La Costa Town Square 8.3%.
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TABLE 8 – RESIDENTIAL MASTER PLAN DESIGN CRITERIA AND DEVELOPMENT STANDARDS
Master Plan design standards and guidelines Provided
Convenient pedestrian connectivity Homes have pedestrian access and front onto
Gateway Road encouraging pedestrian activity.
Sidewalks are provided off of Gateway Road. The
sidewalks provide a pedestrian connection to the
public streets and commercial area to the east.
Residential development shall comply with the
Municipal Code, including Chapter 21.45,
Planned Developments.
Compliance with the Planned Development (PD)
ordinance is discussed in Section E below and
provided in Attachment No. 4, PD Tables C, E and
City Council Policy 66.
The Master Plan Amendment also includes updates to the Master Plan to reflect the new General Plan
Land Use designations and past Zone Code amendments, including, the title change of the Planning
Director to City Planner, Planning Department to Planning Division, references to past Code sections that
have changed, and the permit processing change from Planned Industrial Permit to Site Development
Plan. An underline/strikeout version has been made available as a separately attached document.
C. Growth Management – Local Facilities Management Plan (LFMP) Zone 17
A Local Facilities Management Plan (LFMP) has been previously prepared for Zone 17 pursuant to the
requirements of the Growth Management Ordinance, Chapter 21.90 of the Municipal Code. This
amendment is to reflect the revision to the land use boundaries as a result of the proposed land use
changes. The project will be in compliance with the required performance standards by satisfying the
general and special conditions listed in the LFMP.
The facility demands of the build out of Local Facilities Management Zone 17 were based on a projection
of future development within the zone. Table 8 below summarizes the anticipated development within
Zone 17 compared to the proposed project.
TABLE-8 – EXISTING AND PROPOSED DEVELOPMENT
LAND USE DEVELOPMENT
ASSUMPTION
PROPOSED PROJECT NET CHANGE
Industrial 300,000 sq. ft. 0 sq. f.t -300,000 sq. ft.
Commercial 0 sq. ft. 91,164 sq. ft. + 91,164 sq. ft.
Residential 23 0 dwelling units (du) 125 du + 125 du
The citywide facilities impact for Zone 17 are summarized in Table 9 below and are further analyzed in the
EIR and LFMP Zone 17.
TABLE 9 – LFMP ZONE 17 SUMMARY
STANDARD IMPACTS COMPLIANCE
W/STANDARDS
City Administration 442 sq. ft. Yes
Library 236 sq. ft. Yes
Waste Water Treatment 175 EDU – no impact Yes
Parks .88 Acres Yes
Drainage No impact Yes
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Circulation 9,014 ADT Yes
Fire Station #5 Yes
Open Space Provided as part of Master Plan Yes
Schools:
Carlsbad Unified
School District
Elementary: 15
Middle: 6
High: 7
Yes: School Fees
Sewer 462,560 or 175 EDU Yes
Water 52,468 gpd Yes
As identified in the Public Services and Utilities Section of the EIR 15-01, all facilities to serve the project
are adequate and no significant impacts have been identified with public facilities. The City currently
maintains an excess number of unbuilt dwelling units in the excess dwelling unit bank. The Uptown Bressi
project proposes to reduce the number by 125 units for the Residential High density site. These dwelling
units can be accommodated within Zone 17 without exceeding the Southeast Quadrant dwelling unit cap.
The Southeast Quadrant may allow up to 661 additional units before the quadrant cap is met. The
quadrant cap number of 661 does not include existing vacant (unbuilt) residential land use designated
properties. There are adequate units in the Excess Dwelling Unit Bank (352) for the allocation of 125
dwelling units for the land use change from Planned Industrial to R-23. The project’s 125 dwelling units
do not significantly increase the demands of facilities as shown above and adequate facilities are provided.
D. City Council Policy 43 compliance
City Council Policy No. 43 identifies that an allocation of excess dwelling units is an “incentive”, as defined
by Carlsbad Municipal Code (CMC) Section 21.86.020.A.12 and Government Code Section 65915(k), in
that it is a regulatory concession that modifies the requirements of CMC Chapter 21.90 by permitting
development with more dwelling units than otherwise permitted by the growth management control
point established in CMC Chapter 21.90 or the allocation of excess dwelling units to a property will permit
more dwelling units on a site than would otherwise be allowed by the existing underlying General Plan
land use designation. Since the project is to change the General Plan Land Use from Planned Industrial to
Residential (R-23), a request for withdrawal of 125 dwelling units from the excess dwelling unit bank is
required. In exchange for making such offset/allocation available, the city council finds it is appropriate
to require, in accordance with Carlsbad Municipal Code (CMC) Section 21.85.100, any residential
development (rental or for-sale) to enter into an affordable housing agreement with the City of Carlsbad
to provide a minimum of 20 percent of the total housing units on the site of the residential development
as affordable to lower income households at 80% or below the San Diego County Area Median Income.
The project is conditioned to enter into an affordable housing agreement with the city and to provide 25
units as affordable housing units.
The location and density of the site to be allocated excess dwelling units is compatible with existing
adjacent residential neighborhoods and nearby existing and proposed commercial uses in that the site is
within close proximity to neighborhood services (shopping, employment, parks, schools, etc.); is not
located in areas that contain significant natural or manmade hazards; and is adjacent to or near properties
with similar densities.
E. Subdivision Ordinance, Title 20 of the Municipal Code
The project necessitates the processing of a Tentative Tract Map for the creation of individual commercial
lots and 125 airspace units. The applicant has requested a Vesting Tentative Tract Map (CT 14-09). The
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commercial project proposes three lots and the residential proposes 125 airspace (condominium) units
on one lot. A Residential Planned Development Permit (PUD 14-10) accompanies this application for the
condominium units.
Tables 10 and 11 below summarize the projects compliance with the Subdivision Ordinance.
TABLE 10 – COMMERCIAL PROJECT (CT 14-09) COMPLIANCE TABLE
STANDARD REQUIRED PROVIDED COMPLY?
Minimum Lot Area 4 acres (net) or 7 acres
(gross)
9.97 ac. gross Yes
Front on a
dedicated street
Frontage on a public
street unless allowed per
Chapter 21.47 for non-
residential planned
developments.
The project fronts onto El Fuerte
Street and Gateway Road, which
are publicly dedicated streets. The
PUD lots are allowed per Chapter
21.47.
Yes
Lot width N/A 680 ft. (El Fuerte St.) and 700 ft.
(Gateway Rd.).
Yes
Bicycle routes Provide for bicycle routes
on Circulation Element
roadways.
Bicycle routes are provided along
Palomar Airport Road and Gateway
Rd.
Yes
Street Plan Assure proper
development of abutting
properties and street
plans.
The project’s intersections have
been aligned with existing
driveways and street intersections.
Yes
Passive
heating/cooling
design
Design for passive heating
and cooling.
Project provides, where feasible,
building orientation to take
advantage of passive heating and
cooling.
Yes
TABLE 11 – RESIDENTIAL PROJECT (CT 14-09) COMPLIANCE TABLE
STANDARD REQUIRED PROVIDED COMPLY?
Minimum Lot Area 10,000 sq. ft. 7.67 acres. Yes
Front on a
dedicated street
Frontage on a public
street.
Lots front onto publicly dedicated
streets.
Yes
Lot width 60 feet/33 on cul-de-sac 360 ft. Gateway Rd and 420 ft. Colt
Pl.
Yes
Bicycle routes Provide for bicycle routes
on Circulation Element
roadways.
Bicycle routes are provided along
Gateway Rd.
Yes
Street Plan Assure proper
development of abutting
properties and street
plans.
The project’s intersections have
been aligned with existing street
intersections and connections to
adjacent streets are provided.
Yes
Passive
heating/cooling
design
Design for passive heating
and cooling.
Project provides, where feasible,
building orientation to take
advantage of passive heating and
cooling.
Yes
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The Engineering Department has reviewed the proposed Vesting Tentative Map and has concluded that
the subdivision, as conditioned, complies with all the applicable requirements of the Subdivision Map Act
and the City’s Subdivision Ordinance. All of the parcels are within the same Tax Code Area. All
infrastructure improvements, including frontage and project-related roadways and the extension of
existing drainage and sewer facilities, are existing or are being installed concurrent with development.
General utility, access, and water/reclaimed-water easements will be dedicated with recordation of the
final maps. An owners association will be required for the maintenance of common properties.
F. Planned Development and Non-Residential Planned Development Ordinance, Chapter 21.45 and
21.47 of the Municipal Code
The proposal is to create a one-lot residential development that shares access and necessitates that a
Planned Development Permit be processed to supplement the proposed Vesting Tentative Map (CT 14-
09). The 125 residential lots airspace condominium units will share common driveway access, parking
areas, recreation and landscaped areas which will be commonly maintained by an owners association.
The units proposed for Planning Area 16 are intended to add a diversity of housing opportunities available
within the community by providing a high density attached housing product. The units are ideally situated
in close proximity to Uptown Bressi and the Bressi Ranch Shopping Center. Pursuant to Section X.E.8 of
the Master Plan (Planning Area 16), multi-family airspace condominiums are required to comply with the
Planned Development standards of the Zoning Ordinance (CMC Chapter 21.45), as well as City Council
Policy No. 66, Livable Neighborhoods. The project is in compliance with the Planned Development
Ordinance and City Council Policies and the compliance tables are included as Attachment 4, PD Tables C,
E and City Council Policy 66, of the staff report.
G. Site Development Plans, Chapter 21.53 (Affordable Housing) and 21.31 (CL Zone) of the Municipal
Code
The C-L Zone requires the processing of a Site Development Plan processed pursuant to Chapter 21.06,
the Qualified Development Overlay Zone. Per the Municipal Code (21.31.040(C), the City Council shall be
the decision maker for the commercial SDP and related permits. The residential development also
requires a Site Development Plan permit. Pursuant to section 21.53.120 of the Municipal Code, the Site
Development Plan findings are the same for both commercial and residential projects. Four findings are
required for the Q-Overlay Zone. The required findings with justification for each are contained in the
Planning Commission Resolution for each of the projects. This section summarizes the necessary findings
and support for each.
1. That the requested use is properly related to the site, surroundings, and environmental settings; it
is consistent with the various elements and objectives of the General Plan; it 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 it will not adversely impact the site, surroundings, or traffic circulation.
The requested use is properly related to the site, surroundings and environmental setting as the
project design complies with the requirements of the Bressi Ranch Master Plan and all other
applicable development regulations as discussed previously in this report. The proposed commercial
and residential uses are consistent with and implement the respective Local Commercial and
Residential 23 Land Use designations. The required setbacks and roadways provide an appropriate
buffer between the commercial center and existing residential developments and ensure the
proposed project will not be detrimental to existing uses. Furthermore, the surrounding residential
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uses will benefit directly by having an additional commercial center to serve everyday commercial
needs in close proximity to their residences. The project’s architectural design will complement the
area’s neo-traditional architecture. All required parking has been provided for and the infrastructure
needs (full street improvements, curb, gutter, sidewalk, and traffic signals) of the uses were planned
for with the construction of existing facility improvements or are conditioned to be installed.
2. That the site for the intended use is adequate in size and shape to accommodate the use.
The subject site is adequate in size and shape to accommodate the proposed buildings, and the
proposed uses comply with the required development and design standards of the Bressi Ranch
Master Plan, C-L, and Residential Density Multiple Zones of Carlsbad Municipal Code Title 21 as
previously discussed in Section B of this report. The proposed project complies with the development
standards for building setbacks, building height, and parking (shared with 2.2 % reduction) as
proposed within the Master Plan, C-L, and planned Development Zones.
3. That all yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the
requested use to existing or permitted future uses in the neighborhood will be provided and
maintained.
The site functions as a component of the Bressi Ranch Master Plan’s desire to create a strong mixed-
use component that includes residential, commercial and office/industrial uses in close proximity.
The project has been designed in accordance with all development and design standards of the Master
Plan, C-L, and Residential Zones; therefore, the project is compatible with existing permitted and
future uses. The project has been conditioned to include traffic mitigation measures and noise
attenuation to ensure compatibility with the surrounding uses.
4. That the street system serving the proposed use is adequate to properly handle all traffic generated
by the proposed use.
Access to the retail/general commercial site would be provided from Colt Place, Gateway Road and El
Fuerte Street. The access point on El Fuerte Street would be a right in/right out only configuration,
and a deceleration lane would be constructed on southbound El Fuerte Street. In addition, a four-way
traffic signal is proposed at the Gateway Road/Finnila Place intersection. Pursuant to the Circulation
Analysis of the project EIR 15-01, the street system serving the proposed uses will be adequate to
handle the 9,014 Average Daily Trips generated by the proposed project. The surrounding public
streets are improved to their full-width improvements, including curbs, gutters, and sidewalks.
H. Conditional Use Permits, Chapter 21.42 of the Municipal Code
A drive through facility and a liquor store (i.e. BevMo!/Total Wine) are proposed within this project.
Conditional uses, such as drug store drive-thru windows and liquor stores possess unique and special
characteristics that make it impractical to include them as permitted uses “by right” in any of the various
zoning classifications (i.e. commercial, office, industrial). Pursuant to the underlying Local Shopping
Center (C-L) Zone, drive-thru businesses that are not restaurants, gas stations and car washes are
permitted in the zone with the approval of a CUP pursuant to the provisions and findings of Chapter
21.42.030. Staff has reviewed the drive-thru facility and liquor store in the proposed project and
concludes that all the necessary findings can be made to approve the CUPs. The required findings and
satisfaction of these findings are discussed below.
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1. That the requested use is necessary or desirable for the development of the community, and is in
harmony with the various elements and objectives of the General Plan, including, if applicable, the
certified local coastal program, specific plan or master plan in that a drug store drive-thru and a liquor
store provide a desirable service and is a convenience to the community by providing increased
accessibility and is designed to operate safely and efficiently within the commercial center. The
uses are consistent with the General Plan Land Use, Mobility, and Public Safety Elements as shown
in Table 1. “Public convenience or necessity” is a tool for local government and communities that
directly ties them into the state liquor licensing process. A liquor store can provide a benefit to the
community through employment gain, business taxes, and as a unique business addition. The
Municipal Code allows liquor stores for off-site consumption (off-sale) with specific conditional use
restrictions to protect the community by regulating how the business operates and the use has been
conditioned accordingly. Current state law limits the issuance of new licenses in geographical
regions defined as high crime areas or in areas of “undue concentration” of retail alcohol outlets.
The Bressi Ranch area does not have a high concentration of liquor stores, nor does it have a crime
rate that is higher than neighboring communities.
2. That the requested use is not detrimental to existing uses or to uses specifically permitted in the zone
in which the proposed use is to be located in that the proposed drive-thru facilities lanes are designed
so that they will not impact other commercial uses in the center. The drive-thru provides an
adequate vehicle stacking lane so as to prevent blocking the commercial center’s internal circulation
aisles, parking aisles, or parking spaces. The liquor store provides adequate parking, does not cause
congestion or impact the traffic of other nearby commercial uses as shown in the traffic study. The
store is not, and is conditioned to not be, within 500 feet of any other licensed liquor store.
3. That the site for the proposed conditional use is adequate in size and shape to accommodate the
yards, setbacks, walls, fences, parking, loading facilities, buffer areas, landscaping and other
development features prescribed in this Code and required by the City Planner in order to integrate
the use with other uses in the neighborhood in that the project complies with all of the applicable
development standards of the C-L Zone and the design of the drive-thru lane utilizes a building
design element to pass under (awning) with planters and landscaping to screen and separate the
drive-thru lane from the parking lot, drive aisles, and El Fuerte Road. The liquor retail store will
occupy Building C. Adequate parking is provided in front of the building and adequate vehicular
circulation is provided by the design of the center.
4. That the street system serving the proposed use is adequate to properly handle all traffic generated
by the proposed use in that access to the retail/general commercial site would be provided from
Colt Place, Gateway Road and El Fuerte Street. The access point on El Fuerte Street would be a right
in/right out only configuration, and a deceleration lane would be constructed on southbound El
Fuerte Street. In addition, a four-way traffic signal is proposed at the Gateway Road/Finnila Place
intersection. Pursuant to the Circulation Analysis of the project EIR 15-01, the street system serving
the proposed uses will be adequate to handle the 9,014 Average Daily Trips generated by the
proposed project. The surrounding public streets are improved to their full-width improvements,
including curbs, gutters, and sidewalks.
I. McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP)
The proposed project falls within the boundaries of the McClellan-Palomar Airport Land Use Compatibility
Plan (ALUCP). The ALUCP was amended on March 4, 2010 and all projects within its boundary are required
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to be reviewed for consistency with its goals and policies. The ALUCP identifies four types of airport
impacts that must be considered for each development: Noise, Safety, Airspace Protection, and
Overflight. Based on a review of the ALUCP, the project site is located in Safety Zone 6 within the airport
influence area (AIA) of the McClellan Palomar Airport (San Diego County Regional Airport Authority -
SDCRAA 2011). Additionally, the project site is located within the ALUCP’s Airport Overflight Notification
Area and Review Area 1 of the AIA (SDCRAA 2011).
On November 23, 2015, the ALUC determined that the proposed project is consistent with the McClellan-
Palomar ALUCP. Based on the ALUC’s consideration of four compatibility factors and their associated
policy objectives as they relate to noise, safety, airspace protection, and overflight, the following
summarizes the ALUC’s consistency determination as it relates to each of these factors:
1. Based on a review of Exhibit III-1 from the ALUCP (2011), the project site is located to the south of the
60 dBA CNEL noise contour and the ALUCP identifies all uses located outside the 60 dB CNEL noise
contour as compatible with airport uses.
2. According to Policy 3.4.4(e) of the ALUCP (2011), residential development as proposed under the
project is compatible with Safety Zone 6 (see Table III-2 of the ALUCP). Similarly, in the context of non-
residential development, the ALUCP does not restrict the number of people per acre within Safety
Zone 6 (see Table III-2 of the ALUCP) and the ALUCP identifies residential and
community/neighborhood shopping center and lodging uses located within Safety Zone 6 as
compatible with airport uses.
3. The proposed project is in compliance with the ALUCP airspace protection surfaces because a
determination of no hazard to air navigation has been issued by the FAA. Additionally, an avigation
easement is already recorded over the property (August 20, 1987), as the ALUCP requires an avigation
easement for height on properties where the ground surface already penetrates FAA airspace
protection layers.
4. The project site is located within Airport Overflight Notification Area (Review Area 1) of the AIA for
Palomar Airport. Residential properties located in an overflight notification area may be subject to
some of the annoyances or inconveniences associated with their proximity to airport operations. No
additional overflight notification is required in instances when an avigation easement applies.
IV. ENVIRONMENTAL REVIEW
An Environmental Impact Report (EIR) was prepared for the Uptown Bressi project in accordance with the
California Environmental Quality Act (CEQA), the CEQA Guidelines, and the Environmental Protection
Procedures (Title 19) of the CMC. The EIR addresses the environmental impacts associated with all
discretionary applications for the proposed project, including ultimate build-out of the entire project. City
staff issued a Notice of Preparation (NOP) on August 10, 2015. The NOP was distributed to all Responsible
and Trustee Agencies, as well as other agencies, and members of the public. Staff scheduled a public
scoping meeting session in order to increase opportunities for public input. Notices of the scoping
meeting were sent to all property owners within a 600-foot radius of the project boundaries as well as
being published in the San Diego Union Tribune. The public scoping session took place on August 19, 2015
at the Bressi Ranch Boys and Girls Club. At the scoping session, the public was invited to comment on the
scope and content of the EIR. Written responses were received and these comments were taken into
consideration prior to developing a detailed scope of work for the EIR and are published in the
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Introduction chapter of the EIR. The Uptown Bressi Project EIR analyzed the following areas of potential
environmental impact:
Aesthetics
Air Quality
Greenhouse Gas Emissions/Global Climate Change
Hydrology and Water Quality
Land Use and Planning
Noise
Population and Housing
Parks/Recreation
Public Services and Utilities
Transportation and Traffic
Following the preparation of the Initial Study and consideration of the public and agency comments
submitted on the NOP, it was determined that the proposed project would not result in a significant
impact to the following environmental topics:
Agriculture and Forestry Resources
Biological Resources
Cultural Resources
Geology and Soils
Hazards and Hazardous Materials
Mineral Resources
Additionally, the Draft EIR includes other sections required by CEQA including an Executive Summary,
Project Description, Cumulative Effects, Effects Found Not to Be Significant, and Growth Inducing Effects
and Alternatives. Three alternatives are considered in the EIR. The alternatives include the "no
project/existing General Plan" alternative, a “no project/no development" alternative and a reduced
commercial alternative. On April 15, 2016, the Draft EIR was published and the City notified interested
Responsible and Trustee Agencies, as well as other interested agencies. The "Notice of Completion"
commenced an initial 45-day public review and comment period expiring on May 31, 2016. The "Notice
of Completion" advised that the Draft EIR was available for review at three locations: City of Carlsbad
Planning Division; the City Clerk's Office; and the Georgina Cole Library (Dove library was under remodel).
Complete hardbound and CD copies were also available with the appendices through the Planning
Division. The Draft EIR was also published on the City’s website at
(http://www.carlsbadca.gov/services/depts/planning/agendas.asp).
The analysis contained in the EIR concluded that all significant impacts would be mitigated to below a
level of significance. The main comments submitted on the NOP during the public review and comment
period were directed towards the deterioration in the Level of Service (LOS) for local roadway
intersections, including Gateway Road and Innovation Way, and Gateway Road and Finnila Place and the
project’s compliance with the Climate Action Plan.
A total of 29 comment letters were submitted prior to the close of the public review period. Responses
to the comment letters are contained in the Final EIR. Responses were prepared and sent to Caltrans.
The response transmittal letter also provided notice of availability of the Final EIR. The Final EIR includes
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December 7, 2016
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a Mitigation Monitoring and Reporting Program (MMRP). The MMRP is also attached to the Planning
Commission Resolution No. 7174 for the EIR.
ATTACHMENTS:
1. Planning Commission Resolution No. 7174 (EIR)
2. Planning Commission Resolution No. 7175 (GPA/MP/LFMP)
3. Planning Commission Resolution No. 7176 (CT/PUD/SDP/CUP)
4. Planned Development Compliance Tables C, E and City Council Policy 66
5. Location Map
6. Disclosure Statements
7. Reduced Exhibits “A” – “GGG”, dated July 20, 2016
8. Final EIR for Uptown Bressi dated November, 2016 (copy on file in the Planning Division and
available at http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BlobID=32034)
9. Bressi Ranch Master Plan dated December 2016 (previously distributed and copy on file in the
Planning Division and available at
http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BlobID=32086 as Appendix
B of the Final EIR)
10. Zone 17 Local Facilities Management Plan, dated July 2016 (copy on file in the Planning Division
and available at http://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BlobID=32088 as
Appendix C of the Final EIR)
11. Uptown Bressi Retail Center Retail Market Analysis, London Group Realty Advisors, April 2015
Uptown Bressi - EIR 15-01/GPA 14-04/LFMP 87-17(A)/MP 178(I)/CT 14-09/PUD 14-10/SDP 14-13/SDP 16-06/CUP 14-09/CUP 16-01
PLANNED DEVELOPMENTS (CMC SECTION 21.45.060)
TABLE C: GENERAL DEVELOPMENT STANDARDS
APPLICABLE TO ALL PLANNED DEVELOPMENTS
REF.
NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
C.1 Density
Per the underlying General Plan designation. When two or more general
plan land use designations exist within a planned development, the
density may be transferred from one general plan designation to another
with a general plan amendment.
The project complies with the R-23
General Plan Land Use Designation
density of 16.3 du/acre.
C.2 Arterial
Setbacks
All dwelling units adjacent to any arterial road shown on the Circulation
Element of the General Plan shall maintain the following minimum
setbacks from the right-of-way:
Prime Arterial 50 Feet
Major Arterial 40 Feet
Secondary Arterial 30 Feet
Carlsbad Boulevard 20 Feet
The project complies with the 50-
foot-wide setback requirement
from Palomar Airport Road.
Half (50%) of the required arterial setback area located closest to the
arterial shall be fully landscaped to enhance the street scene and buffer
homes from traffic on adjacent arterials, and:
Shall contain a minimum of one 24” box tree for every 30 lineal feet of
street frontage; and
Shall be commonly owned and maintained
The project complies with the
requirement that half of the
required setback area shall be fully
landscaped from Palomar Airport
Road.
Project perimeter walls greater than 42 inches in height shall not be
located in the required landscaped portion of the arterial setback, except
noise attenuation walls that:
Are required by a noise study, and
Due to topography, are necessary to be placed within the required
landscaped portion of the arterial setback.
A 6-foot high sound wall will be
located along the northern
perimeter of the project site
adjacent to Palomar Airport Road
in the residential portion of the
project as required by the noise
study.
C.3
Permitted
Intrusions
into
Setbacks/
Building
Separation
Permitted intrusions into required building setbacks shall be the same as
specified in Section 21.46.120 of this code. The same intrusions specified
in Section 21.46.120 shall be permitted into required building separation.
All buildings meet all required
setbacks and building separation
requirements.
C.4 Streets
Private
Minimum right-of-way width 56 feet
N/A. Project is not proposing a
private street; private drive aisles
are proposed throughout the
development.
Minimum curb-to-curb width 34 feet
Minimum parkway width
(curb adjacent) 5.5 feet, including curb
Minimum sidewalk width 5 feet (setback 6 inches from
property line)
Public
Minimum right-of-way width 60 feet
N/A. Project is not proposing a
public street.
Minimum curb-to-curb width 34 feet
Minimum parkway width
(curb adjacent) 7.5 feet, including curb
Minimum sidewalk width 5 feet (setback 6 inches from
property line)
Street
Trees
within
One-family dwellings and
twin homes on small-lots
A minimum of one street tree
(24-inch box) per lot is required
to be planted in the parkway
along all streets.
N/A
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parkwa
ys
Condominium projects
Street trees shall be spaced no
further apart than 30 feet on
center within the parkway.
Project complies. Street trees are
proposed adjacent to Palomar
Airport Road, Gateway Road and
Colt Place as well as along the main
ingress/egress private drive isles off
Colt Place.
Tree species should be selected to create a unified image for
the street, provide an effective canopy, avoid sidewalk damage
and minimize water consumption.
The landscaping complies with the
Bressi Ranch Master Plan and
creates a unified image for the
streets, provides an effective
canopy, avoids sidewalk damage
and incorporates recycled water for
irrigation.
C.5 Drive-aisles
3 or
fewer
dwellin
g units
Minimum 12 feet wide when the drive-aisle is not required for
emergency vehicle access, as determined by the Fire Chief. N/A If the drive-aisle is required for emergency vehicle access, it
shall be a minimum of 20 feet wide.
4 or
more
dwellin
g units
Minimum 20 feet wide. All private drive aisles have a
minimum width of 20 feet.
All
projects
No parking shall be permitted within the minimum required
width of a drive-aisle.
No parking is proposed within the
minimum required width of the
proposed private drive-aisles.
A minimum 24-foot vehicle back-up/maneuvering area shall be
provided in front of garages, carports or uncovered parking
spaces (this may include driveway area, drive-aisles, and
streets).
All garages provide a minimum 24-
foot vehicle back-up maneuvering
area in front of garages.
Additional width may be required for vehicle/emergency
vehicle maneuvering area.
Fire truck turning movements have
been incorporated into the design
of the drive aisles.
Parkways and/or sidewalks may be required.
Pedestrian walkway connections
are provided throughout the
project.
No more than 24 dwelling units shall be located along a single-
entry drive-aisle.
No more than 24 dwelling units are
proposed along a drive aisle.
All drive-aisles shall be enhanced with decorative pavement. The drive aisles are enhanced with
concrete pavers.
C.6
Number of
Visitor
Parking
Spaces
Required
(1)
Projects with 10 units or fewer A .30 space per each unit. The proposed project includes 125
dwelling units. As a result, a total
of 32 visitor parking stall are
required. The project provides 35
stalls on-site and therefore
complies with this requirement.
Projects 11 units or more A .25 space per each unit.
When calculating the required number of visitor parking spaces, if the
calculation results in a fractional parking space, the required number of
visitor parking spaces shall always be rounded up to the nearest whole
number.
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C.7
Location of
Visitor
Parking
On
Private/
Public
Streets
On-street visitor parking is permitted on private/public streets,
subject to the following:
The private/public street is a minimum 34-feet wide (curb-to-
curb)
There are no restrictions that would prohibit on-street parking
where the visitor parking is proposed
The visitor parking spaces may be located:
Along one or both sides of any private/public street(s) located
within the project boundary, and
Along the abutting side and portion of any existing
public/private street(s) that is contiguous to the project
boundary
N/A
In parking bays along public/private streets within the project
boundary, provided the parking bays are outside the minimum
required street right-of-way width.
N/A
When visitor parking is provided as on-street parallel parking,
not less than 24 lineal feet per space, exclusive of
driveway/drive-aisle entrances and aprons, shall be provided
for each parking space, except where parallel parking spaces
are located immediately adjacent to driveway/drive-aisle
aprons, then 20 lineal feet may be provided.
The parallel parking stalls provided
throughout the development
comply with this requirement.
Within the Beach Area Overlay Zone, on-street parking shall not
count toward meeting the visitor parking requirement.
N/A
On
Drive-
aisles
Visitor parking must be provided in parking bays that are
located outside the required minimum drive-aisle width.
The visitor parking stalls are
located outside the minimum drive
aisle width.
On a
Drivewa
y
Outside
the
Beach
Area
Overlay
Zone
One required visitor parking space may be credited
for each driveway in a project that has a depth of
40 feet or more.
N/A
For projects with 10 or fewer units, all required
visitor parking may be located within driveways
(located in front of a unit’s garage), provided that
all dwelling units in the project have driveways with
a depth of 20 feet or more.
N/A
Within
the
Beach
Area
Overlay
Zone
One required visitor parking space may be credited
for each driveway in a project that has a depth of
40 feet or more.
N/A
If the streets within and/or adjacent to the project
allow for on-street parking on both sides of the
street, then visitor parking may be located in a
driveway, subject to the following:
All required visitor parking may be located within
driveways (located in front of a unit’s garage),
provided that all dwelling units in the project have
driveways with a depth of 20 feet or more.
If less than 100% of the driveways in a project have
a depth of 20 feet or more, then a .25 visitor
parking space will be credited for each driveway in
a project that has a depth of 20 feet or more
(calculations resulting in a fractional parking space
credit shall always be rounded down to the nearest
whole number).
N/A
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All
projects
The minimum driveway depth required for visitor
parking (20 feet or 40 feet) applies to driveways for
front or side-loaded garages, and is measured from
the property line, back of sidewalk, or from the
edge of the drive-aisle, whichever is closest to the
structure.
N/A
Compac
t
Parking
For projects of more than 25 units, up to 25% of visitor parking
may be provided as compact spaces (8 feet by 15 feet). No
overhang is permitted into any required setback area or over
sidewalks less than 6 feet wide.
No compact visitor parking spaces
are provided.
For all projects within the Beach Area Overlay Zone, up to 55%
of the visitor parking may be provided as compact spaces (8
feet by 15 feet).
N/A
Distanc
e from
unit
Visitor parking spaces must be located no more than 300 feet
as measured in a logical walking path from the entrance of the
unit it could be considered to serve.
Visitor parking is located within 300
feet of the units it could potentially
serve.
C.8
Screening
of Parking
Areas
Open parking areas should be screened from adjacent residences and
public rights-of-way by either a view-obscuring wall, landscaped berm, or
landscaping, except parking located within a driveway.
Visitor parking will be screened
with landscaping. The retail parking
lot will be screened from adjacent
residences with a low-obscuring
wall and landscaped berm.
C.9
Community
Recreation
al Space (1)
Community recreational space shall be provided for all projects of 11 or
more dwelling units, as follows:
Project complies. The project
includes 125 dwelling units. As a
result, a total of 18,750 square feet
of community recreational space is
required. The project provides
28,685 square feet of common
community recreation space and
therefore complies with this
requirement.
Minimum
community
recreational space
required
Project is NOT within
R-23 general plan
designation
200 square feet per unit
Project IS within R-23
general plan
designation
150 square feet per unit
Projects with 11 to
25 dwelling units
Community recreational space shall be provided as
either (or both) passive or active recreation
facilities.
N/A
Projects with 26 or
more dwelling units
Community recreational space shall be provided as
both passive and active recreational facilities with a
minimum of 75% of the area allocated for active
facilities.
The project complies.
Projects with 50 or
more dwelling units
Community recreational space shall be provided as
both passive and active recreational facilities for a
variety of age groups (a minimum of 75% of the
area allocated for active facilities).
Project complies. The project
includes 125 dwelling units. As a
result, 14,063 square feet of active
recreation space is required. The
project proposes 14,073 sf(75%) of
active recreation space including a
pool/spa area, tot lot, shuffle board
and bocce ball courts.
For projects consisting of one-family dwellings or
twin homes on small-lots, at least 25% of the
community recreation space must be provided as
pocket parks.
Pocket park lots must have a minimum width of 50
feet and be located at strategic locations such as
street intersections (especially “T-intersections”)
and where open space vistas may be achieved.
N/A
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All projects
(with 11 or more
dwelling units)
Community recreational space shall be located and
designed so as to be functional, usable, and easily
accessible from the units it is intended to serve.
Project complies. Community
recreational space is located
throughout the development and is
functional, usable, and easily
accessible from the units its serves.
Credit for indoor recreation facilities shall not
exceed 25% of the required community recreation
area.
N/A
Required community recreation areas shall not be
located in any required front yard and may not
include any streets, drive-aisles, driveways, parking
areas, storage areas, slopes of 5% or greater, or
walkways (except those walkways that are clearly
integral to the design of the recreation area).
N/A
Recreation Area
Parking
In addition to required resident and visitor parking,
recreation area parking shall be provided, as
follows: 1 space for each 15 residential units, or
fraction thereof, for units located more than 1,000
feet from a community recreation area.
N/A
The location of recreation area parking shall be
subject to the same location requirements as for
visitor parking, except that required recreation area
parking shall not be located within a driveway(s).
N/A
Examples of recreation facilities include, but are not limited to, the following:
Active
Swimming pool area
Children’s playground equipment
Spa
Courts (tennis, racquetball, volleyball, basketball)
Recreation rooms or buildings
Horseshoe pits
Pitch and putt
Grassy play areas with a slope of less than 5% (minimum area of 5,000 square feet and a
minimum dimension of 50 feet)
Any other facility deemed by the City Planner to satisfy the intent of providing active
recreational facilities
Passive
Benches
Barbecues
Community gardens
Grassy play areas with a slope of less than 5%
C.10 Lighting Lighting adequate for pedestrian and vehicular safety shall be provided.
Project complies. Pedestrian scaled
LED path lighting will be installed
along the pedestrian walkways and
drive aisles.
C.11 Reserved
C.12
Recreation
al Vehicle
(RV)
Storage (1)
Required for projects with 100 or more units, or a master or specific plan
with 100 or more planned development units. Exception: RV storage is
not required for projects located within the R-15 or R-23 land use
designations.
Project complies. RV storage is not
required for projects located within
the R-23 land use designation. As
identified in the Bressi Ranch
Master Plan, the Master
Homeowners Association controls,
operates, and maintains the
recreational vehicle storage area.
20 square feet per unit, not to include area required for driveways and
approaches.
Developments located within master plans or residential specific plans
may have this requirement met by the common RV storage area provided
by the master plan or residential specific plan.
Uptown Bressi - EIR 15-01/GPA 14-04/LFMP 87-17(A)/MP 178(I)/CT 14-09/PUD 14-10/SDP 14-13/SDP 16-06/CUP 14-09/CUP 16-01
RV storage areas shall be designed to accommodate recreational vehicles
of various 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 and restrictions for the project. All RV storage areas
shall be screened from adjacent residences and public rights-of-way by a
view-obscuring wall and landscaping.
N/A
C.13 Storage
Space
480 cubic feet of separate storage space per unit. Each unit proposes either one or
two-car garage (12 ft. x 20 and 20
ft. x 20 ft. minimum interior space),
which satisfies the storage space
requirement.
If all storage for each unit is located in one area, the space may be reduced
to 392 cubic feet.
Required storage space shall be separately enclosed for each unit and be
conveniently accessible to the outdoors. N/A
Required storage space may be designed as an enlargement of a covered
parking structure provided it does not extend into the area of the required
parking stall, and does not impede the ability to utilize the parking stall (for
vehicle parking).
N/A
A garage (12’x20’ one-car, 20’x20’ two-car, or larger) satisfies the required
storage space per unit. Complies – see above.
This requirement is in addition to closets and other indoor storage areas. N/A
(1) This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code).
Uptown Bressi – EIR 15-01/GPA 14-04/MP 178(I)/LFMP 87-17(A)/CT 14-09/PUD 14-10/SDP 14-13/SDP 16-06/CUP 14-09/CUP 16-01
PLANNED DEVELOPMENTS (CMC SECTION 21.45.080)
TABLE E: CONDOMINIUM PROJECTS
REF.
NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
E.1
Livable
Neighborhood
Policy
Must comply with City Council Policy 66, Principles for the Development
of Livable Neighborhoods. SEE SEPARATE COMPLIANCE CHART
E.2 Architectural
Requirements
One-family and
two-family
dwellings
Must comply with City Council Policy 44, Neighborhood
Architectural Design Guidelines
N/A. Townhomes and residential flats
are proposed.
Multiple-family
dwellings
There shall be at least three separate building planes on
all building elevations. The minimum offset in planes
shall be 18 inches and shall include, but not be limited
to, building walls, windows, and roofs.
Project complies. At least three
separate building planes are proposed
on all building elevations. The
minimum offset in planes are 18
inches and include building walls,
windows, decks, balconies and roofs.
All building elevations shall incorporate a minimum of
four complimentary design elements, including but not
limited to:
A variety of roof planes;
Windows and doors recessed a minimum of 2 inches;
Decorative window or door frames;
Exposed roof rafter tails;
Dormers;
Columns;
Arched elements;
Varied window shapes;
Exterior wood elements;
Accent materials such as brick, stone, shingles, wood,
or siding;
Knee braces; and
Towers.
Project complies. All building
elevations incorporate at least four
complimentary design elements
including a variety of roof planes,
recessed windows and doors,
decorative window and door frames,
exposed roof rafter tails, varied
window shapes, exterior wood
elements (hardwood paneling and
hardwood trim), decorative ceramic
tiles, sectional garage doors, and
plaster corbels.
E.3 Maximum
Coverage 60% of total project net developable acreage.
Project complies. Total building
coverage for 125 townhome and
residential flat units is 38.2% (i.e., less
than 60%)
E.4 Maximum
Building Height
Same as required by the underlying zone, and not to exceed three stories
(1)(7) Project complies.
Projects
within the R-
23 general
plan
designation
(1)(7)
40 feet, if roof pitch is 3:12 or greater Project complies. Building heights do
not exceed 40 feet. The proposed
townhomes would be 39 feet, 8
inches in height. The stacked flats
would not exceed 40 feet in height.
The proposed tower protrusion would
be to an elevation of 41 feet. These
protrusions are allowed as these
architectural features do not provide
additional floor space.
35 feet, if roof pitch is less than 3:12
Building height shall not exceed three stories
E.5
Minimum
Building
Setbacks
From a
private or
public
street(2)(3)
Residential
structure 10 feet Project complies. Buildings meet all
setback requirements (minimum 20
feet from Palomar Airport Road, 10
feet from Gateway Road and Colt
Place).
Direct entry
garage 20 feet
From a drive-Residential 5 feet, fully landscaped (walkways Project complies.
Uptown Bressi – EIR 15-01/GPA 14-04/MP 178(I)/LFMP 87-17(A)/CT 14-09/PUD 14-10/SDP 14-13/SDP 16-06/CUP 14-09/CUP 16-01
PLANNED DEVELOPMENTS (CMC SECTION 21.45.080)
TABLE E: CONDOMINIUM PROJECTS
REF.
NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
aisle(4) structure
(except as
specified
below)
providing access to dwelling entryways
may be located within required
landscaped area)
Residential
structure –
directly
above a
garage
0 feet when projecting over the front of a
garage.
Project complies. Residential
structures directly above a garage
complies with the 0 foot setback.
Garage
3 feet Project complies. The project
provides 3 foot setbacks for garages
facing directly onto a drive-aisle. All
residential units will be equipped with
an automatic garage door opener.
Garages facing directly onto a drive-aisle
shall be equipped with an automatic
garage door opener.
Projects of 25
units or less
within the R-
15 and R-23
general plan
designations
0 feet (residential structure and garage)
Project complies. The project
provides 3 foot setbacks for garages
facing directly onto a drive-aisle and 0
foot setbacks for residential
structures directly above the garage.
Garages facing directly onto a drive-aisle
shall be equipped with an automatic
garage door opener.
Project complies. All residential units
will be equipped with an automatic
garage door opener.
Balconies/deck
s (unenclosed
and
uncovered)
0 feet
Project complies. Buildings meet all
setback requirements, no balconies or
decks cantilever over a drive isle.
May cantilever over a drive-aisle,
provided the balcony/deck complies with
all other applicable requirements, such
as:
Setbacks from property lines
Building separation
Fire and Engineering Department
requirements
From the perimeter property
lines of the project site (not
adjacent to a public/private
street)
The building setback from an interior side
or rear perimeter property line shall be
the same as required by the underlying
zone for an interior side or rear yard
setback.
Project complies. Buildings meet all
setback requirements.
E.6
Minimum
Building
Separation
10 feet 20 feet provided, project complies.
E.7 Resident
Parking (6)
All dwelling
types
If a project is located within the R-23 general plan
designation, resident parking shall be provided as
specified below, and may also be provided as follows:
25% of the units in the project may include a tandem
two-car garage (minimum 12 feet x 40 feet).
Calculations for this provision resulting in a fractional
unit may be rounded up to the next whole number.
Each unit proposes either one or two-
car garage (12 ft. x 20 and 20 ft. x 20
ft. minimum interior space), which
satisfies the resident parking
requirement.
One-family
and two-
family
dwellings
2 spaces per unit, provided as either:
a two-car garage (minimum 20 feet x 20 feet), or
2 separate one-car garages (minimum 12 feet x 20
feet each)
N/A
Uptown Bressi – EIR 15-01/GPA 14-04/MP 178(I)/LFMP 87-17(A)/CT 14-09/PUD 14-10/SDP 14-13/SDP 16-06/CUP 14-09/CUP 16-01
PLANNED DEVELOPMENTS (CMC SECTION 21.45.080)
TABLE E: CONDOMINIUM PROJECTS
REF.
NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
In the R-W Zone, the 2 required parking spaces may
be provided as 1 covered space and 1 uncovered
space (5)
Multiple-
family
dwellings
Studio and
one-bedroom
units
1.5 spaces per unit, 1 of which must be
covered (5)
Project complies. The one bedroom
flats provide 1.5 spaces per unit, 1 of
which is in a garage.
When calculating the required number of
parking spaces, if the calculation results
in a fractional parking space, the
required number of parking spaces shall
always be rounded up to the nearest
whole number.
Units with two
or more
bedrooms
2 spaces per unit, provided as either:
a one-car garage (12 feet x 20 feet)
and 1 covered or uncovered space; or
(5)
a two-car garage (minimum 20 feet x
20 feet), or
2 separate one-car garages (minimum
12 feet x 20 feet each)
In the R-W Zone and the Beach Area
Overlay Zone, the 2 required parking
spaces may be provided as 1 covered
space and 1 uncovered space (5)
Each unit proposes either one or two-
car garage (12 ft. x 20 and 20 ft. x 20
ft. minimum interior space), which
satisfies the resident parking
requirement.
Required parking may be provided within an enclosed
parking garage with multiple, open parking spaces,
subject to the following:
Each parking space shall maintain a standard stall size
of 8.5 feet by 20 feet, exclusive of supporting
columns; and
A backup distance of 24 feet shall be maintained in
addition to a minimum 5 feet turning bump-out
located at the end of any stall series.
Each unit proposes either one or two-
car garage (12 ft. x 20 and 20 ft. x 20
ft. minimum interior space), which
satisfies the resident parking
requirement.
Required resident parking spaces shall be located no
more than 150 feet as measured in a logical walking
path from the entrance of the units it could be
considered to serve.
The required resident parking spaces
are located within 150 feet from the
entrance of the units it would be
considered to serve.
E.8
Private
Recreational
Space
One-family,
two-family,
and multiple-
family
dwellings
Required private recreational space shall be designed so
as to be functional, usable, and easily accessible from
the dwelling it is intended to serve.
Project complies. Private recreational
space is designed to be functional,
usable, and easily accessible from the
dwelling units it is intended to serve.
Required private recreational space shall be located
adjacent to the unit the area is intended to serve.
Project complies. Private recreational
space is located adjacent to the units
it is intended to serve.
Required private recreational space shall not be located
within any required front yard setback area, and may not
include any driveways, parking areas, storage areas, or
common walkways.
Project complies. Required private
recreational space is not located
within any required front yard
setback area; and does not include
any driveways, parking areas, storage
areas or common walkways.
Uptown Bressi – EIR 15-01/GPA 14-04/MP 178(I)/LFMP 87-17(A)/CT 14-09/PUD 14-10/SDP 14-13/SDP 16-06/CUP 14-09/CUP 16-01
PLANNED DEVELOPMENTS (CMC SECTION 21.45.080)
TABLE E: CONDOMINIUM PROJECTS
REF.
NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
One-family
and two-
family
dwellings
Minimum
total area
per unit
Projects not within the R-
15 or R-23 general plan
designations
400 square
feet
N/A Projects within the R-15 or
R-23 general plan
designations
200 square
feet
May consist of more than one recreational space. N/A
May be provided at ground level and/or as a
deck/balcony on a second/third floor or roof. N/A
If provided
at ground
level
Minimum
dimension
Not within
the R-15 or R-
23 general
plan
designations
15 feet
N/A
Within the R-
15 or R-23
general plan
designations
10 feet
Shall not have a slope gradient greater
than 5%. N/A
Attached solid patio covers and
decks/balconies may project into a
required private recreational space,
subject to the following:
The depth of the projection shall not
exceed 6 feet (measured from the
wall of the dwelling that is contiguous
to the patio/deck/balcony).
The length of the projection shall not be
limited, except as required by any
setback or lot coverage standards.
N/A
Open or lattice-top patio covers may be
located within the required private
recreation space (provided the patio
cover complies with all applicable
standards, including the required
setbacks).
N/A
If provided
above ground
level as a
deck/ balcony
or roof deck
Minimum dimension 6 feet
N/A
Minimum area 60 square
feet
Multiple-family
dwellings
Minimum total area per unit (patio,
porch, or balcony)
60 square
feet
Project complies. Each of the
townhome units have both patios and
decks, ranging in size from 7 – 255 sf.
Each of the residential flats would
have a deck with these spaces ranging
in size from 78 – 128 sf.
Uptown Bressi – EIR 15-01/GPA 14-04/MP 178(I)/LFMP 87-17(A)/CT 14-09/PUD 14-10/SDP 14-13/SDP 16-06/CUP 14-09/CUP 16-01
PLANNED DEVELOPMENTS (CMC SECTION 21.45.080)
TABLE E: CONDOMINIUM PROJECTS
REF.
NO. SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT
Minimum dimension of patio, porch or
balcony 6 feet Project complies.
Projects of 11 or more units that are within the R-23
general plan designation may opt to provide an
additional 75 square feet of community recreation space
per unit (subject to the standards specified in Table C of
this Chapter), in lieu of providing the per unit private
recreational space specified above.
Project complies. The project
includes 125 dwelling units. As a
result, a total of 18,750 square feet of
community recreational space are
required. The project provides 28,685
square feet of common community
recreation space and therefore
complies with this requirement.
(1) If a project is located within the Beach Area Overlay Zone, building height shall be subject to the requirements of Chapter
21.82 of this code.
(2) See Table C in Section 21.45.060 for required setbacks from an arterial street.
(3) Building setbacks shall be measured from the outside edge of the required street right-of-way width, whichever is closest to
the building.
(4) Building setbacks shall be measured from one of the following (whichever is closest to the building): a) the outside edge of
the required drive-aisle width; b) the back of sidewalk; or c) the nearest side of a parking bay located contiguous to a drive-
aisle (excluding parking located in a driveway in front of a unit’s garage).
(5) Any uncovered required parking space in the R-W zone may be located within a required front yard setback and may be
tandem.
(6) This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code).
(7) Protrusions above the height limit shall be allowed pursuant to Section 21.46.020 of this code. Such protrusions include
protective barriers for balconies and roof decks.
CITY COUNCIL POLICY 66 – LIVABLE NEIGHBORHOODS
Principle Compliance Comments
1 Building Facades, Front Entries, Porches
Facades create interest and character and should be varied and articulated to provide visual interest to
pedestrians. Clearly identifiable front doors and porches enhance the street scene and create
opportunities for greater social interaction within the neighborhood. Building entries and windows
should face the street. Front porches, bay windows, courtyards and balconies are encouraged.
The project is designed to complement the Bressi Ranch
Master Plan Design Guidelines with contemporary craftsman features. The three-story residential buildings
provide interest through architectural features incorporating a variety of colors, planes and materials to
provide visual articulation and reduce massing. Materials include hardwood paneling and trim, wood beams, brick
veneer, plaster, and board and batt siding. Entrances of residential units are highlighted and clearly identified to
provide a sense of place as well as enhance the street scene and recreation areas and influence social interaction as
well as encourage walkability. Pedestrian pathways connecting to the front entrances are provided to encourage
social interaction and walkability. The 4, 5, and 6 unit townhome buildings have both street-facing private patios
and decks ranging in size from 7 to 255 square feet. The residential stacked flats each have a deck ranging in size
from 78 to 128 square feet. Patios and decks are designed to enhance private residential amenities and recreation
consistent with the Bressi Ranch Master Plan.
2 Garages
Homes should be designed to feature the residence
as the prominent part of the structure in relation to the street. A variety of garage configurations should
be used to improve the street scene. This may include tandem garages, side-loaded garages, front-
loaded garages, alley-loaded garages and recessed garages.
Residential units are designed to feature street and recreation area facing entrances as the prominent feature to
improve visual impacts as well as encourage social interaction and walkability. Garages are provided off
private drive aisles throughout the development.
3 Street Design
An interconnected, modified (grid) street pattern should be incorporated into project designs when
there are no topographic or environmental constraints. Interconnected streets provide
pedestrians and automobiles many alternative routes to follow, disperse traffic and reduce the volume of
cars on any one street in the neighborhood. Streets should be designed to provide both vehicular and
pedestrian connectivity by minimizing the use of cul-de-sacs.
The street network should also be designed to create a safer, more comfortable pedestrian and bicycling
environment. Local residential streets should have travel and parking lanes, be sufficiently narrow to
slow traffic, provide adequate access for emergency and service vehicles and emergency evacuation
routes for residents and include parkways with trees to form a pleasing canopy over the street. Local
residential streets are the public open space in which children often play and around which
neighborhoods interact. Within this context, vehicular movement should be additionally
influenced through the use of City-accepted designs for traffic calming measures.
Recognizing that the layout of the built environment
influences the way residents and visitors experience a neighborhood, the project is designed with an inter-
connected, pedestrian friendly street network designed to encourage pedestrian and bicycle use to reduce automobile
dependence and enhance the sense of community. Access to the residential community is provided from El
Fuerte Street, Gateway Road and Colt Place, with the primary entrance on Colt Place. The residential community
is designed with an interconnected network of drive aisles to easily access resident parking and garages, as well as
provide access for emergency and service vehicles. Pedestrian pathways will be located throughout the site to
allow residents to easily and safely access the adjacent retail/general commercial amenities in Bressi Ranch.
Chicanes, or pop-out features will be provided on Gateway Road between Alicante and Innovation Way, and
Innovation Way and Colt Place to assist in traffic calming along Gateway Road.
4 Parkways
Street trees should be planted in the parkways along all streets. Tree species should be selected to create
a unified image for the street, provide an effective canopy, avoid sidewalk damage and minimize water
consumption.
Landscaping and street trees are provided to enhance
architecture, provide green areas and screen parking in accordance with the Design Guidelines of the Bressi Ranch
Master Plan as well as the Landscape Manual of the City of Carlsbad.
5 Pedestrian Walkways
Pedestrian walkways should be located along or
visible from all streets. Walkways (sidewalks or trails) should provide clear, comfortable and direct
access to neighborhood schools, parks/plazas and transit stops. Primary pedestrian routes should be
bordered by residential fronts, parks or plazas. Where street connections are not feasible (at the end
of cul-de-sacs), pedestrian paths should also be provided.
Consistent with the tenants of Smart Growth and sustainable development, the project is planned as a
pedestrian oriented community designed to reduce vehicle trips while fostering community and connectedness.
Pedestrian pathways will be located throughout the site to allow residents to easily and safely access the adjacent
retail/general commercial amenities in Bressi Ranch.
6 Centralized Community Recreation Areas
Park or plazas, which serve as neighborhood meeting places and as recreational activity centers
should be incorporated into all planned unit developments. As frequently as possible, these
parks/plazas should be designed for both active and passive uses for residents of all ages and should be
centrally located within the project. Parks and plazas should be not be sited on residual parcels,
used as buffers from surrounding developments or to separate buildings from streets.
To encourage pedestrian activity and create gathering
places wherever possible, plazas have been located throughout both the commercial and residential
developments. Pedestrian paseos will link the residential neighborhood to the shops and restaurants located in the
retail/general commercial center. Consistent with the Bressi Ranch Master Plan, the project has incorporated
three neighborhood recreation areas to further promote healthy lifestyles, connectedness, and foster a sense of
community. These recreation facilities include a pool/spa area, children’s play area, bocce ball courts and
shuffleboard, in addition to passive amenities including benches and dedicated green space.
COTTAGEDRTOWN GARDEN RD
LEIGHTON CR
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FINNILAPLCOLT PLLOKERAV E A S TLOKERAVWEST
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EIR 15-01 / GPA 14-04 / LFMP 87-17(A) / MP 178(I) / CT 14-09 /PUD 14-10 / SDP 14-13 / SDP 16-06 / CUP 14-09 / CUP 16-01
Uptown Bressi
SITE MAP
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UPTOWN BRESSISHEA HOMES5/11/16 2013065P44.DWGOF 34064 UNIT BUILDING3/16" = 1'-0"ROOF PLANSGPA 14-04/ MP 178(I)/CT 14-09/PUD 14-10/ SDP 14-13/ CUP14-09/EIR 15-01/LFMP 87-17(A)/ CUP 15-01/SDP 16-06
UPTOWN BRESSISHEA HOMES5/11/16 2013065P45.DWGOF 34074 UNIT BUILDING3/16" = 1'-0"EXT. ELEVATIONS 'A'ELEV. KEYNOTES2345678911EAVE1METAL AWNING: POWDER COATED* ALL WOOD AND METAL ELEMENTS TO BE PAINTED. 10SLIDING GLASS DOOR STEEL PLATEMETAL GUARDRAIL/RAILINGASPHALT SHINGLE ROOFEXTERIOR FINISH: PER HATCH SCHEDULE BELOWVINYL WINDOW 12STEEL CABLEENTRY DOOR STANDING SEAM METAL ROOFDECORATIVE CERAMIC TILE13SECTIONAL GARAGE DOORHATCH SCHEDULEINTEGRAL COLOR PLASTERBRICK VENEERPAINTED HARDBOARD LAP SIDINGBOARD AND BATT SIDING14PLASTER RECESS15RESAWN WOOD: BEAM/BRACKETS16PLASTER CORBEL17PLASTER TRIM TYP.18SLOPING PLASTER SILL19PLASTER CONTROL JOINT TYP.20HARDWOOD PANELING WITH HARDWOOD TRIM21HARDWOOD TRIMGPA 14-04/ MP 178(I)/CT 14-09/PUD 14-10/ SDP 14-13/ CUP14-09/EIR 15-01/LFMP 87-17(A)/ CUP 15-01/SDP 16-06GPA 14-04/ MP 178(I)/CT 14-09/PUD 14-10/ SDP 14-13/ CUP14-09/EIR 15-01/LFMP 87-17(A)/ CUP 15-01/SDP 16-06
UPTOWN BRESSISHEA HOMES5/11/16 2013065P46.DWGOF 34084 UNIT BUILDING3/16" = 1'-0"EXT. ELEVATIONS 'A'ELEV. KEYNOTES2345678911EAVE1METAL AWNING: POWDER COATED* ALL WOOD AND METAL ELEMENTS TO BE PAINTED. 10SLIDING GLASS DOOR STEEL PLATEMETAL GUARDRAIL/RAILINGASPHALT SHINGLE ROOFEXTERIOR FINISH: PER HATCH SCHEDULE BELOWVINYL WINDOW 12STEEL CABLEENTRY DOOR STANDING SEAM METAL ROOFDECORATIVE CERAMIC TILE13SECTIONAL GARAGE DOORHATCH SCHEDULEINTEGRAL COLOR PLASTERBRICK VENEERPAINTED HARDBOARD LAP SIDINGBOARD AND BATT SIDING14PLASTER RECESS15RESAWN WOOD: BEAM/BRACKETS16PLASTER CORBEL17PLASTER TRIM TYP.18SLOPING PLASTER SILL19PLASTER CONTROL JOINT TYP.20HARDWOOD PANELING WITH HARDWOOD TRIM21HARDWOOD TRIMGPA 14-04/ MP 178(I)/CT 14-09/PUD 14-10/ SDP 14-13/ CUP14-09/EIR 15-01/LFMP 87-17(A)/ CUP 15-01/SDP 16-06
UPTOWN BRESSISHEA HOMES5/11/16 2013065P47.DWGOF 34094 UNIT BUILDING3/16" = 1'-0"EXT. ELEVATIONS 'B'ELEV. KEYNOTES2345678911EAVE1METAL AWNING: POWDER COATED* ALL WOOD AND METAL ELEMENTS TO BE PAINTED. 10SLIDING GLASS DOOR STEEL PLATEMETAL GUARDRAIL/RAILINGASPHALT SHINGLE ROOFEXTERIOR FINISH: PER HATCH SCHEDULE BELOWVINYL WINDOW 12STEEL CABLEENTRY DOOR STANDING SEAM METAL ROOFDECORATIVE CERAMIC TILE13SECTIONAL GARAGE DOORHATCH SCHEDULEINTEGRAL COLOR PLASTERBRICK VENEERPAINTED HARDBOARD LAP SIDINGBOARD AND BATT SIDING14PLASTER RECESS15RESAWN WOOD: BEAM/BRACKETS16PLASTER CORBEL17PLASTER TRIM TYP.18SLOPING PLASTER SILL19PLASTER CONTROL JOINT TYP.20HARDWOOD PANELING WITH HARDWOOD TRIM21HARDWOOD TRIMGPA 14-04/ MP 178(I)/CT 14-09/PUD 14-10/ SDP 14-13/ CUP14-09/EIR 15-01/LFMP 87-17(A)/ CUP 15-01/SDP 16-06
UPTOWN BRESSISHEA HOMES5/11/16 2013065P48.DWGOF 34104 UNIT BUILDING3/16" = 1'-0"EXT. ELEVATIONS 'B'ELEV. KEYNOTES2345678911EAVE1METAL AWNING: POWDER COATED* ALL WOOD AND METAL ELEMENTS TO BE PAINTED. 10SLIDING GLASS DOOR STEEL PLATEMETAL GUARDRAIL/RAILINGASPHALT SHINGLE ROOFEXTERIOR FINISH: PER HATCH SCHEDULE BELOWVINYL WINDOW 12STEEL CABLEENTRY DOOR STANDING SEAM METAL ROOFDECORATIVE CERAMIC TILE13SECTIONAL GARAGE DOORHATCH SCHEDULEINTEGRAL COLOR PLASTERBRICK VENEERPAINTED HARDBOARD LAP SIDINGBOARD AND BATT SIDING14PLASTER RECESS15RESAWN WOOD: BEAM/BRACKETS16PLASTER CORBEL17PLASTER TRIM TYP.18SLOPING PLASTER SILL19PLASTER CONTROL JOINT TYP.20HARDWOOD PANELING WITH HARDWOOD TRIM21HARDWOOD TRIMGPA 14-04/ MP 178(I)/CT 14-09/PUD 14-10/ SDP 14-13/ CUP14-09/EIR 15-01/LFMP 87-17(A)/ CUP 15-01/SDP 16-06
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),567)/2253/$1*3$03 , &7 38'6'3&83 (,5/)03 $ &836'3
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6(&21')/2253/$1*3$03 , &7 38'6'3&83 (,5/)03 $ &836'3
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7+,5')/2253/$1*3$03 , &7 38'6'3&83 (,5/)03 $ &836'3
UPTOWN BRESSISHEA HOMES5/11/16 2013065P54.DWGOF 34145 UNIT BUILDING3/16" = 1'-0"ROOF PLANSGPA 14-04/ MP 178(I)/CT 14-09/PUD 14-10/ SDP 14-13/ CUP14-09/EIR 15-01/LFMP 87-17(A)/ CUP 15-01/SDP 16-06
UPTOWN BRESSISHEA HOMES5/11/16 2013065P55.DWGOF 34155 UNIT BUILDING3/16" = 1'-0"EXT. ELEVATIONS 'A'ELEV. KEYNOTES2345678911EAVE1METAL AWNING: POWDER COATED* ALL WOOD AND METAL ELEMENTS TO BE PAINTED. 10SLIDING GLASS DOOR STEEL PLATEMETAL GUARDRAIL/RAILINGASPHALT SHINGLE ROOFEXTERIOR FINISH: PER HATCH SCHEDULE BELOWVINYL WINDOW 12STEEL CABLEENTRY DOOR STANDING SEAM METAL ROOFDECORATIVE CERAMIC TILE13SECTIONAL GARAGE DOORHATCH SCHEDULEINTEGRAL COLOR PLASTERBRICK VENEERPAINTED HARDBOARD LAP SIDINGBOARD AND BATT SIDING14PLASTER RECESS15RESAWN WOOD: BEAM/BRACKETS16PLASTER CORBEL17PLASTER TRIM TYP.18SLOPING PLASTER SILL19PLASTER CONTROL JOINT TYP.20HARDWOOD PANELING WITH HARDWOOD TRIM21HARDWOOD TRIMGPA 14-04/ MP 178(I)/CT 14-09/PUD 14-10/ SDP 14-13/ CUP14-09/EIR 15-01/LFMP 87-17(A)/ CUP 15-01/SDP 16-06
UPTOWN BRESSISHEA HOMES5/11/16 2013065P56.DWGOF 34165 UNIT BUILDING3/16" = 1'-0"EXT. ELEVATIONS 'A'ELEV. KEYNOTES2345678911EAVE1METAL AWNING: POWDER COATED* ALL WOOD AND METAL ELEMENTS TO BE PAINTED. 10SLIDING GLASS DOOR STEEL PLATEMETAL GUARDRAIL/RAILINGASPHALT SHINGLE ROOFEXTERIOR FINISH: PER HATCH SCHEDULE BELOWVINYL WINDOW 12STEEL CABLEENTRY DOOR STANDING SEAM METAL ROOFDECORATIVE CERAMIC TILE13SECTIONAL GARAGE DOORHATCH SCHEDULEINTEGRAL COLOR PLASTERBRICK VENEERPAINTED HARDBOARD LAP SIDINGBOARD AND BATT SIDING14PLASTER RECESS15RESAWN WOOD: BEAM/BRACKETS16PLASTER CORBEL17PLASTER TRIM TYP.18SLOPING PLASTER SILL19PLASTER CONTROL JOINT TYP.20HARDWOOD PANELING WITH HARDWOOD TRIM21HARDWOOD TRIMGPA 14-04/ MP 178(I)/CT 14-09/PUD 14-10/ SDP 14-13/ CUP14-09/EIR 15-01/LFMP 87-17(A)/ CUP 15-01/SDP 16-06
UPTOWN BRESSISHEA HOMES5/11/16 2013065P57.DWGOF 34175 UNIT BUILDING3/16" = 1'-0"EXT. ELEVATIONS 'B'ELEV. KEYNOTES2345678911EAVE1METAL AWNING: POWDER COATED* ALL WOOD AND METAL ELEMENTS TO BE PAINTED. 10SLIDING GLASS DOOR STEEL PLATEMETAL GUARDRAIL/RAILINGASPHALT SHINGLE ROOFEXTERIOR FINISH: PER HATCH SCHEDULE BELOWVINYL WINDOW 12STEEL CABLEENTRY DOOR STANDING SEAM METAL ROOFDECORATIVE CERAMIC TILE13SECTIONAL GARAGE DOORHATCH SCHEDULEINTEGRAL COLOR PLASTERBRICK VENEERPAINTED HARDBOARD LAP SIDINGBOARD AND BATT SIDING14PLASTER RECESS15RESAWN WOOD: BEAM/BRACKETS16PLASTER CORBEL17PLASTER TRIM TYP.18SLOPING PLASTER SILL19PLASTER CONTROL JOINT TYP.20HARDWOOD PANELING WITH HARDWOOD TRIM21HARDWOOD TRIMGPA 14-04/ MP 178(I)/CT 14-09/PUD 14-10/ SDP 14-13/ CUP14-09/EIR 15-01/LFMP 87-17(A)/ CUP 15-01/SDP 16-06
UPTOWN BRESSISHEA HOMES5/11/16 2013065P58.DWGOF 34185 UNIT BUILDING3/16" = 1'-0"EXT. ELEVATIONS 'B'ELEV. KEYNOTES2345678911EAVE1METAL AWNING: POWDER COATED* ALL WOOD AND METAL ELEMENTS TO BE PAINTED. 10SLIDING GLASS DOOR STEEL PLATEMETAL GUARDRAIL/RAILINGASPHALT SHINGLE ROOFEXTERIOR FINISH: PER HATCH SCHEDULE BELOWVINYL WINDOW 12STEEL CABLEENTRY DOOR STANDING SEAM METAL ROOFDECORATIVE CERAMIC TILE13SECTIONAL GARAGE DOORHATCH SCHEDULEINTEGRAL COLOR PLASTERBRICK VENEERPAINTED HARDBOARD LAP SIDINGBOARD AND BATT SIDING14PLASTER RECESS15RESAWN WOOD: BEAM/BRACKETS16PLASTER CORBEL17PLASTER TRIM TYP.18SLOPING PLASTER SILL19PLASTER CONTROL JOINT TYP.20HARDWOOD PANELING WITH HARDWOOD TRIM21HARDWOOD TRIMGPA 14-04/ MP 178(I)/CT 14-09/PUD 14-10/ SDP 14-13/ CUP14-09/EIR 15-01/LFMP 87-17(A)/ CUP 15-01/SDP 16-06
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6(&21')/2253/$1*3$03 , &7 38'6'3&83 (,5/)03 $ &836'3
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7+,5')/2253/$1*3$03 , &7 38'6'3&83 (,5/)03 $ &836'3
UPTOWN BRESSISHEA HOMES5/11/16 2013065P64.DWGOF 34226 UNIT BUILDING3/16" = 1'-0"ROOF PLANGPA 14-04/ MP 178(I)/CT 14-09/PUD 14-10/ SDP 14-13/ CUP14-09/EIR 15-01/LFMP 87-17(A)/ CUP 15-01/SDP 16-06
UPTOWN BRESSISHEA HOMES5/11/16 2013065P65.DWGOF 34236 UNIT BUILDING3/16" = 1'-0"EXT. ELEVATIONS 'A'ELEV. KEYNOTES2345678911EAVE1METAL AWNING: POWDER COATED* ALL WOOD AND METAL ELEMENTS TO BE PAINTED. 10SLIDING GLASS DOOR STEEL PLATEMETAL GUARDRAIL/RAILINGASPHALT SHINGLE ROOFEXTERIOR FINISH: PER HATCH SCHEDULE BELOWVINYL WINDOW 12STEEL CABLEENTRY DOOR STANDING SEAM METAL ROOFDECORATIVE CERAMIC TILE13SECTIONAL GARAGE DOORHATCH SCHEDULEINTEGRAL COLOR PLASTERBRICK VENEERPAINTED HARDBOARD LAP SIDINGBOARD AND BATT SIDING14PLASTER RECESS15RESAWN WOOD: BEAM/BRACKETS16PLASTER CORBEL17PLASTER TRIM TYP.18SLOPING PLASTER SILL19PLASTER CONTROL JOINT TYP.20HARDWOOD PANELING WITH HARDWOOD TRIM21HARDWOOD TRIMGPA 14-04/ MP 178(I)/CT 14-09/PUD 14-10/ SDP 14-13/ CUP14-09/EIR 15-01/LFMP 87-17(A)/ CUP 15-01/SDP 16-06
UPTOWN BRESSISHEA HOMES5/11/16 2013065P66.DWGOF 34246 UNIT BUILDING3/16" = 1'-0"EXT. ELEVATIONS 'A'ELEV. KEYNOTES2345678911EAVE1METAL AWNING: POWDER COATED* ALL WOOD AND METAL ELEMENTS TO BE PAINTED. 10SLIDING GLASS DOOR STEEL PLATEMETAL GUARDRAIL/RAILINGASPHALT SHINGLE ROOFEXTERIOR FINISH: PER HATCH SCHEDULE BELOWVINYL WINDOW 12STEEL CABLEENTRY DOOR STANDING SEAM METAL ROOFDECORATIVE CERAMIC TILE13SECTIONAL GARAGE DOORHATCH SCHEDULEINTEGRAL COLOR PLASTERBRICK VENEERPAINTED HARDBOARD LAP SIDINGBOARD AND BATT SIDING14PLASTER RECESS15RESAWN WOOD: BEAM/BRACKETS16PLASTER CORBEL17PLASTER TRIM TYP.18SLOPING PLASTER SILL19PLASTER CONTROL JOINT TYP.20HARDWOOD PANELING WITH HARDWOOD TRIM21HARDWOOD TRIMGPA 14-04/ MP 178(I)/CT 14-09/PUD 14-10/ SDP 14-13/ CUP14-09/EIR 15-01/LFMP 87-17(A)/ CUP 15-01/SDP 16-06
UPTOWN BRESSISHEA HOMES5/11/16 2013065P67.DWGOF 34256 UNIT BUILDING3/16" = 1'-0"EXT. ELEVATIONS 'B'ELEV. KEYNOTES2345678911EAVE1METAL AWNING: POWDER COATED* ALL WOOD AND METAL ELEMENTS TO BE PAINTED. 10SLIDING GLASS DOOR STEEL PLATEMETAL GUARDRAIL/RAILINGASPHALT SHINGLE ROOFEXTERIOR FINISH: PER HATCH SCHEDULE BELOWVINYL WINDOW 12STEEL CABLEENTRY DOOR STANDING SEAM METAL ROOFDECORATIVE CERAMIC TILE13SECTIONAL GARAGE DOORHATCH SCHEDULEINTEGRAL COLOR PLASTERBRICK VENEERPAINTED HARDBOARD LAP SIDINGBOARD AND BATT SIDING14PLASTER RECESS15RESAWN WOOD: BEAM/BRACKETS16PLASTER CORBEL17PLASTER TRIM TYP.18SLOPING PLASTER SILL19PLASTER CONTROL JOINT TYP.20HARDWOOD PANELING WITH HARDWOOD TRIM21HARDWOOD TRIMGPA 14-04/ MP 178(I)/CT 14-09/PUD 14-10/ SDP 14-13/ CUP14-09/EIR 15-01/LFMP 87-17(A)/ CUP 15-01/SDP 16-06
UPTOWN BRESSISHEA HOMES5/11/16 2013065P68.DWGOF 34266 UNIT BUILDING3/16" = 1'-0"EXT. ELEVATIONS 'B'ELEV. KEYNOTES2345678911EAVE1METAL AWNING: POWDER COATED* ALL WOOD AND METAL ELEMENTS TO BE PAINTED. 10SLIDING GLASS DOOR STEEL PLATEMETAL GUARDRAIL/RAILINGASPHALT SHINGLE ROOFEXTERIOR FINISH: PER HATCH SCHEDULE BELOWVINYL WINDOW 12STEEL CABLEENTRY DOOR STANDING SEAM METAL ROOFDECORATIVE CERAMIC TILE13SECTIONAL GARAGE DOORHATCH SCHEDULEINTEGRAL COLOR PLASTERBRICK VENEERPAINTED HARDBOARD LAP SIDINGBOARD AND BATT SIDING14PLASTER RECESS15RESAWN WOOD: BEAM/BRACKETS16PLASTER CORBEL17PLASTER TRIM TYP.18SLOPING PLASTER SILL19PLASTER CONTROL JOINT TYP.20HARDWOOD PANELING WITH HARDWOOD TRIM21HARDWOOD TRIMGPA 14-04/ MP 178(I)/CT 14-09/PUD 14-10/ SDP 14-13/ CUP14-09/EIR 15-01/LFMP 87-17(A)/ CUP 15-01/SDP 16-06
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UPTOWN BRESSISHEA HOMES5/11/16 2013065P74.DWGOF 3430STACKED FLAT BLDG.3/16" = 1'-0"ROOF PLANGPA 14-04/ MP 178(I)/CT 14-09/PUD 14-10/ SDP 14-13/ CUP14-09/EIR 15-01/LFMP 87-17(A)/ CUP 15-01/SDP 16-06
UPTOWN BRESSISHEA HOMES5/11/16 2013065P75.DWGOF 3431STACKED FLAT BLDG.3/16" = 1'-0"EXT. ELEVATIONSELEV. KEYNOTES2345678911EAVE1METAL AWNING: POWDER COATED* ALL WOOD AND METAL ELEMENTS TO BE PAINTED. 10SLIDING GLASS DOOR STEEL PLATEMETAL GUARDRAIL/RAILINGASPHALT SHINGLE ROOFEXTERIOR FINISH: PER HATCH SCHEDULE BELOWVINYL WINDOW 12STEEL CABLEENTRY DOOR STANDING SEAM METAL ROOFDECORATIVE CERAMIC TILE13SECTIONAL GARAGE DOORHATCH SCHEDULEINTEGRAL COLOR PLASTERBRICK VENEERPAINTED HARDBOARD LAP SIDINGBOARD AND BATT SIDING14PLASTER RECESS15RESAWN WOOD: BEAM/BRACKETS16PLASTER CORBEL17PLASTER TRIM TYP.18SLOPING PLASTER SILL19PLASTER CONTROL JOINT TYP.20HARDWOOD PANELING WITH HARDWOOD TRIM21HARDWOOD TRIMGPA 14-04/ MP 178(I)/CT 14-09/PUD 14-10/ SDP 14-13/ CUP14-09/EIR 15-01/LFMP 87-17(A)/ CUP 15-01/SDP 16-06
UPTOWN BRESSISHEA HOMES5/11/16 2013065P76.DWGOF 3432STACKED FLAT BLDG.3/16" = 1'-0"EXT. ELEVATIONSELEV. KEYNOTES2345678911EAVE1METAL AWNING: POWDER COATED* ALL WOOD AND METAL ELEMENTS TO BE PAINTED. 10SLIDING GLASS DOOR STEEL PLATEMETAL GUARDRAIL/RAILINGASPHALT SHINGLE ROOFEXTERIOR FINISH: PER HATCH SCHEDULE BELOWVINYL WINDOW 12STEEL CABLEENTRY DOOR STANDING SEAM METAL ROOFDECORATIVE CERAMIC TILE13SECTIONAL GARAGE DOORHATCH SCHEDULEINTEGRAL COLOR PLASTERBRICK VENEERPAINTED HARDBOARD LAP SIDINGBOARD AND BATT SIDING14PLASTER RECESS15RESAWN WOOD: BEAM/BRACKETS16PLASTER CORBEL17PLASTER TRIM TYP.18SLOPING PLASTER SILL19PLASTER CONTROL JOINT TYP.20HARDWOOD PANELING WITH HARDWOOD TRIM21HARDWOOD TRIMGPA 14-04/ MP 178(I)/CT 14-09/PUD 14-10/ SDP 14-13/ CUP14-09/EIR 15-01/LFMP 87-17(A)/ CUP 15-01/SDP 16-06
1128139EAST ELEVATIONT.O. SLAB0' - 0"PLT HGT 18' - 0"PLT HGT 212' - 0"ROOF PLAN18' - 0"8' - 0"4' - 0"6' - 0"6631091341127SOUTH ELEVATION8NORTH ELEVATIONWEST ELEVATION3" / 12"3" / 12"1/4" / 12"ROOF PLANPOOLEQUIP.WOMENMEN17' - 6"27' - 11"FLOOR PLANS T A R C KA r c h i t e c t u r e + P l a n n i n g2045 Kettner Boulevard Suite 100 San Diego California 92101 Fon: 619 299 7070 Fax: 619 295 8768CA ARCHITECTURAL LICENSE C 10560UPTOWN BRESSISHEA - 2013065P7733 OF 34POOL TOWER -PLANS/ELEVATIONS09/28/2015ELEVATIONKEYNOTESKEYVALUEKEY TEXT1 4X8@24"O.C.2METALGATE3 HARDBOARDSIDING4 HARDWOODPANELINGWITHHARDWOODTRIM6 STEELSUPPORTFORBEAMS7 BRICKVENEER8 WOODFASCIABOARD9 PLASTERTRIMTYP.10 VINYLWINDOW12 STANDINGSEAMMETALROOF13 WOODTRIM*3$03 , &7 38'6'3&83 (,5/)03 $ &836'3
EAST ELEVATION2NORTH ELEVATIONT.O. SLAB0' - 8"PLT HGT 18' - 0"ROOF HGT10' - 9"134656' - 0"1' - 4"2' - 9"SOUTH ELEVATIONWEST ELEVATION3" / 12"3" / 12"3" / 12"3" / 12"ROOF PLAN14' - 0"5' - 4"4' - 0"5' - 4"14' - 8"5' - 2"3' - 0"5' - 2"87FLOOR PLANS T A R C KA r c h i t e c t u r e + P l a n n i n g2045 Kettner Boulevard Suite 100 San Diego California 92101 Fon: 619 299 7070 Fax: 619 295 8768CA ARCHITECTURAL LICENSE C 10560UPTOWN BRESSISHEA - 2013065P7834 OF 34TRASH ENCLOSUREPLAN/ELEVATIONS09/28/2015ELEVATIONKEYNOTESKey ValueKeynote Text1 STANDINGSEAMMETALROOF2 4054METALGATE3 6X12RESAWNWOODBEAM/BRACKETS48"CMUWALL5 5254METALGATE6 4X4STEELSUPPORTFORBEAMS7 EDGEOFCONCRETECURB8 EDGEOFROOFABOVE*3$03 , &7 38'6'3&83 (,5/)03 $ &836'3