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HomeMy WebLinkAbout1994-11-16; Planning Commission; ; CT 93-08|PUD 93-07 - RANCHO CARRILLO VILLAGE "O"APPLICATIOXCOMPLETE DATE: MARCH 15. 1994 - 90 Day Extension PROJECT PLANNER:TERESA WOODS STAFF REPORT DATE: NOVEMBER 16, 1994 TO: PLANNING COMMISSION FROM: PLANNING DEPARTMENT SUBJECT: CT 93-08/PUD 93-07 - RANCHO CARRILLO VILLAGE "O" - Request for approval of a Tentative Tract Map and Planned Development Permit to include 51 single family residential lots (minimum 5,000 square feet), and 1 open space lot on a 19.3 acre site generally located south of Poinsettia Lane (previously Carrillo Way) extension, west of Melrose Drive extension, in the PC zone, in Local Facilities Management Plan Zone 18. I.RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution Nos. 3675, and 3676, recommending APPROVAL of CT 93-08 and PUD 93-07, based on the findings and subject to the conditions contained therein. II.PROJECT DESCRIPTION AND BACKGROUND The applicant is requesting approval of a Tentative Map and Planned Development Permit to create 51 single family residential lots (minimum 5,000 square feet) and 1 open space lot on a 19.3 acre site located south of Poinsettia Lane (Carrillo Way) extension and west of Melrose Drive extension. The parcel is undeveloped and contains native and disturbed habitat. It is located in the Planned Community Zone (PC), and is subject to the requirements of the Rancho Carrillo Master Plan as well as Final Environmental Impact Report 91-04 and Hillside Development Permit 91-17 which were processed concurrently with the Master Plan. Village "O" is also subject to the requirements of Residential Low Medium (RLM) and Open Space (OS) General Plan designations. The Rancho Carrillo Master Plan was approved by City Council on July 27, 1993. The purpose of the Master Plan is to provide for the orderly development of the entire Rancho Carrillo site, while preserving the environmental resources of the area. For planning purposes, the Rancho Carrillo Master Plan is divided into Villages "A" - "T". The Master Plan identifies the allowable type and intensity of land use in each village and provides detailed development and design standards, requirements, and the method by which the Rancho Carrillo Master Plan will be implemented. CT 93-08/PUD 93-07 RANCHO CARRILLO VILLAGE "O" NOVEMBER 16, 1994 PAGE 2 The Rancho Carrillo Master Plan permits Tentative Tract Maps with Planned Unit Developments to be processed without floor plans and elevations. Instead design guidelines are required to be adopted as part of the discretionary action through a process called Delayed Architectural Review (DAR). The DAR process was intended to focus Planning Commission review specifically on project architecture without opening the tentative map up for re-evaluation and additional conditions. The design guidelines developed as part of the DAR process may address such areas as building envelopes, setbacks from slopes, building separation, and compliance with small lot architectural guidelines. Floor plans and elevations must be submitted to staff for review prior to building permit. After reviewing the plans and determining their compliance with the approved design guidelines, the floor plans and architectural elevations must be presented to the Planning Commission pursuant to Carlsbad Municipal Code Section 21.45.160. Section 21.45.160 provides that should the Planning Commission consider the amendment (approval of design guidelines) minor in nature, it may be approved without the necessity for a public hearing. If the Planning Commission determines that the amendment is major, a public hearing is required. As shown on Exhibits "A" - "P", the proposed project contains individual single family lots ranging in size from 5,690 to 13,500 square feet. Village "O" is designed as a two story neighborhood (although a one story component may be provided) intended to be marketed to first-time home buyers and first-time move-up buyers. Pursuant to the Delayed Architectural Review procedures, the applicant has not submitted floor plans or elevations for units. However, detailed design guidelines have been prepared for this Village to ensure that architectural concerns are addressed. There is a central active and passive recreation facility containing turf, benches and a combination of play equipment, as provided for in the Village "O" Design Guidelines to serve the entire project. The recreation area is located on the eastern portion of the site, between Melrose Drive and Street O-B and will be approximately .28 acres in size. Final EIR 91-04 addressed the environmental impacts associated with implementation of the Rancho Carrillo Master Plan. EIR 91-04 concluded that significant but mitigable impacts would occur due to project implementation. This project, as designed and conditioned, is consistent with and implements the mitigation requirements of EIR 91-04. Grading for this project was approved under HDP 91-17. As proposed, this project is consistent with HDP 91-17. No additional grading is proposed as part of this project. Pursuant to the requirements of the City's adopted Inclusionary Housing Ordinance, 15% of the base dwelling units (60.0 x .15 = 9.0 affordable units) must be provided for lower income households. The applicant is proposing to provide those affordable dwelling units off-site in a combined affordable project in Village "F". A combined affordable project is a separate residential development site which, under contract, must provide at an alternative site or sites, some or all of the required inclusionary units associated with the development. The Site Development Plan for Village "F" (SDP 94-01) will be reviewed and acted upon prior to review of this project. This will ensure that all affordable housing requirements are CT 93-08/PUD 93-07 RANCHO CARRILLO VILLAGE "O" NOVEMBER 16, 1994 PAGE 3 satisfied and all incentives agreed to prior to review and approval of this project. This project would be conditioned to comply with the Affordable Housing Agreement requirement of the Village "F" Site Development Plan (SDP 94-01). As part of the affordable housing incentives package submitted as part of SDP 94-01, the applicant has requested reduced development standards for Village "O". In particular, the applicant has requested to reduce the front yard setback from 20 to 15 feet and has requested that the building separation for more than 10 two-story units in a row be reduced from 20 to 10 feet. As discussed in Section F, Inclusionary Housing, both requests are supported by the Housing Committee. The reduced standards requested must be approved as part of the affordable housing incentives package of the Village "F" Site Development Plan and are further discussed in Section E, page 11. III. ANALYSIS The proposed project is subject to the following plans, ordinances, and standards: A. RLM General Plan Land Use Designation. B. Rancho Carrillo Master Plan MP 139(E). C. Carlsbad Municipal Code, Title 21, Chapter 21.45, "Planned Development". D. City Council Policy 44 for Small Lot Single Family Homes. E. Carlsbad Municipal Code, Title 21, Chapter 21.85, "Inclusionary Housing". F. Carlsbad Municipal Code, Title 20, "Subdivision Ordinance"; and the California Subdivision Map Act. G. Carlsbad Municipal Code, Title 21, Chapter 21.90, "Growth Management Ordinance" (Local Facilities Management Plan Zone 18). H. Carlsbad Municipal Code, Title 19, "Environmental Protection Procedures"; and the California Environmental Quality Act (CEQA). A. GENERAL PLAN Planning Issue Is the Tentative Tract Map consistent with the General Plan? CT 93-08/PUD 93-07 RANCHO CARRILLO VILLAGE "O" NOVEMBER 16, 1994 PAGE 4 DISCUSSION The Tentative Tract map is consistent with the City's General Plan including the Land Use, Housing and Open Space and Conservation Elements as noted below. LAND USE ELEMENT The property is designated as RLM (Residential Low-Medium) and OS (Open Space) in the General Plan. The RLM Land Use Designation allows the development of single-family homes within a density range from 0 to 4 dus/acre with a 3.2 dus/acre growth control point. The proposed project would contain 51 units at a density of 3.9 dus/acre. Although Growth Management would normally permit only 41 units on this site, pursuant to the Rancho Carrillo Master Plan, Chapter 2, Section E.I, Village "O" may be developed with up to 51 dwelling units at a density of 3.9 dus/acre. This is within the density range of the RLM General Plan designation. The Rancho Carrillo Master Plan notes that the greater density is acceptable because the maximum number of units allowed by the Master Plan, 1,816, is below the 2,091 residential units allocated to Zone 18 by its approved Local Facilities Management Plan. These densities were approved as part of the Rancho Carrillo Master Plan MP 139(E). This project is therefore consistent with the Land Use Element of the General Plan. HOUSING ELEMENT The Rancho Carrillo Master Plan requires that affordable housing be provided within the Master Plan area. Villages "C", "E" and "F" are designated as potential affordable sites which may be utilized by other Villages in meeting their affordable housing requirements. To fulfill this requirement, the applicant is proposing to provide 15 percent of the total 60.0 inclusionary base units (9.0 affordable units) in a combined affordable housing project in Village "F". Village "F", which is being processed concurrently with this project as Site Development Plan SDP 94-01, will be reviewed and acted upon prior to review and action on Village "O". The provision of affordable units is consistent with Policy 3.6.a of the Housing Element which states that, "A minimum of fifteen percent (15%) of all units approved for any master plan community or residential specific plan shall be affordable to lower income-households". The 9.0 affordable units required for Village "O" are shown on the Village "F", Conceptual Site Development Plan (Exhibit "N"). See Section E, Inclusionary Housing below, for a more detailed discussion of the affordable housing proposed by this project. OPEN SPACE The Open Space and Conservation Element requires that open space be provided for in the area near Village "O" for habitat/wildlife corridor/active recreational purposes. As proposed, Village "O" will provide for a greenway corridor along the southern portion of the project, CT 93-08/PUD 93-07 ^ RANCHO CARRILLO VILLAGE "O" NOVEMBER 16, 1994 PAGES Lot 52 (see Exhibit "M", Master Plan Open Space). The Element further encourages private community trails to connect neighborhoods with the Citywide Trail System. As proposed, Village "O" will provide approximately 5.7 acres of open space on Lot 52. The southern portion of this lot is required to be set aside as natural open space with the remainder containing active and passive recreational amenities. These active/passive recreational amenities will include a tot lot as well as a community trail which will connect to Trail Segment 34 of the Citywide Trail System. Village "O" will set aside the southeast portion of the site as open space as required pursuant to the Master Plan and as mapped on the General Plan Land Use Map. The project is therefore, consistent with the Open Space and Conservation Element of the General Plan and the Rancho Carrillo Master Plan as it pertains to open space. Timing of installation and the responsibility for maintenance of open space areas and trails are summarized in the Village "O" Open Space Compliance Table on page 6. B. RANCHO CARRILLO MASTER PLAN Planning Issue Does the proposed development comply with the Rancho Carrillo Master Plan requirements? DISCUSSION The proposed development complies with all of the requirements of the Rancho Carrillo Master Plan for Village "O" including product type and density; the approved Hillside Development Permit; design criteria; setbacks from Melrose Drive; Special Park Design criteria; open space and trail requirements; and Master Plan infrastructure requirements as follows: a. As allowed in the Master Plan, the proposed development is for single family, detached units with a density of 3.9 dus/acre. Although this density exceeds the growth control point of 3.2 dus/acre, this is allowed in the Master Plan. The small lot single family residential development would be compatible with the surrounding neighborhoods which are planned for both single family and multiple family residential development. The smaller lots, intended for first time home buyers and first time move-up buyers will provide a diversity of housing opportunities within the Master Plan area. b. The proposed subdivision is consistent with the approved Hillside Development permit (HDP 91-17) approved concurrent with the Master Plan in that lot elevations are consistent with the approved grading elevations. No additional grading is proposed as part of this project. CT 93-08/PUD 93-07 RANCHO CARRILLO VILLAGE "O" NOVEMBER 16, 1994 PAGE 6 c. Village "O" complies with the general design criteria for development within the Master Plan area as follows: i. Where possible, units of Village "O" have been oriented to take advantage of views of Carrillo Ranch Community Park and the designated open space area located on the southern portion of the village; ii. Units have been located a minimum of 50-feet from Melrose Drive; iii. A 6' high noise wall will be placed along the northeasterly portion of the site, adjacent to Melrose Drive, to ensure that noise is attenuated to 60 dBA CNEL exterior pursuant to City policy. In addition, all units will be mitigated, as necessary, to 45 dBA CNEL interior pursuant to City noise policy; and iv. Lots 1 -14 of Village "O" are located within the Special Park Design District identified in the Master Plan. The Master Plan established the Special Park Design District to protect the historic context and feeling of the Carrillo Ranch Community Park site. Developments located within this special district are not to clash with the existing architecture and landscape of the Carrillo Ranch Community Park. To ensure compatibility of future development of Village "O" with the park site, special design criteria have been included in the Village "O" Design Guidelines (see page 7 of Exhibit "P"). The guidelines require proper design, screening and landscaping to ensure continued compatibility with the Carrillo Ranch Community Park. d. Consistent with the Master Plan, Lot 52 of Village "O" is a 5.7 acre open space lot which has been set-aside for habitat/wildlife corridor/active recreational purposes. Approximately .28 acres of this lot will be developed as a recreational area tot lot. A community trail, running north/south within Lot 52 will connect to the Citywide Trail system just west of Melrose Drive on the north side of Carrillo Way. The southern portion of Lot 52 will remain in natural open space. The natural open space of Lot 52 will connect to a larger east/west open space corridor required pursuant to the Master Plan (see Exhibit "M", Master Plan Open Space). The table below depicts when, how, and what type of open space will be provided for in Village "O": VILLAGE "O" OPEN SPACE COMPLIANCE NATURAL OS MPOS For of Lot 52 cros For of Lot 52 WHENOSHtOVmEfc Prior to occupancy of 1st unit OS MAINTENANCE BESPONSIBIttrV Village HOA CT 93-08/PUD 93-07 RANCHO CARRILLO VILLAGE "O" NOVEMBER 16, 1994 PAGE? CITYWIDE TRAILS MASTER PLAN TRAILS REC. AREA SLOPES N/A N/A N/A Slopes in Lot 52 N/A Trail links to City's system .28 AC tot lot Slopes in Lot 52 plus Lots 1- 14 N/A Prior to occupancy of first unit Prior to occupancy of first unit All landscaping complete prior to occupancy of first unit. N/A Village HOA Village HOA Village HOA e. The proposed Village "O" Design Guidelines ensure that the development will be attractive, sensitive to views from the Carrillo Ranch Park site, and contain a variety of materials, architectural accent features, articulated wall and roof planes, roof heights, building mass, and building street setbacks. The project is conditioned to provide an architectural theme consistent with the Master Plan requirements and the Village "O" Design Guidelines to ensure that whichever style or combination of styles is used in the Village, is compatible with the surrounding villages and the structures within the Carrillo Ranch Park. The surrounding area is undeveloped and is planned for multifamily and standard single family residential development. The future Carrillo Ranch Park site would be located northwest of the project site. f. There are several infrastructure improvements required pursuant to the Rancho Carrillo Master Plan. To gain access to the site, major roadway infrastructure improvements are necessary to serve Village "O". This will include the construction of Melrose Drive and Poinsettia Lane to a minimum number of lanes necessary to serve this project. An assessment district is currently in the formation process by Rancho Carrillo property owners for Melrose Drive. This project is conditioned to ensure adequate access is provided to the site and to ensure an emergency/secondary access is available prior to occupancy of any unit within Village "O". Further, sewer facilities are not currently accessible to the Rancho Carrillo Master Plan area. Therefore, major off-site sewer line construction is required. As conditioned occupancy of units cannot occur until sewer service is made available to the project. C. PLANNED DEVELOPMENT ORDINANCE/CHAPTER 21.45 Planning Issue Does the proposed Planned Development Permit comply with all the requirements of the Planned Development Ordinance? CT 93-08/PUD 93-07 RANCHO CARRILLO VILLAGE "O" NOVEMBER 16, 1994 PAGES DISCUSSION The Rancho Carrillo Master Plan designates Carlsbad Municipal Code, Titles 20 and 21 as the implementing ordinances for the Master Plan. The Master Plan further requires any Village with a Tentative Tract Map creating lots averaging less than 7,500 square feet in size to process a Planned Development Permit pursuant to Chapter 21.45 of the Carlsbad Municipal Code. Village "O" proposes minimum 5,000 square foot lots, and, therefore, a Planned Development Permit is being processed. The project, as designed and conditioned, is consistent with the Planned Development Ordinance, the Rancho Carrillo Master Plan and all other applicable ordinances. The findings required to approve a project under the Planned Development Ordinance can be made as summarized below. DEVELOPMENT STANDARDS Village "O" is designed for single family residential development on smaller lots (minimum 5,000 square feet). The development of Village "O" with this type of residential product would provide a balance and mix of residential land uses within this portion of the Rancho Carrillo Master Plan. As conditioned, the proposed project complies with the minimum development standards set forth in the Design Guidelines Manual and the Planned Development ordinance, except as modified for affordable housing incentives as discussed below in Item E, Inclusionary Housing. The Tentative Tract Map is consistent with the approved Hillside Development Permit (HDP 91-17) approved as part of the Master Plan. As approved under HDP 91-17, the manufactured slopes would be contour-graded and landscaped. The streets are curvilinear and follow the natural slope. The following table is a summary of how the project complies with the development standards of the Planned Development Ordinance. A more detailed discussion of important issues follows this table. VILLAGE "O" PLANNED DEVELOPMENT ORDINANCE COMPLIANCE LOT SIZE (MIN.) FRONT YARD SETBACK SIDE YARD SETBACK BUILDING SEPARATION BUILDING HEIGHT PUBLIC STREET WIDTH PARKING - RESIDENT: GUEST: RV STORAGE REQUIRED 3,500 sq. ft. 20ft. 10% of lot width (5 ft. min.) 20 ft. (between 10 or more 2 story units 30ft. 60 ft. (reductions for single loaded streets & cul-de-sacs may be permitted) 102 covered spaces 16 spaces 20 sq. ft. per unit (1,020 sq. ft. required) PROPOSED 5,690 - 13,500 sq. ft. 15 - 25 ft.* 10% of lot width (5 ft. min.) 10 ft. minimum* 30 ft. maximum 51 to 60 ft. 102 covered spaces 158 on-street spaces (approx.) Min. 1,020 sq. ft. in the RV storage lot in Village "Q" CT 93-08/PUD 93-07 RANCHO CARRILLO VILLAGE "O" NOVEMBER 16, 1994 PAGE 9 STORAGE SPACE RECREATION SPACE COMMON ACTIVE: PRIVATE PASSIVE: REQUIRED 480 cu. ft. per unit 5,100 sq. ft. 5,100 sq. ft. PROPOSED To be provided in 2-car garage, ensured delayed architectural review during 12,000 sq. ft. 51,000 sq. ft. (private rear yds approx. 20"x 50' ea.) Reduced standards are proposed as part ot the affordable bousing incentive package. i. Setbacks The project is proposing a reduction in front yard setbacks from 20 feet to 15 feet. The applicant has requested this reduction in standards as part of the affordable housing incentive package (See Item E, below for a more detailed discussion of affordable housing issues). The 15-foot front yard plus 5 foot utility easement would still provide 20-feet inside of the sidewalk for parking in the driveway so vehicles will not hang over onto the street. Although the ordinance requires a 20 foot minimum front yard along public streets, the ordinance does permits 15 foot front yards on private streets. This reduction in standards would not adversely impact the public, health and safety and would not adversely impact the overall design of the project. The reduced setbacks would not reduce potential natural heating or cooling opportunities. By permitting the variation in front yards, the project will have the opportunity to create larger rear yards which may be desirable for many young families. See Item E, below, for a more thorough discussion of affordable housing incentives and rationales. All of the homes adjacent to Melrose Drive (Prime Arterial) are set back from the roadway a minimum of 50 feet as required pursuant to the Master Plan. ii. Building Separation When there are more than 10 two-story units in a row, a minimum 20 foot building separation is required between all units. The applicant has requested a reduction of this standard under their affordable housing incentives. If approved, the minimum building separation will be 10 feet. See Item E, below, for a more thorough discussion of affordable housing incentives and rationales. iii. RV Storage A minimum of 1,020 square feet of recreational vehicle (RV) storage space is required for this project. The Rancho Carrillo Master Plan designated Lot 104 adjacent to Village "Q" as the RV storage facility for the Master Plan. Lot 104 is approximately 3.5 acres in size and is proposed to be improved with approximately 142 RV parking spaces (see Exhibit "L", Recreational Vehicle Storage Facility). This project would be conditioned to process a RV storage agreement to ensure phasing of construction of the facility occurs concurrent with need. As conditioned, prior to CT 93-08/PUD 93-07 ^ RANCHO CARRILLO VILLAGE "O" NOVEMBER 16, 1994 PAGE 10 occupancy of any unit within Village "O", adequate RV storage space must be provided. FACILITIES AND SERVICES All required facilities and services will be available concurrent with need and will meet all City standards. The Tentative Tract Map for Village "O" is designed with a 50 foot setback from Melrose Drive and a portion of the site has been preserved as permanent open space. Drainage facilities would be provided concurrent with development of Village "O" to reduce erosion and flooding. All manufactured slopes would be landscaped to prevent erosion and to visually screen the slopes and the associated development. The local streets within the subdivision would be curvilinear and follow the natural contour. Streets O-A and a portion of O-C would have a 60 foot wide right-of-way with curb, gutter, and sidewalks on both sides of the streets, and streets O-B and O-C would have a 51 foot right-of-way and would be single loaded with sidewalks on the developed side of the street only. Streets would connect to Melrose Drive (via Carrillo Way) which is designated as a 126 foot wide prime arterial in the Circulation Element of the General Plan. DELAYED ARCHITECTURAL REVIEW The proposed tentative tract map meets all City standards, except as may be modified for affordable housing incentives. As allowed in the Rancho Carrillo Master Plan, the applicant has elected to process the floor plans and elevations for Village "O" through a "Delayed Architectural Review" (DAR) process as discussed above on page 2. To ensure that a quality development is submitted during the DAR process, detailed design guidelines have been prepared for Village "O". The following table depicts the primary issues covered in the Village "O" Design Guidelines. VILLAGE "O" DESIGN GUIDELINES ISSUES ISSUE Unit Mix Plotting of Units Setbacks Maximum Unit Size COMMENT A minimum of 3 floor plans with a minimum of 3 per floor plan shall be provided. front building treatments No floor plan shall be plotted more than 60% of total units on a street; no 2 units with same facades closer than 100 feet on the same side of the street; and units may not utilize entire building envelope. Melrose - 50' minimum Front - 15' minimum with 15-25' range Rear - 15' minimum with 20' average Side - 5' minimum (10' min. corner lots) 1-story 2,300 sq. ft.; 2-story 3,500 sq. ft. CT 93-08/PUD 93-07 RANCHO CARRILLO VILLAGE "O" NOVEMBER 16, 1994 PAGE 11 ISSUE Architecture Garages Accessory Structures Walls and Fences Signage Planned Development Ordinance Common Recreation Area Park Design District Sensitive Lots Second Dwelling Units Minor Modifications COMMENT Architectural style per Master Plan; compliance with small lot guidelines; 2 chimneys max.; min. 3 color schemes; and, use of a variety of front elevation building materials. At minimum, 85% of required garages shall be 2-car garages, min. 20' by 20'; and, garage doors set into walls. Permitted as allowed by Section 21.10.050(1)(D). Per Village "O" Landscape Concept Details, Exhibit "J". Per Chapter 21.41 of CMC and as provided for in Master Plan. Required compliance with Planned Development Ordinance, except as may be modified for affordable housing incentives. .28 acre site shall have turf, benches, one combination play equipment system and two or three stand-alone play equipment per list. Requires screening, landscaping and architecture compatible with Carrillo Ranch Community Park. Allows up to 10% of lots to be developed with second dwelling units per Section 21.10.015 of the CMC unless a higher percentage is approved under a density bonus. Second dwelling units shall require an amendment to the PUD pursuant to Section 21.45.160 of the CMC. Allows up to 5 cumulative changes to guidelines as a minor amendment subject to Planning Director approval. (Second dwelling units shall require an amendment to the PUD.) D. CITY COUNCIL POLICY FOR SMALL LOT SINGLE FAMILY HOMES This City Council policy provides guidelines to encourage the quality development of small- lot (less than 7,500 square feet) single-family projects. The intent of the guidelines is to ensure that the homes have building articulation on all four sides and not appear as "row" housing. They are primarily designed to apply to projects where there is a predominance of two-story units. The Small Lot Guidelines have been incorporated into the Village "O" Design Guidelines (see Exhibit "P"). This project will be required to comply with the guidelines during the delayed architectural review process as discussed in Item C (g)(i) above. CT 93-08/PUD 93-07 RANCHO CARRILLO VILLAGE "O" NOVEMBER 16, 1994 PAGE 12 E. CARLSBAD MUNICIPAL CODE. TITLE 21. CHAPTER 21.85 "INCLUSIONARY HOUSING" As discussed on page 4, the applicant is required to provide 9.0 affordable housing units which will be constructed as part of a combined affordable development on Village "F". To meet the affordable requirements, the applicant is requesting a reduction in development standards. As proposed, Village "O" does not meet the Planned Development ordinance's 20 foot front yard setback requirement (15 foot front yards are proposed), nor the required 20 foot building separation for more than ten two-story units in a row requirement (10 feet minimum proposed). The applicant is requesting that the Planning Commission recommend to the City Council that these standards be waived as allowed by Section 21.53.120. The applicant has submitted a request for on and off-site incentives to make the project economically feasible under SDP 94-01. The applicant has explained that the reduced front yard setback incentive would allow the creation of larger rear yards which will help in the marketing of the units. The monetary benefit from permitting more than ten two-story units in a row being less than 20 feet apart would be equal to the profit on two units. The affordable housing incentives package included as part of SDP 94-01 has been reviewed and approved by the Housing Committee and will be reviewed and acted upon by the Planning Commission prior to the commission's review and action on this project. F. SUBDIVISION ORDINANCE/TITLE 20 Engineering Issue Does CT 93-08 comply with the requirements of the Subdivision Ordinance? DISCUSSION As conditioned, the proposed Tentative Map would comply with all the requirements of the City's Subdivision Ordinance, Title 20. The project is conditioned to provide adequate erosion control, and drainage. All required public street improvements including curb, gutter, and sidewalk would be provided along all public streets. Streets have been designed to City standards and will consist of a curb-to-curb paved width of either 40' or 36" with curb, gutter, and a 5' wide utility easement on each side. Sidewalks will be provided on one side only for single loaded streets, and provided on both sides for double loaded streets. Primary access to the lots would be provided on Street O-A from Carrillo Way. A second street intersection with Carrillo Way, at the south end of the site, will serve as an additional access point to the project. The Rancho Carrillo Master Plan identifies several planned streets to be included in the adjacent Village "Q" that will also serve as access to Village "O". It is likely that the planned street improvements for Village "Q" will be constructed prior to the development of this project, however, as a "stand-alone" project, the tentative map requires the CT 93-08/PUD 93-07 RANCHO CARRILLO VILLAGE "O" NOVEMBER 16, 1994 PAGE 13 o identification of a second access point outside of the proposed access on Carrillo Way via Melrose Drive. A condition will be placed on this project to identify and delineate a second access point on the conformed tentative map exhibit. Sewer service to Village "O" will be provided by a public sewer line that will tie into a 12" sewer main to be installed for the entire Rancho Carrillo development. The sewer line will drain by gravity flow in a westerly direction through the northern portion of Village "Q", where it will join the 12" sewer main. This sewer main will connect with an offsite pump station, which will pump sewage to the existing Buena/San Marcos Interceptor system (See Exhibit "SS"). Water will be provided to Village "O" from a trunk line of the water main on Melrose Drive. The trunk line will enter the development through an easement located at the northern end of the project. A reclaimed water line will also be installed on Melrose Drive, and will be tapped for irrigation of the slope areas in Village "O". Surface drainage will be conveyed by standard curb and gutter that drains to an underground storm drain system. The underground storm drain system will discharge into a check dam system to be located on the west side of Carrillo Way in Village "Q". In turn, this check dam system will connect to the major drainage outlet planned for the Rancho Carrillo development. Grading for this project was approved under Hillside Development Permit (HDP 91-17) which was approved for this site as part of the Master Plan. No additional grading is proposed as part of this project. The approved grading plan consists of a comprehensive 7-phase grading operation. Phase I will complete a majority of the grading required within the entire Master Plan area. The remaining approved phases of grading will be limited to site specific grading of the villages. The geotechnical report for Village "O" stated that no soil or geologic conditions observed or noted would preclude the development of this project, provided the recommendations of the report are followed. G. GROWTH MANAGEMENT The proposed project is located within Local Facilities Management Zone 18 in the southeast quadrant of the City. The impacts on public facilities created by this project and compliance with the adopted performance standards are summarized as follows: FACILITY CITY ADMINISTRATION LIBRARY WASTE WATER TREATMENT PARKS DRAINAGE CIRCULATION FIRE IMPACTS 177 sq. ft. 95 sq. ft. 51EDU .35 acres N/A 510 ADT Station Nos. 2, 5, & 6 COMPLIANCE mrH STANDARDS Yes Yes Yes Yes Yes Yes Yes CT 93-08/PUD 93-07 RANCHO CARRILLO VILLAGE "O" NOVEMBER 16, 1994 PAGE 14 OPEN SPACE SCHOOLS SEWER COLLECTION SYSTEM WATER DISTRIBUTION SYSTEM Master Plan Compliance 5.7 acres SMUSD 51EDU 11,220 GPD Yes Yes Yes Yes H. ENVIRONMENTAL REVIEW/TITLE 19 AND CEOA The project site is located within the boundaries of the Rancho Carrillo Master Plan MP 139(E) which covers a 417.9 gross acre site within Local Facilities Management Zone 18. The direct, indirect, and cumulative environmental impacts from the future development of the Rancho Carrillo Master Plan area have been discussed in the Final Environmental Impact Report (EIR 91-04) for the Master Plan approved by City Council on July 27,1993. Staff prepared an initial study to analyze potential environmental impacts of the project and conducted additional project level studies including soils contamination studies and a drainage study. These studies provide more focused and detailed analysis. Staff determined that no additional impacts over those addressed in EIR 91-04 will occur and therefore, the project is in prior compliance with Final EIR 91-04. The recommended and applicable mitigation measures of Final EIR 91-04 have been incorporated into the project design or are included as conditions of approval for this project. IV.SUMMARY AND RECOMMENDATION The proposed project: (1) is consistent with the General Plan; (2) complies with the Rancho Carrillo Master Plan; (3) complies with the subdivision ordinance; (4) complies with the Planned Development Ordinance with the exception of front yard setbacks and building separation requirements which have been reduced as an affordable housing incentive; (5) is in conformance with Growth Management; and (6) will not significantly impact the environment, therefore, staff recommends approval of CT 93-08/PUD 93-07. CT 93-08/PUD 93-07 RANCHO CARRILLO VILLAGE "O" NOVEMBER 16, 1994 PAGE 15 ATTACHMENTS 1. Planning Commission Resolution No. 3675 2. Planning Commission Resolution No. 3676 3. Location Map 4. Background Data Sheet 5. Disclosure Form 6. Local Facilities Impact Assessment Form 7. Reduced Exhibits (8 1/2" x 11") 8. Exhibit "K" Recreation Area Exhibit 9. Exhibit "L" Recreational Vehicle Storage Facility 10. Exhibit "M" Master Plan Open Space 11. Exhibit "N" Reduced (8 1/2" x 11") Village "F" Site Plan 12. Exhibit "O" Reduced Rancho Carrillo Master Plan Exhibit (8 1/2" x 11") 13. Exhibit "P" Village "O" Design Guidelines 14. Full size Exhibits "A" - "J", dated September 7, 1994. TW:lh:vd City of Cirisbad CARRILLO RANCH VILLAGE "0"CT 93-08/PUD 93-07 BACKGROUND DATA SHEET/**^ CASE NO: CT 93-08/PUD 93-07UD< CASE NAME: Carrillo Ranch Village "O" APPLICANT: L & W Investments Inc. - Continental Homes REQUEST AND LOCATION: Request for approval of a Tentative Tract Map and Planned Development Permit to include fifty-one single family residential lots (minimum 5.000 square feet") and one open space lot on a 19.3 acre site generally located south of Poinsettia Lane (previously Carrillo Way) extension, west of Melrose Drive extension LEGAL DESCRIPTION: Portion of Section 19 T12 R3W APN: 222-010-02 (Portion) Acres: 19.3 Proposed No. of Lots/Units: 52/51 (Assessor's Parcel Number) GENERAL PLAN AND ZONING Land Use Designation RLM/OS Density Allowed 3.9 (Master Plan) Density Proposed 3.9 Existing Zone PC Proposed Zone PC Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning Requirements) Zoning Land Use Site PC Single Family Residential North PC Park/School/Single FamilvResidential South PC Multiple Family Residential East PC Single Family Residential West PC Single Family Residential PUBLIC FACILITIES School District SMUSD Water District CMWD/LCWD Sewer District CMWD Equivalent Dwelling Units (Sewer Capacity) 51 Public Facilities Fee Agreement, dated July 13. 1993 ENVIRONMENTAL IMPACT ASSESSMENT Negative Declaration, issued Certified Environmental Impact Report, dated X Other, Prior Compliance Final EIR 91-04 TW:vd REV.7/91 SENT BY: CITY OF CiflRLSBflD .^^^X"^ •--- -r—w i-»-tj,Of CSarlsbad VILLAGE 0 DISCLOSURE STATEMENT APPLCANTS STATEMENT OF DISCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON AUL AP PLICATIONS WHICH WILL REQUIRE DISCRETIONARY ACTION CN THg PART Of THE CfTV COUNCIL OR ANY APPCINTSD BOARD, COMMISSION OR COMMITTEE. Print) The following information must be disclosed: i. Apallcsjnt List the names and addresses of ai! ptrsons having a financial intartst in th« application, Continental Homes 12636 High Bluff Drive Suite 300 2. LJSI tnt names and tddreaats of all parsons having any ownarahip inttrtst in th» propf rty involved. Rancho Carrillo, Inc^ :. c/o Continental Hcmes J.2fi36_JIi<di Bluff Suite 300 SanDiegp, CA - 92130 3. if any person identified pursuant to (1) or (2) above is a corporation or partnership, '.ist the addresses of ai! individufJS owning more man 10% of the sharee in the corporation or owning any partn interest in the partnership. 4. If any parson identified pursuant to (1) or (2) above is a non-profit organization or a trust, list the narr addresaat of any person serving as officer or director of the non-profit organization or as trustee or &«r of the trust SENT BY:CITY OF CARLSMD, ; 5-25-93/**"^ W 6194380894-^619 438 2443;8 7 Oisciosurt Statement Page 2 5, Hava you had mar* tnan $250 wonh of auainaaa traniactad with any m*mb«r of City staff, Scar: Commissions. Committees and Council witftin tftd past tweiva montha? Vea No \ If yes, p!e«a» indicate porsond) t Pertton is definad aa: 'Any individual, firm, copartnership, joint vantura, aaaociation, social club, fraternal organization, corporation, Mttata, trust, reearvtr, syndicate thia and any otnar county, ciry and Bounty. c,ty municipally, district or otftsr pomtcai subdivision, or any otnar group or combination acting as a u • • (MOTS: Attach additional pagas a» naca$«ary.) Signatura ojf OWney/data Signaturt of appiicanVditt Kanciio Carrillo, Inc.Continental Homes Print or typa nam* of owner Print or typ« nam« of applicant CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: Carrillo Ranch Village "O" - CT 93-08/PUD 93-07 LOCAL FACILITY MANAGEMENT ZONE: 18 GENERAL PLAN : RLM ZONING: PC DEVELOPER'S NAME: L & W Investments Inc. - Continental Homes ADDRESS: 12636 High Bluff Drive. Suite 300. San Diego. CA 92130 PHONE NO: (619) 793-2580 ASSESSOR'S PARCEL NO: 222-010-02 QUANTITY OF LAND USE/DEVELOPMENT (AC.. SO. FT.. DID: 19.3 acres ESTIMATED COMPLETION DATE: N/A (Portion) A. City Administrative Facilities: Demand in Square Footage = 177 sq. ft. B. Library: Demand in Square Footage = 95 sq. ft. C. Wastewater Treatment Capacity (Calculate with J. Sewer) D. Park: Demand in Acreage = .35 acres E. Drainage: Demand in CFS = N/A Identify Drainage Basin = N/A (Identify master plan facilities on site plan) F. Circulation: Demand in ADTs = 510 (Identify Trip Distribution on site plan) G. Fire: Served by Fire Station No. = Nos. 2.S&6 H. Open Space: Acreage Provided - 5.7 I. Schools: N/A (Demands to be determined by staff) J. Sewer: Demand in EDUs - 51 Identify Sub Basin - N/A (Identify trunk line(s) impacted on site plan) K. Water: Demand in GPD - 11.200 L. The project is 10 units above the Growth Management Dwelling unit allowance. TW:vd HELRQSE AVENUE ,,- KIT MAP rVyw0Mtettt*nMMMnMf*am If laM. Owttng M«*C** from m« tq»TWwtf Or W fltamng OHOar. I5-OMPL MUMW/MTHM UMM>fMT)OT«i««IM R A N C H O I L L A C E O VILLAGE O: 5,000 s.f. LOTS ARCHITECTURAL DATA LEGEND ^j§=S3T .<*>*" I vmgiltmimVMjf? \ (Slimnniriica VILLAGE O VIGNETTE R A N C H O 'At I "K" Rancho Carrillo Master Plan Village "0" Play Equipment Options MODEL EQUIPTMENT AREA AGES # Combination Play Equiptment Systems 600-548 600-0069 137-4 Don Mill's 137-7 Belmont 139-2 Madison 140-1 Lakefield 139-1 Oakville Stand-Alone Notes: "S" Horizontal Ladder, 90° Crawl Tube, "S" Tube Slide, Spiral Climber, Wood Arch Bridge, 3-Rail Slide, Spiral Slide Horizontal Ladder, Swinging Bridge, Balance Beam, 2"x6f Wide Slide, 8' Single Slide Chain Net Climber, Tire Climber, Curved Tube Slide, Horizontal Ladder, 3 Platforms Open Super Slide, Chain Net Climber, Tire Climber, 2 Platforms 1/2 Tube, 1/2 Open Curved Slide, Chain Net Climber, Horizontal Ladder, Wooden Suspension Bridge, Tire Climber, Balance Beam, 2 Platforms Tube Slide, Open Slide, Tire Swing, Horizontal Ladder, Access Ramp, 2 Platforms 1/2 Tube, 1/2 Open Slide, Chain Net Climber, Wooden Suspension Bridge, Tire Climber, Balance Beam, Horizontal Ladder, 3 Platforms Play Equiptment Platform Seesaw 8* Slide 8'" Circular Slide 7' Climber Spring Platform Wood Swings Tire Swing Tot Sand Box Wood Parallel Bars Wood Horizontal Ladder Spring Mates Whirl 48' X 53' " 33'X58' 33' x 36' 27'x'28' 45'x31' 53' X 40' 44' X 39' 19'x2r 12' x 4' (structure) 6'dia (structure) 17-dia (structure) 20* x 20' 29'x24' 25' x 30* 12' x12' 18'x2f 20' x 26* 7'xr 6'dia (structure) 4-12 3-8 2-10 2-6 3-10 3-10 2-10 3-8 - - - 3-12 4-12 4-12 2-6 - - 3-6 - 36 -26 30 20 40 45 30 4 - - - 4 3 3 8 - - 1 - Play equiptment for tot lots shall consist of one (1) Combination Play Equiptment System from the above list and two (2) or three (3) of the Stand-Alone Play Equiptment. Model numbers refer to Playworid Systems and Children's Playground, Inc. models. Others may be substituted if approved. JN 12004G June 10, 1993 RECREATION AREA TABULATION REQUIRED: 51 units x 200 s.f. per unit = 10,200 s.f. of private and common recreation PROVIDED: 12,000 s.f. common (totlot) 51.OOP s.f. private (rearyards, approximately 20'x50'each)= 63,000 S.f. TOTAL RECREATION REQUIREMENTS VILLAGE O - RANCHO CARRILLO #7/33 JN12004D EXHIBIT "M" R A N C H O VILLAGE 0 OPEN SPACE LOT mx I A N C H O V^CONIIMMIM. HOM\J Village FSite Development Pjan EXHIBIT "O" R A N C H O EXHIBIT "P" VILLAGE O DESIGN GUIDELINES 1. INTRODUCTION Village O consists of 51 residential and 1 open space lots in the southern portion of the Rancho Carrillo Master Plan (MP 139E). The lots range in size from 5,690 to 13,500 square feet, with an average lot size of 7,859 square feet. 2. UNIT MIX & SIZE The project shall include a mix of floor plans and elevations as follows: Minimum Maximum Number of floor plans 3 8 Number of front elevation treatments per floor plan 3 4 Single Story Units - Maximum Size - 2,300 sq.ft. Two Story Units - Maximum Size - 3,500 sq.ft. 3. PLOTTING All units shall be plotted within the prescribed building envelope as shown on the architectural data exhibit approved as a part of the tentative map for Village O. Plotting shall alternate floor plans so that no individual floor plan is plotted for more Village O Design Guidelines I December 22, 1994 than 60% of the total units on any individual street. No two units with identical front facades shall be plotted closer than 100 feet of each other on the same street. Units may be plotted in phases or sequences as long as they are plotted in conformance with the requirements of the Village O Design Guidelines. The units plotted on these lots may not utilize the entire building envelope. Future homeowners shall have the ability to construct a room addition within this envelope, as long as the overall building coverage does not exceed 50% of the lot area. Room additions or accessory structures that are within the building envelopes will not require an amendment to the Planned Development Permit for this project. The matrix included as Exhibit A of these conditions shall be attached to the plot plan for each building phase of this tentative map. This matrix shall show how each phase and the overall project complies with the percent requirements of Sections 3 (Plotting), 5 D, E, & G (Architecture), 6 C (Garages) and 10 (Lot Drains) of these guidelines. This matrix may be modified subject to the approval of the Planning Director when the floor plans and elevations for this tentative map are approved. 4.SETBACKS Melrose Front Rear Side All units shall maintain a 50' minimum setback from Melrose ROW 15' minimum to the livable portion or garages , this setback may be reduced to 15' from the back of sidewalk to increase the rear yard setback from environmentally sensitive areas and create a more interesting streetscape as shown on the Architectural Data Exhibit. The overall average setback of garages from the back of sidewalk in this village shall be 25'. In accordance with Section 21.45.080(b)(2)(A) of the Carlsbad Zoning Ordinance, the front yard setback shall be 20 feet, however the front yard setback may be varied to a 15 foot average with a 10 foot minimum to the livable portion of the unit or to garages turned 90 degrees from the street. All units shall have a minimum 15' deep, flat usable rear yard. Usable rear yards within Village O will have an average depth of 20'. 5' minimum 10' minimum for corner lots from street ROW and large slopes (Per grading ordinance). Building separation should range from 10' - 20' as shown on the Architectural Data Exhibit. Village O Design Guidelines December 22, 1994 Building Separation 10' minimum All units in Village O shall comply with the building separation requirements of the Planned Development Ordinance, Carlsbad Municipal Code Section 21.45.090(5). If the applicant decides to develop all of the lots along Streets O-B & O-C with two story units, without a 20' building separation, then 10 or fewer units in a row shall be constructed. In such a case Lots 6 & 49 shall be restricted so as not to permit the construction of a dwelling unit. The applicant shall decide whether Lots 6 & 49 will be developable lots prior to approval of Final Map. 5. ARCHITECTURE A. The architectural theme of this project shall be selected from one or more of the following styles that have been approved as a part of the Rancho Carrillo Master Plan: Spanish Colonial Revival Craftsman California Mission Bungalow Monterey Prairie Spanish Eclectic California Ranch Whichever style or combination of styles is used in Village O, it shall be compatible with the surrounding Villages and the structures within Carrillo Ranch Park as determined by the Planning Director. Architectural styles are described in the Rancho Carrillo Master Plan, General Community Development Standards pages 31-35. B. When three or more 2 story units are in a row situated less than 15 feet apart, at least one of the three units shall have a single story building edge with a depth of not less than 10 feet adjacent to one of the other units. The roof covering the single story element shall be substantially lower than the roof for the 2 story element to the unit (this is not intended to preclude long shed-type roofs falling to a single story element). C. When three 2 story units in a row situated between 15-20 feet apart, at least one of the three units shall have a single story building edge with a depth of not less than 5 feet adjacent to one of the other units. The roof covering the single story units shall be substantially lower than the roof for the 2 story element to the unit (this in not intended to preclude long shed type roofs falling to a single story element). Village O Design Guidelines 3 December 22, 1994 D. Thirty-three per cent of all units shall have a single story edge for 40% of the perimeter of the building. For the purpose of this guideline, the single story edge shall be a minimum depth of 3 feet. The units qualifying under the 33 % shall be distributed throughout the project. E. At least 50% of the units in this project shall have at least four separate building planes on street side elevations. The minimum offset in planes shall be 18 inched and shall include, but not be limited to building walls, windows and roofs. The minimum depth between the faces of the forward-most plane and the rear plane on the front elevation shall be 10 feet/ A plane must be a minimum of 30 square feet to receive credit under this section. F. Rear elevations shall adhere to the same criteria outlined in paragraph E for front elevations, except that the minimum depth between front and back planes on the rear elevation shall be 3 feet. G. At least 50% of the units in this project shall have one side elevation where there are sufficient offsets or cutouts so that the side yard setback averages a minimum of 7 feet. H. 50% of exterior openings (doors/windows) in the front of each unit shall be recessed or projected a minimum of 2" and shall be with wood or colored aluminum window frames (no mill finished). I. The building materials for each unit shall be compatible and complementary to one another as well as being compatible with surrounding villages. J. The design of the units shall be varied to create variety and interest within the village. K. A maximum of two chimneys shall be permitted on any on residence. L. At least three color schemes shall be provided for the stucco portions of the units within this village. M. Windows shall be phased to maximum privacy. Windows shall be located so that they are offset from windows in adjacent units, where that is not possible landscaping or opaque windows shall be used to provide privacy. N. At least three different roof colors shall be used on this project. O. A combination of the following materials may be used in the front elevations of these units to create a varied streetscape: vinyl, brick or brick veneer, wood trim, stucco and stone. Village O Design Guidelines 4 December 22, 1994 P. At least 15% of the units in Village O shall be one story. 6. GARAGES A. All garages shall have a minimum interior dimension of 20' by 20'. B. All garages that face on to the street shall provide a minimum of-451 20' between the face of the garage and the ROW to allow for driveway parking. C. No more than 15% of the units in this village shall have three door garages. Units with three car garages shall be distributed throughout the project. Three car garage units shall be a mix of units with three separate one car garage doors all on the same plane and units with a two car garage door and a one car garage door combination. The doors shall be offset a minimum of 12". Driveways serving three car garages shall have a maximum width of 24' at the back of the sidewalk and have a curvilinear side flaring to its greatest width at the entrance to the garage. D. Garage doors shall be designed to set into the walls a minimum of 3" rather than being flush with exterior walls. 7. ACCESSORY STRUCTURES Accessory structures shall be permitted as allowed by section 21.10.050(1)(D) of the Carlsbad Municipal Code (R-l Zone). Accessory structures constructed in conformance with this standard shall not require an amendment to the Planned Development Permit for this project unless the lot coverage as provided for in these guidelines would be exceeded. 8. WALLS AND FENCES Walls and fences shall be provided as shown by the Village O Landscape Exhibit. 9. SIGNAGE Signage will be provided to identify the Village and provide directional information. All Signage will be developed in accordance with the Village O Landscape Exhibit. The exact location of these signs will be determined prior to issuance of the first building permit. Signage shall be approved pursuant to Chapter 21.41 of the Carlsbad Municipal Code. Village O Design Guidelines 5 December 22, 1994 10 LOT DRAINS Private lot drains are approved for lots fronting on steep streets. Lot drains allow pad elevations to be lowered along steeper streets thereby increasing rear yards and setbacks from the tops of slopes. The maximum number of lots using these drains shall be limited as follows: Street Maximum % of Lots <2.5% <_2.5 - 5% <5 - 7.5% <7.5- 12% 50% 75% 90% 100% 11. PLANNED DEVELOPMENT ORDINANCE All development in Village O shall comply with the requirements of Chapter 21.45 (Planned Development Ordinance) of the Carlsbad Municipal code, except as may be modified for the approved affordable housing incentives package for the combined affordable housing site. 12. COMMON RECREATION AREA The common passive recreational area between Melrose Avenue and Street O-B shall have turf, benches and one combination plan\y equipment system and two or three of the stand alone play equipment from the following list: Combination Play Equipment Systems 600-548 600-0069 137-4 Don Mills 137-7 Belmont 139-2 Madison "S" Horizontal Ladder, 90 degree Crawl Tube, "S" Tube Slide, Spiral Climber, Wood Arch Bridge, 3-Rail Slide, Spiral Slide Horizontal Ladder, Swinging Bridge, Balance Beam, 2'x6' Wide Slide, 8' Single Slide Chain Net Climber, Tire Climber, Curved Tube Slide, Horizontal Ladder, 3 Platforms Open Super Slide, Chain Net Climber, Tire Climber, 2 Platforms 1/2 Tube, 1/2 Open Curved Slide, Chain Net Climber, Balance Beam, Two Platforms Village 0 Design Guidelines December 22, 1994 140-1 Lakefield Tube Slide, Open Slide, Tire Swing, Horizontal Ladder, Access Ramp, Two Platforms 139-1 Oakville Suspension Bridge, Tire Climber, Balance Beam, Horizontal Ladder, Three Platforms Note: Model numbers refer to Playworld Systems and Children's Playground, Inc. Models. Others may be substituted if approved. Stand-Alone Equipment Platform Seesaw Wood Parallel Bars 6' Slide Wood Horizontal Ladder 8' Circular Slide Spring Mates 7' Climber Whirl Spring Platform Tot Sand Box Wood Swings Tire Swing 13. SENSITIVE LOTS Lots 1-14 A. Lots 1-14 are located within the boundaries of the Special Parks Design District established by the Rancho Carrillo Master Plan. These units shall be designed and screened so that they are compatible with the existing buildings and vegetation within the Rancho Carrillo Community Park. Where possible, units shall be plotted to provide the maximum possible setback from the tops of slopes. B. Final Landscape Plans submitted for building plan check shall ensure that special attention is given to the selection of the plant species selected for the landscaping of these lots, especially the slopes adjacent to Carrillo Way. No more than a maximum of 30% of each unit on lots 1-14 should be visible from the historical building compound at a point five years after the initial planting. Fast growing alders and/or eucalyptus in combination with California live oaks will be planted on the slopes to screen these units from the park site. 14. SECOND UNITS Up to 10% of the lots in Village O may be developed with second dwelling units. A greater number of second dwelling units may be allowed if approved under a Density Bonus to be approved as a part of the Housing Agreement (required pursuant to SDP 94-01) between the applicant and the City. All second units shall be developed pursuant to Section 21.10.015 of the Carlsbad Municipal Code and Village O Design Guidelines 7 December 22, 1994 processed in conformance with the requirements of the Second Dwelling Unit Ordinance, the Rancho Carrillo Master Plan, and the Village O Design Guidelines. The developer of Village O has the option to develop the second units concurrently with the primary units . The units may be approved as part of the Minor Planned Development Permit that approves the floor plans and architecture for Village O as long as they are processed consistent with Section 21.10.015 of the Carlsbad Municipal Code. 15. MINOR MODIFICATIONS A cumulative change to five or less of these provisions of these guidelines is considered a minor modification and may be approved by the Planning Director. However, each change must be determined to be in substantial conformance with the approved project. Second dwelling units shall be processed pursuant to the requirements of Section 21.10.015 of the Carlsbad Municipal Code. Village O Design Guidelines 8 December 22, 1994 Exhibit A Matrix for Compliance with Design Guidelines - Village O Requirement Single Story Edge 25% of all units to have a single story edge for 40% of the building perimeter. Building Planes 40% of all units to have at least 3 separate building planes on street side elevations. Lot Drains _ __ Street Grade Less than 2.5% - 50% of lots. Street Grade Between 2.5% and 5% - 75% of lots. Street Grade Between 5% and 7.5% - 90% of lots. Street Grade Between 7.5% and 12% - 100% of lots. Side Elevations ', At least 50% of the units shall have one side elevation where there are sufficient offsets or cutouts so that the sideyard setback averages a minimum of 7 feet. Garage* ' ' No More than 15% of the units shall have 3 door garages. Single Story Unite 15% of all units Shall be one story. Number of Units Complying to Date Including This Phase Units In This Phase Total Units Plotted to date Remaining Units Total Units Required to Comply with This Requirement IM Matrix for Plotting Compliance - Village O Requirement: No individual floor plan shall be plotted for more than 60% of the total units on any individual street. Street O - A Floor Plan A Floor Plan B Floor Plan C Floor Plan D Proposed Percentage Cumulative Percentage to Date Street O - B Floor Plan A Floor Plan B Floor Plan C Floor Plan D Proposed Percentage Cumulative Percentage to Date Note: This matrix is a sample only and may be modified prior to plan check. VILLAGE O DESIGN GUIDELINES 1. INTRODUCTION Village O consists of 51 residential and 1 open space lots in the southern portion of the Rancho Carrillo Master Plan (MP 139E). The lots range in size from 5,690 to 13,500 square feet, with an average lot size of 7,859 square feet. 2. UNIT MIX & SIZE The project shall include a mix of floor plans and elevations as follows: Minimum Maximum Number of floor plans 3 8 Number of front elevation treatments per floor plan 3 4 Single Story Units - Maximum Size - 2,300 sq.ft. (including the area of a second dwelling unit) Two Story Units - Maximum Size - 3,500 sq.ft. (including the area of a second dwelling unit) Village O Design Guidelines 1 January 12, 1995 PLOTTING All units shall be plotted within the prescribed building envelope as shown on the architectural data exhibit approved as a part of the tentative map for Village O. Plotting shall alternate floor plans so that no individual floor plan is plotted for more than 60% of the total units on any individual street. No two units with identical front facades shall be plotted closer than 100 feet of each other on the same street. Units may be plotted in phases or sequences as long as they are plotted in conformance with the requirements of the Village O Design Guidelines. The units plotted on these lots may not utilize the entire building envelope. Future homeowners shall have the ability to construct a room addition within this envelope, as long as the overall building coverage does not exceed 50% of the lot area. Room additions or accessory structures that are within the building envelopes will not require an amendment to the Planned Development Permit for this project. The matrix included as Exhibit A of these conditions shall be attached to the plot plan for each building phase of this tentative map. This matrix shall show how each phase and the overall project complies with the percent requirements of Sections 3 (Plotting), 5 D, E, & G (Architecture), 6 C (Garages) and 10 (Lot Drains) of these guidelines. This matrix may be modified subject to the approval of the Planning Director when the floor plans and elevations for this tentative map are approved. SETBACKS Melrose Front Rear Side All units shall maintain a 50' minimum setback from Melrose ROW In accordance with Section 21.45.090(b)(2)(A) of the Carlsbad Municipal Code. Zoning Ordinance, the front yard setback shall be 20 feet, however the front yard setback may be varied to a 15 foot average with a 10 foot minimum to the livable portion of the unit OP to garages turned 90 degrees from the street All units shall have a minimum 15' deep, flat usable rear yard. 5' minimum 10' minimum for corner lots from street ROW and large slopes (Per grading ordinance). Building separation should range from 10' - 20' as shown on the Architectural Data Exhibit. Village O Design Guidelines 2 January 12, 1995 Building Separation All units in Village O shall comply with the building separation requirements of the Planned Development Ordinance, Carlsbad Municipal Code Section 21.45.090(5). If the applicant decides to develop all of the lots along Streets O-B & O-C with two story units, without a 20' building separation, then 10 or fewer units in a row shall be constructed. In such a case Lots 6 & 49 shall be restricted so as not to permit the construction of a dwelling unit. The applicant shall decide whether Lots 6 & 49 will be developable lots prior to approval of Final Map. 5. ARCHITECTURE A. The architectural theme of this project shall be selected from one or more of the following styles that have been approved as a part of the Rancho Carrillo Master Plan: Spanish Colonial Revival Craftsman California Mission Bungalow Monterey Prairie Spanish Eclectic California Ranch Whichever style or combination of styles is used in Village O, it shall be compatible with the surrounding Villages and the structures within Carrillo Ranch Park as determined by the Planning Director. Architectural styles are described in the Rancho Carrillo Master Plan, General Community Development Standards pages 31-35. B. When three or more 2 story units are in a row situated less than 15 feet apart, at least one of the three units shall have a single story building edge with a depth of not less than 10 feet adjacent to one of the other units. The roof covering the single story element shall be substantially lower than the roof for the 2 story element to the unit (this is not intended to preclude long shed-type roofs falling to a single story element). C. When three 2 story units in a row situated between 15-20 feet apart, at least one of the three units shall have a single story building edge with a depth of not less than 5 feet adjacent to one of the other units. The roof covering the single story units shall be substantially lower than the roof for the 2 story element to the unit (this in not intended to preclude long shed type roofs falling to a single story element). Village O Design Guidelines 3 January 12, 1995 D. Thirty-three per cent of all units shall have a single story edge for 40% of the perimeter of the building. For the purpose of this guideline, the single story edge shall be a minimum depth of 3 feet. The units qualifying under the 33% shall be distributed throughout the project. E. At least 50% of the units in this project shall have at least four separate building planes on street side elevations. The minimum offset in planes shall be 18 inched and shall include, but not be limited to building walls, windows and roofs. The minimum depth between the faces of the forward-most plane and the rear plane on the front elevation shall be 10 feet/ A plane must be a minimum of 30 square feet to receive credit under this section. F. Rear elevations shall adhere to the same criteria outlined in paragraph £ for front elevations, except that the minimum depth between front and back planes on the rear elevation shall be 3 feet. G. At least 50% of the units in this project shall have one side elevation where there are sufficient offsets or cutouts so that the side yard setback averages a minimum of 7 feet. H. 50% of exterior openings (doors/windows) in the front of each unit shall be recessed or projected a minimum of 2" and shall be with wood or colored aluminum window frames (no mill finished). I. The building materials for each unit shall be compatible and complementary to one another as well as being compatible with surrounding villages. J. The design of the units shall be varied to create variety and interest within the village. K. A maximum of two chimneys shall be permitted on any on residence. L. At least three color schemes shall be provided for the stucco portions of the units within this village. M. Windows shall be phased to maximum privacy. Windows shall be located so that they are offset from windows in adjacent units, where that is not possible landscaping or opaque windows shall be used to provide privacy. N. At least three different roof colors shall be used on this project. O. A combination of the following materials may be used in the front elevations of these units to create a varied streetscape: vinyl, brick or brick veneer, wood trim, stucco and stone. Village O Design Guidelines 3 January 12, 1995 P. At least 15% of the units in Village O shall be one story. 6. GARAGES A. All garages shall have a minimum interior dimension of 20' by 20*. B. All garages that face on to the street shall provide a minimum of 20' between the face of the garage and the ROW to allow for driveway parking. C. No more than 15% of the units in this village shall have three door garages. Units with three car garages shall be distributed throughout the project. Three car garage units shall be a mix of units with three separate one car garage doors all on the same plane and units with a two car garage door and a one car garage door combination. The doors shall be offset a minimum of 12". Driveways serving three car garages shall have a maximum width of 24' at the back of die sidewalk and have a curvilinear side flaring to its greatest width at the entrance to the garage. D. Garage doors shall be designed to set into the walls a minimum of 3" rather than being flush with exterior walls. 7. ACCESSORY STRUCTURES Accessory structures shall be permitted as allowed by section 21.10.050(1)(D) of the Carlsbad Municipal Code (R-l Zone). Accessory structures constructed in conformance with this standard shall not require an amendment to the Planned Development Permit for this project unless the lot coverage as provided for in these guidelines would be exceeded. 8. WALLS AND FENCES Walls and fences shall be provided as shown by the Village O Landscape Exhibit. 9. SIGNAGE Signage will be provided to identifyJhe Village and provide directional information. All Signage will be developed in accordance with the Village O Landscape Exhibit. The exact location of these signs will be determined prior to issuance of the first building permit. Signage shall be approved pursuant to Chapter 21.41 of the Carlsbad Municipal Code. Village O Design Guidelines 5 January 12, 1995 10 LOT DRAINS Private lot drains are approved for lots fronting on steep streets. Lot drains allow pad elevations to be lowered along steeper streets thereby increasing rear yards and setbacks from the tops of slopes. The maximum number of lots using these drains shall be limited as follows: Street Maximum % of Lots <2.5% <2.5 - 5% <.5 - 7.5% <7.5 - 12% 50% 75% 90% 100% 11. PLANNED DEVELOPMENT ORDINANCE All development in Village O shall comply with the requirements of Chapter 21.45 (Planned Development Ordinance) of the Carlsbad Municipal code, except as may be modified for the approved affordable housing incentives package for the combined affordable housing site. 12. COMMON RECREATION AREA The common passive recreational area between Melrose Avenue and Street O-B shall have turf, benches and one combination plan\y equipment system and two or three of the stand alone play equipment from the following list: Combination Play Equipment Systems 600-548 600-0069 137-4 Don Mills 137-7 Belmont 139-2 Madison "S" Horizontal Ladder, 90 degree Crawl Tube, "S" Tube Slide, Spiral Climber, Wood Arch Bridge, 3-Rail Slide, Spiral Slide Horizontal Ladder, Swinging Bridge, Balance Beam, 2'x6' Wide Slide, 8' Single Slide Chain Net Climber, Tire Climber, Curved Tube Slide, Horizontal Ladder, 3 Platforms Open Super Slide, Chain Net Climber, Tire Climber, 2 Platforms 1/2 Tube, 1/2 Open Curved Slide, Chain Net Climber, Balance Beam, Two Platforms Village O Design Guidelines January 12, 1995 140-1 Lakefield Tube Slide, Open Slide, Tire Swing, Horizontal Ladder, Access Ramp, Two Platforms 139-1 Oakville Suspension Bridge, Tire Climber, Balance Beam, Horizontal Ladder, Three Platforms Note: Model numbers refer to Playworld Systems and Children's Playground, Inc. Models. Others may be substituted if approved. Stand-Alone Equipment Platform Seesaw Wood Parallel Bars 6' Slide Wood Horizontal Ladder 8' Circular Slide Spring Mates 7' Climber Whirl Spring Platform Tot Sand Box Wood Swings Tire Swing 13. SENSITIVE LOTS Lots 1-14 A. Lots 1-14 are located within the boundaries of the Special Parks Design District established by the Rancho Carrillo Master Plan. These units shall be designed and screened so that they are compatible with the existing buildings and vegetation within the Rancho Carrillo Community Park. Where possible, units shall be plotted to provide the maximum possible setback from the tops of slopes. B. Final Landscape Plans submitted for building plan check shall ensure that special attention is given to the selection of the plant species selected for the landscaping of these lots, especially the slopes adjacent to Carrillo Way. No more than a maximum of 30% of each unit on lots 1-14 should be visible from the historical building compound at a point five years after the initial planting. Fast growing alders and/or eucalyptus in combination with California live oaks will be planted on the slopes to screen these units from the park site. Village O Design Guidelines 7 January 12, 1995 14. SECOND UNITS Up to 10% of the lots in Village O may be developed with second dwelling units. A greater number of second dwelling units may be allowed if approved under a Density Bonus to be approved as a part of the Housing Agreement (required pursuant to SDP 94-01) between the applicant and the City. All second units shall be developed pursuant to Section 21.10.015 of the Carlsbad Municipal Code and processed in conformance with the requirements of the Second Dwelling Unit Ordinance, the Rancho Carrillo Master Plan, and the Village O Design Guidelines. The developer of Village O has the option to develop the second units concurrently with the primary units . The units may be approved as part of the Minor Planned Development Permit that approves the floor plans and architecture for Village O as long as they are processed consistent with Section 21.10.015 of the Carlsbad Municipal Code. 15. MINOR MODIFICATIONS A cumulative change to five or less of these provisions of these guidelines is considered a minor modification and may be approved by the Planning Director. However, each change must be determined to be in substantial conformance with the approved project. Second dwelling units shall be processed pursuant to the requirements of Section 21.10.015 of the Carlsbad Municipal Code. Village O Design Guidelines 8 January 12, 1995 v Rancho Carriilo Master Plan Environmental Impact Report EXHBTT I Mitigation Monitoring and Reporting Program A. Agriculture Impact. Possible soil contamination from agricultural chemicals formerly used or stored on the /• /. site. Mitigation. 1) Submittal of soils report with mitigation recommendations, if necessary, to City Planning Department and 7 our.ty Health Department 2) Mitigation to be made a condition of tentative maps approved under the Master Plan. 3) Report on completed remediation to be submitted to City Planning Department and County Health Department upon completion. Master Plan Implementation. A soils report for the property owned by Continental Homes and the property being dedicated for park purposes has been received by the Planning Department Any mitigation required for soils contamination indicated by this report will be remedied prior to issuance of a grading permit. Impacts may occur if additional pesticide concentrations and/or hazardous waste materials or containers are found during development, in which case the referenced mitigation would be applicable. Soils reports for other properties within the Master Plan will be required with the submittal of tentative maps. Checkpoints. 1) Submittal of each tentative subdivision map under the Master Plan. 2) Approval of each tentative map under the Master Plan. 3) Completion of construction of each tentative map subdivision. Responsible Party. 1) City Planning and Engineering Departments. Sanctions. 1) No tentative maps to be approved without necessary conditions. 2) No final maps, building or grading permits issued until remediation report submitted. Impact. Possible conflict between earlier stages of Master Plan development and continued ' ~] agricultural use of other portions of the site, including agricultural chemical use, irrigation ^ runoff, and odor. Mitigation. Each tentative map must provide a list of performance and impact criteria specified in the EIR, such as access, drainage, and buffering, to ensure the phasing development is compatible with continued agricultural use. % Master Plan Implementation. There will be no impact if applicant(s) indicates that consistent with its practice since 1991, it intends to abandon farm use. Clieckpoims. 1) Submittal of each tentative subdivision map under the Master Plan. 2) Approval of each tentative map under the Master Plan. 3) Construction of each tentative map subdivision. _... Responsible Party. 1) City Planning and Engineering Departments. \ Sanctions. 1) No tentative maps to be approved without necessary conditions. 3) Inspection of construction by grading inspectors. No building permits issued until performance criteria are implemented. B. Biology General Note. To ensure the implementation of all mitigation for potential impacts to biological resources, the applicant for each tentative map proposed under the Master Plan shall prior to [5 approval of each tentative map, as appropriate, show evidence to the City Planning Department that a qualified consulting biologist has been retained to monitor all relevant mitigation, assure compliance with mitigation requirements, supervise implementation of mitigation, and file a report on mitigation compliance with the Planning Director upon completion of major components of biological mitigation requirements. -/ •}_ Impact- Implementation of the Master Plan will directly impact wetlands on-site and, by j 2 " construction of a sewer line in the right of way for Carrillo Way to the west, off-site. Mitigation. The applicant for the project shall either restore and enhance riparian habitat at an appropriate area ratio to impacts or snail participate in a city-wide mitigation program through the City's Habitat Management Plan. Mitigation shall be accomplished to the satisfaction of the City and in accordance with the requirements of Section 1600 et seq. of the California Fish and Game Code and Section 404 of the Federal dean Water Act Master Plan Implementation. No mitigation required for offsite under sewer alignment currently proposed by applicant north of Carrillo Way alignment Such alignment has no wetland impacts. Checkpoints. Approval of the first tentative map or grading permit affecting wetlands on- or off-site under the Master Plan. Responsible Party. City Planning and Engineering Departments, California Department of Fish and Game, U.S. Army Corps of Engineers. Sanctions. No grading map under the Master Plan. Impact. If the project is not reconfigured to substantially avoid populations of San Diegp thommint and thread-leaved brodiaea, development will significantly impact those species. Mitigation. To partially mitigate impacts, the mitigation plans for San Diego thommint and thread-leaved brodiaea shall be implemented, modified as specified in the EIR and after review ^r • I and acceptance by CDFG, as conditions of approval of tentative maps under the Master Plan. p To the maximum extent possible, mitigation shall be accomplished prior to construction resulting in impacts. Master Plan Implementation. Villages T and U have been reconfigured to avoid impact to thommint. Village G has been reconfigured to minimize impacts to Brodiaea. Oieckpoints. 1) Submittal of tentative maps. 2) Approval of tentative maps. 3) Prior to construction causing impacts. & Responsible Party. 1) City Planning and Engineering Departments. 2) City Planning and Engineering Departments. 3) City Planning and Engineering Departments, consulting biologist Sanctions. 1) No approval of tentative maps for Village G without acceptable mitigation reviewed by California Department of Fish and Game. Impact. Potential for future disturbance of open space areas. Mitigation. Dedication of an open space easement over natural open space, biological mitigation areas, buffer areas, and naturalized areas to avoid disturbance of the natural habitats as a condition of tentative maps. Oieckpoints. 1) Approval of tentative maps. Responsible Party. 1) Gty Planning and Engineering Departments. Sanctions. 1) No approval of tentative maps without depiction of acceptable open space easements and condition to dedicate conservation easements over natural open space. ,<*" i Impact. Possible predation or disturbance of California gnatcatchers or other sensitive wildlife species by future residents or domestic pets. Master Plan Implementation. No approval of Tentative Maps for affected Villages without mitigation condition, if any, required by California Department of Fish and Game or U.S. Department of Fish and Wildlife.' Mitigation. As determined by above referenced agency. Checkpoints. 1) Approval of tentative maps. Responsible Party. 1) City Planning and Engineering Departments. Sanctions. 1) No Tentative Map approved without mitigation, if any, imposed by referenced lead agency set forth as a condition. Impact. Possible invasion of native plant areas by non-native landscaping species. Mitigation. As a component of the landscaping plans for affected Villages, revegetation plan for disturbed and mitigation areas shall be prepared by a qualified biologist, and landscaping plans for tentative maps shall be reviewed by the biologist Checkpoints. I) Approval of tentative maps. 2) Completion of landscaping and revegetation. Responsible Party. 1) City Planning and Engineering Departments, consulting biologist. Sanctions. 1) No approval of tentative maps without satisfactory landscaping and revegetation plans. Impact. Possible disturbance of native habitat areas during grading and construction. Mitigation. The consulting biologist shall supervise surveying and staking of native habitat areas and monitor grading and construction. !; C Oteckpoints. 1) Approval of tentative maps. 2) Report by consulting biologist Responsible Party. 1) City Planning and Engineering Departments. 2) Consulting biologist. Sanctions. I) No approval of tentative map without proper mitigation condition. 2) No issuance of building or occupancy permits until consulting biologist's report is submitted to the Planning Department. Impact. Potentially significant noise and activity impacts to Gnatcatcher during grading and construction. Mitigation. Due to conflicting biologist's opinions regarding mitigation, final mitigation plan, if any, shall be as approved by U.S. Fish and Wildlife and/or California Department of Fish and Game, as appropriate. Checkpoints. 1) Approval of tentative maps. Responsible Party. 1) City Planning and Engineering Departments. Sanctions. 1) Halt or redirect grading or construction in restricted area, if any. Impact. Possible disturbance of wildlife species by outdoor lighting. f\/Z, '"\ Mitigation. Outdoor lighting near native habitat areas should be shielded and directed away '' from conservation easement areas. Checkpoints. 1) Approval of tentative maps. 2) Grading and improvement plan checks. 3) Construction of improvements near conservation easement areas with report to Planning Department by consulting biologist. Responsible Party. 1) City Planning and Engineering Deportments. 2) Consulting biologist Sanctions. 1) No approval of tentative map without m^riprinn conditions. 2) No approval of grading oj improvement plans without proper mitigation specified. 3) No issuance of building or occupancy permits without properly accomplished mitigation. Impact. Potential for impacts to off-site sensitive habitat areas from erosion and sedimentation from the project. Mitigation. See hydrology and water quality mitigation. CJieckpoints. See hydrology and water quality mitigation. Responsible Party. See hydrology and water quality mitigation. Sanctions. See hydrology and water quality mitigation. C. Cultural Resources Impact. Possible vandalism due to increased human presence to archaeological site SDI- 12,740B. Mitigation. The site shall be capped with fabric, soil, and vegetation as a condition of the tentative map including the site. Work must be supervised by a qualified archaeologist retained by the tentative map applicant. Master Plan Implementation. This site is located on site to be dfftiratfd to City of Carlsbad for parkland. The capping of this site will be the responsibility of the City of Carlsbad. CJieckpoints. 1) Submittal of development plans for park site. 2) Approval of such plans. 3) Report by consulting archaeologist submitted to City Planning Department upon completion of work and prior to commencement of development of park site. Responsible Party. 1) City Planning and Engineering Departments. 2) City Planning Department. 3) Consulting archaeologist, City planning and Engineering Departments. Sanctions. 1) No approval of site development plan without mitigation plan. 2) No grading permits to be-issued until mitigation report by consulting archaeologist is submitted to City Planning Department. Impact. Direct impacts of development on archaeological site SDI-4691B. Mitigation. A data recovery program as specified in the EER. must be required as a condition of the tentative map including the site. Work must be supervised by a qualified archaeologist retained by the tentative map applicant and completed prior to any construction affecting the site. r» - L-J- Master Plan Implementation. Mitigation of this ate win not be required unless this area is disturbed by onsite riparian mitigation. Checkpoints. 1) Approval of applicable tentative map. 2) Report by consulting archaeologist submitted to City Planning Department upon completion of work and prior to any grading for construction affecting the site. Responsible Party. 1) No approval of tentative map without mitigation plan. 2) No building permits to be issued until mitigation report by consulting archaeologist is submitted to City Planning Department. Impact. Direct impacts of development on archaeological site SDI-4687. Mitigation. Capping of the site as specified in the ER as a condition of any tentative map /, affecting the site. Work must be supervised by a qualified archaeologist retained by the tentative r, ) map applicant and completed prior to any construction affecting the site. Checkpoints. 1) Submittal of applicable tentative map. 2) Approval of applicable tentative map. 3) Report by consulting archaeologist submitted to City Planning Department upon completion of work and prior to any grading or construction affecting the site. Clieckpoints. 1) Submittal of applicable tentative map. 2) Approval of applicable tentative map. 3) Report by consulting archaeologist submitted to City Planning Department upon completion of work and prior to any grading or construction affecting the site. Responsible Party. 1) City Planning and Engineering Departments. 2) Consulting archaeologist. •*i*air Sanctions. 1) Submittai of tentative map not complete without mitigation plan. 2) No approval of tentative map without mitigation plan. 3) Mb building permits to be issued until mitigation report by consulting archaeologist is submitted to City planning Departments. Impact. Encroachment of proposed development of the Master Plan on the rural, "early California" setting of the Leo Carrillo historic site. Mitigation. Establishment and implementation of a special design district as required under Land Use Compatibility in this mitigation monitoring and reporting program. CJieckpoints. See Land Use Compatibility section. Responsible Party. See Land Use Compatibility section. Sanctions. See Land Use Compatibility section. D. Paleontological Resources Impact. Potential destruction of significant fossils, especially in the Santiago and Lusardi Formation, by grading and construction. *'\ Mitigation. Monitoring of grading by a paleontologist, with recovery and curation of any " significant fossils discovered, as specified in the EQL Monitoring is to be performed under the direction of a qualified paleontologist retained by the applicant for each tentative map. Checkpoints. 1) Approval of applicable tentative map. 2) Report by consulting paleontologist upon completion of grading. Responsible Party. 1) City Planning and Engineering Departments. 2) Consulting paleontologist. Sanctions. 1) Approval of tentative map not complete without mitigation plan. 2) No building permits to be issued until mitigation report by consulting paleontologist is submitted to City Planning Department. E. Hydrology and Water Quality X Impact. Major drainage facility design wfll be required to avoid potential adverse effects of erosion, sedimentation, scouring, and flooding from the developed site. Mitigation. As a condition of approval each tentative map, the applicant shall submit a hydrology analysis addressing required flood attenuation, runoff flow reduction/siltation, and r \ proper sizing of drainage facilities.£-• Master Plan Implementation. Applicant may submit one hydrology analysis for the entire Master Plan area. Checkpoints. 1) Approval of each tentative map. Responsible Party. 1) City Engineering Department. 2) City Engineering Department. Sanctions. 1) Tentative Map condition of approval. Impact. Major drainage facilities wfll have to be constructed to avoid potential adverse effects of erosion, sedimentation, scouring, and flooding from the developed site. ?— Master Plan Implementation. Applicant may submit one hydrology analysis for the entire Master Plan area. Mitigation. The final decision-malting body shall approve a Financing Plan addressing the source and use of funds for the construction of all required drainage facilities prior to recording the first Final Map or the issuance of the first grading or building permit, whichever is first. CJieckpoints. Recording of first final map or issuance of first grading or building permit, each tentative map. Responsible Party. City Engineering Department Sanctions. No recording of final map or issuance of grading or building permit without Financing Plan guarantee for construction of required drainage facilities. Impact. Potential erosive or flooding damage to structures in Leo Canillo Ranch Park due to runoff from the developed site entering the drainage south of the part Mitigation. An hydrology analysis for the drainage south of the park shall be submitted with the applicable tentative map or prior to issuance of advanced grading permit for Melrose Avenue, and an appropriate drainage system shall be required prior to the issuance of the first grading permit affecting the area and constructed concurrent with the grading of the affected area. Checkpoints. 1) Approval of applicable tentative maps. 2) Issuance of first grading permit. Responsible Party. 1) Engineering Department 2) Engineering Department. Sanctions. 1) No approval of tentative map without proper drainage system shown. 2) No issuance of building permits until drainage system implemented. Hydrology and Water Quality 10 Impact. Installation of the proposed storm drain between Villages R and T in Open Space Area 13 would disturb sensitive biological resources in die open space area. Mitigation. The storm drain shall be relocated to run south from Village Q to connect to a storm drain in either El Fuerte Street or Cborlho Street £•'•- Master Plan Implementation. This storm drain has been relocated into areas that will be graded as a pan of the development of Villages Q and R wherever possible to avoid sensitive habitat. Checkpoints. 1) SubmittaJ of tentative map for Villages Q and R including me storm drain. 2) Approval of Village Q and R tentative map. 3) Completion of storm drain construction. Responsible Parties. 1) City Engineering Department. 2) City Engineering Department. 3) City Engineering Department. Sanctions. 1) Submittal of tentative map not complete without showing storm drain in proper location. 2) No approval of tentative map without storm drain shown in proper location. 3) No issuance of building permits for tentative map until storm drain properly constructed. Impact. Potential for increased on-site erosion and increased sedimentation downstream when ground surface is disturbed during grading and construction. Mitigation. An Erosion and Sedimentation Control Plan must be prepared for each development submittai, approved by the City Engineer, and implemented during construction. Checkpoints. Approval of any grading or improvement plan in die Master Plan area. Responsible Parties. City Engineering Department. Sanctions. No approval of any grading permits wimout Erosion and Sedimentation Control Plan approved by the City Engineer. Impact. Potential impacts of urban pollutants from die developed site affection water quality in Batiquitos Lagoon. Mitigation. Discharge of runoff from developed areas into naturalized channel^ and public education information distributed to property owners. Master Plan Implementation. A detailed Hydrological Study must be approved prior to issuance of a grading permit for the grading necessary to construct die Circulation Element Roadways. Checkpoints. 1) Approval of applicable tentative maps. 2) Completion of construction of drainage channels. 3) Close of escrow to property owners. V,.,. Hydrology and Water Quality 11 Responsible forties. 1) City Engineering Depanmett. 2) City Engineering Department. 3) Developers Sanctions. 1) No approval of tentative maps without proper design of runoff drainage facilities. 2) No issuance of building permits unless runoff drainage facilities properly constructed. Impact. Potential for grease, oil, and other traffic-related pollutants from paved surfaces to reach Batiquitos Lagoon in runoff. Mitigation. Best management practices shall be employed to prevent urban pollutants from entering i City waterways in compliance with National Pollutant Discharge Elimination System municipal ' stormwater permitting requirements. Checkpoints. Approval of any grading or improvement plan in the Master Plan area. Responsible Parties. City Engineering Department. Sanctions. No approval of any grading permits widiout Erosion and Sedimentation Control Plan approved by the City Engineer. F. Geology and Soils Impact. Geologic conditions potentially unsuitable for development on the site wimout remediation include soils unsuitable for load-bearing or with adverse settlement potential, old landslide areas and claystone beds, and high-groundwater in alluvial sofls. <- \\ Mitigation. Remedial grading will be needed to establish firm footings for structures and fills and to correct adverse settlement and alluvial soils over shallow gtoundwater. A soils engineer and engineering geologist shall be retained by each tentative map applicant to review detailed grading plans, prepare a detailed soil and geologic investigation, monitor construction, and assure compliance with the Master Plan geologic investigation and me City Grading Ordinance. Checkpoints. 1) Submittal of each tentative map. 2) Approval of each tentative map and issuance of grading permit. 3) Completion of construction. Responsible Parties. 1) City Engineering Department. 2) City Engineering Department. 3) Consulting soils engineer and engineering geologist, dry Engineer. Sanctions. 1) Tentative map submhtal not complete without detailed soil and geologic investigation 2) No tentative map approval without sou" and geologic investigation and appropriate conditions. 3) No issuance of building permits without evidence of proper mitigation. Air Quality 12 G. Air Quality Impact. Potential for significant direct impacts to regional air quality due to increases in pollutant emissions caused by project traffic. Mitigation. Implementation of Master Plan measures including bike lanes and pedestrian trails, and requirement for applicants for future tentative maps to work witb North County Transit District to provide bus routes and stops as appropriate. Checkpoints. 1) Submittal of tentative maps. 2) Approval of tentative maps. Responsible Parties. 1) City Planning and Engineering Departments. 2) City Planning and Engineering Departments. Sanctions. I) Submittal of tentative maps not complete without appropriate mitigation measures. 2) No approval of tentative maps without application conditions. H. Land Use Impact. Development of the Master Plan would encroach 00 the "early California" setting of Carrillo Ranch Park, including the elimination of the northern entry to the ranch compound. \ Mitigation. A Special Park Design District shall be established for development surrounding the park, including special controls on setbacks, landscaping, and architectural details and an entry through the park through Village S. The design district standards will be included in me Master Plan and subsequent tentative maps will be evaluated for conformance by the Planning Commission. Checkpoints. 1) Approval of the Master Plan. 2) Approval of tentative maps that include part of the design district. Responsible Parties. 1) City Planning Department 2) City Planning Department. Sanctions. 1) No approval of the Master Plan without establishment of a park design district and development standards. 2) No approval of tentative maps containing pan of the design district without setting forth district development standards. Impact. The City of Carlsbad has no review authority over Village S, which is in the park design district, if it is developed as a school site by the San Marcos Unified School District. Land Use 13 Mitigation. Agreement with the school district on design standards is encouraged, but cannot be enforced by the Planning Commission. Without review of all development within the design district, it is not within the power of the Lead Agency to assure that possible impacts are mitigated or avoided. * ••) Checkpoints. No Lead Agency checkpoints without agreement with the school district. \ "' Responsible Parties. Responsibility for mitigation is within the authority of another jurisdiction and not the City of Carlsbad. Sanctions. None available to the City of Carlsbad under present circumstances. Impact. Dedication of the open space link at the southwest corner of the property, where the link crosses from one zone to an adjacent ownership, is not assured under the proposed Master Plan. Mitigation. Assure continuance of the open space link as part of the Master Plan. ^ ';. Master Plan Implementation. Carlsbad's Open Space Advisory approved the open space link. V* proposed by the Master Plan at their February 1993 meeting. Checkpoints. 1) Approval of Master Plan. 2) Approval of tentative map including Village T. Responsible Parties. Planning Department. Sanctions. No approval of Master Plan without open space link. Impact. Applicants for the Master Plan must obtain a letter from the San Marcos Unified School District accepting the site proposed by applicants as possible school site area in compliance with the Zone 18 Local Facilities Management Plan. iU \v Mitigation. Agreement with the San Marcos Unified School District as part of Master Plan approval. Checkpoints. Approval of Master Plan. Responsible Parties. Planning Department. Sanctions. No approval of Master Plan without agreement who the school district that complies with the Zone 18 Local Facilities Management Plan. Visual AenheticsiGrading 14 I. Visual Aesthetics/Grading Impact. Grading proposed by the Master Plan requires findings justifying grading volumes to be approved by the Planning Director and City Engineer according to the Hillside Development Ordinance. Mitigation. Approval of findings for the proposed grading volumes prior to approval of the Master Plan. Checkpoints. Approval of Master Plan. Responsible Parties. Planning Director and City Engineer. Sanctions. No approval of the Master Plan without the required findings. Impact. Proposed grading for the Master Plan would exceed Hillside Development Ordinance allowances for slope height and encroachment into 40 percent slopes without specified findings by the decision making body. '\ ^- Mitigation. Approval of findings for the proposed grading concurrent with approval of the Master Plan. Checkpoints. Approval of the Master Plan. Responsible Parties. Decision making Body. Sanctions. No approval of the Master Plan without the required findings. Impact. Potential impacts of Master Plan development on the visually sensitive Carrillo Ranch Park site, including Villages S, 0, and Q. Mitigation. Applicable tentative maps to indicate an acceptable detailed landscape plan to reduce potential impacts. Implement Special Park Design District recommended in EIR Land Use section. Checkpoints. 1) Submittal of applicable tentative maps. 2) Approval of applicable tentative maps. Responsible Parties. 1) City Planning Department 2) City Planning Department. Sanctions. 1) Tentative nap sobmhtal not complete without detailed landscape plan. 2) No approval of tentative map without appropriate detailed landscape plan. VfoMd Aesthetics/Grading 15 Impact. Potentially significant impact of recreational vehicle storage in Open Space Area 13 on views from existing residences, Mitigation. Detailed landscape plan as pan of tentative map for Villages Q and R to effectively screen views of recreational vehicle storage. Checkpoints. 1) Submittal of tentative map including recreational vehicle storage. 2) Approval of tentative map including recreational vehicle storage. Responsible Parties. 1) City Planning Department, 2) City Planning Department. Sanctions. 1) Submittal of tentative map not complete without appropriate landscaping plan. 2) No approval of tentative map without appropriate landscaping plan. Impact. Potential significant visual impact of noise barriers over six feet in height. Mitigation. Detailed landscaping plan for tentative maps to provide adequate cover, texture, and variation of vegetation to screen walls. Checkpoints. 1) Submittal of any tentative map showing noise barriers over six feet in height. 2) Approval of any tentative map snowing noise barriers over six feet in height. Responsible Parties. 1) City Planning and Engineering Departments. 2) City Planning and Engineering Departments. Sanctions. 1) Submittal of applicable tentative maps not complete without appropriate landscaping plan. 2) No approval of applicable tentative maps without appropriate landscaping plan. J. Circulation Impact. The intersection of Palomar Airport Road and H ramitm Real is projected to have a level of service F in the year 2000 afternoon peak hour. No additional improvements to this intersection are currently proposed in the LFMP.\^ \ Mitigation. The City will continue to monitor traffic to determine confbrmance with LFMP standard and to identify and implement improvements necessary to meet the standard. Checkpoints. Construction of improv Responsible Parties. City Engineering Department Sanctions. N» issuance of building permits if Growth service are not met. Visual Aesihetia/Gradimg 16 standards for traffic levels of Impacts. Spacing of the first intersection on Paiomar Airport Road is 200 feet closer than Gty standards allow. Mitigation. Tentative maps shall comply with City road alignment and intersection spacing standards to the satisfaction of the City Engineer. Master Plan Implementation. The location shown on the proposed Master Plan has not been revised and has been approved by the City Engineer. Checkpoints. Approval of tentative maps. Responsible Parties. City Engineering Department. Sanctions. No approval of tentative maps that do not comply whh Gty road alignment and intersection spacing to the satisfaction of the Gty Engineer. Impact. As proposed, development of the Master Plan wodd require traffic signals at Paiomar Airport Road/access road to Village E and at Melrose Avenge/entrances to Villages H, 0, and L. Mitigation. Condition tentative maps to construct die necessary signals and improvements, or determine the need for signals in traffic studies tor tentative maps. Checkpoints. 1) submittal of applicable tentative maps. 2) Approval of applicable tentative maps. Responsible Parties. 1) Gty Engineering Department. 2) Gty Engineering Department Sanctions. 1) No approval of tentative maps without applicable conditions. Impact. Certain revisions of the internal circulation system described in the EIR may be preferable for environmental or circulatory reasons. Mitigation. Traffic studies for applicable tentative maps shall determine in consultation with City staff whether specified changes in the circulation pattern should be implemented as conditions of applicable tentative maps. Master Plan Implementation. Revisions to the Master Plan Circulation and proposed tentative maps have already been made to addnss die recommendations of me EIR and approved by the City Engineer. Circulation 17 Checkpoints*-1) Approval of tentative maps. Responsible Parties. 1) City Planning and Engineering Departments. 2) City Planning and Engineering Departments. Sanctions. 1) No approval of tentative maps without applicable conditions. K. Noise Impact. Certain areas adjacent to major roads in the Master Plan area could experience future traffic noise in excess of the City standards of 60 dBA CNEL Mitigation. Tentative maps shall show appropriate wise barrieo as specified in the EIR or to dry . \ standards to attenuate noise. If grading shown in the Master Plan for development in areas of \— ^ excessive unattenuated noise is modified by tentative maps, the modifications shall be reviewed by me City Engineer and a new acoustical study shall be performed and appropriate mitigation implemented if indicated. Tentative maps applicants shall have the option of requesting a reduction in height of barriers over six feet to no less than six feet to reduce visual impacts per City policy. Checkpoints. 1) Approval of tentative maps. 2) Inspection of constructed improvements. Responsible Parties. 1) City Planning and Engineering Departments. 2) City Engineering Department. Sanctions. 1) No approval without proper barriers as a condition. 2) No issuance of subsequent permits. Impact. Second floors of some residential units adjacent to Circulation Element roadways could experience interior noise levels in excess of the 45 dBA CNEL standard. ^ Mitigation. Proposed tentative maps shall be shown to have designs for multi-story residences next to \_ ' Circulation Element roadways which would achieve interior noise levels of 45 dBA CNEL or less for second or higher stories. Acoustical studies to daauumaie compliance may be required by me City Engineer. Checkpoints. 1) Approval of tentative maps. 2) Inspection of constructed improvements. Responsible Parties. 1) City Planning and Engineering Departments. 2) Building Department. Sanctions. 1) No approval without proper barrieo as a condition. 2) No issuance of subsequent permits. '*•"»**• Pabtic Factious ami Service* 18 L. Public Facilities and Services . Impact. There is a potential for the LFMP pafoumace standard for park facilities to be exceeded I \ depending on the timing of development and the status of odier fntnre parkland in Ory Park District 4. Mitigation. Prior to the recordauon of any final nap under the Master Plan, sufficient parkland shall be dedicated within Zone 18. Checkpoints. Recordation of first final map under the Master Plan. Responsible Parties. City Planning, Engineering, and Pads and Recreation Departments. Sanctions. No recordation of final map without dedication of sufficient parkland within Park District 4. Impact. The LFMP performance standard requires mat a school site in Zone 18 be deeded to the San Marcos Unified School district (SMUSD) and thtt a financing plan be approved by the SMUSD prior to recordation of any final map or issuance of any grading or building permit in Zone 18. o I ^ Mitigation. Compliance with the Zone 18 requirement. Checkpoints. 1) Recordation of the first final map under the Master Plan. 2) Issuance of any grading or building permit in the Master Plan area. Responsible Parties. City Planning And Engineering Departments. Sanctions. No Final map recorded wimout LFMP requirement being met Impact. Sewage generation could exceed treaonent capacity if residential development occurs in me Master Plan area after 2005. /? Mitigation. Implement measures specified in the LFMP for any tentative maps causing the potential . impact to be realized. Checkpoints. 1) Submittai of tentative maps after 2005. 2) Approval of tentative maps submitted after 2005. Responsible Parties. 1) City Planning and Engineering Departments. 2) City Planning and Engineering Departments. f" V. and Service 19 Sanctions. No approval of tentative maps after 2005 vfeftmt coaditioB requiring conformant with LFMP requirements. M. Solid Waste Disposal Impact. Depending on regional planning for the expwk» of landfill capacity, mere is a potential for solid waste generated from the Master Plan area to exceed disposal capacity. \ Mitigation. Applicants for tentative maps propped • die Master Plan area shall demonstrate mat A\ means of feasible solid waste disposal are available. Checkpoints. 1) Approval of tentative maps for tne Master Plan area. Responsible Parties. 1) City Planning and Engineering Departments. Sanctions. I) No approval of tentative maps whho* demonstration of existing disposal capacity.