The Encinitas Ranch Specific Plan will require improvements to traffic/circulation, drainage, utility infrastructure (e.g., water, sewer, etc.), park improvements, etc.. In addition, the Specific Plan also includes provisions for streetscape enhancement, community facilities, and overall design guidelines. A mix of residential, commercial, office, and mixed-use development as well as agriculture, open space, and recreational uses are proposed on the 852.8-acre property.
Major roads associated with each phase of development will be constructed in accordance with demand and associated impacts as discussed in the Encinitas Ranch Traffic Report and Environmental Impact Report. This will ensure that a safe and efficient circulation system is provided as the project builds-out over an extended period of time. Infrastructure improvements, including water, sewer, drainage, and utilities also will be phased in a logical progression to meet the development needs associated within each phase.
The phasing plan reflects the phasing under Section 9.5, Development Agreement, in this chapter. The Encinitas Ranch Specific Plan consists of three phases to be developed over the next 10 year period. It is anticipated that the project phasing will occur in compliance with Figures 27A, 27B, and 27C, Project Phasing Plans.
9.1.1
PHASE ONE DEVELOPMENT
Land Use: Phase One identifies land uses within various areas of the Specific Plan including a mixture of commercial, residential, and recreational (18-hole golf course, Green Valley Park and trails) uses that would not result in a PM peak hour trip generation greater than 3,766 trips. Regional and service related commercial uses, and residential uses are located within the Green Valley Planning Area with service related commercial and residential uses located in the West Saxony Planning Area. The North Mesa, Sidonia East and Quail Hollow East Planning Areas are also permitted residential uses under Phase One Development. The total number of residential units permitted within Phase One is limited to 400 units, however, affordable housing units, as defined in the Development Agreement shall not be counted toward this limit. In no case, however, shall the number of dwelling units and the amount of commercial square footage result in a PM peak hour trip generation greater than 3,766 trips.
Infrastructure Improvements: Infrastructure improvements associated within Phase One include various road improvements associated with El Camino Real, the Woodley Road extension, and portions of Quail Gardens Road, Leucadia Boulevard, and Via Cantebria. In addition to on-site road improvements, off-site improvements are also associated with Phase One including: Olivenhain Road widening at El Camino Real, Encinitas Boulevard widening at Saxony Road, and the El Camino Real/La Costa intersection. El Camino Real drainage improvements, the park in the Green Valley Planning Area, biological mitigation, and fire mitigation are also part of the Phase One improvements.
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Pedestrian Trail Improvements: All pedestrian and bicycle trails located around the golf course and adjacent to Phase One road improvements and located within Planning Areas where Phase One development is occurring shall be improved and open for public use prior to or concurrent with the first occupancy of development within the Planning Area where the trail is located, except that the pedestrian/bicycle trails and paths within the Green Valley Planning Area and along Leucadia Boulevard located east of Garden View Road (formally Via Cantebria) shall be improved and open for public use prior to or concurrent with the first occupancy of the commercial center. The remaining trails and paths within the Green Valley Planning Area shall be constructed and open for public use on or before August 1, 1997. The pedestrian path that runs north along the top edge of the inland hillside in the North Mesa Planning Area shall be improved and open for public use prior to or concurrent with the completion of the golf course. However, the trail that will extend south from Leucadia Boulevard between the golf course and the agricultural areas within the South Mesa Planning Area shall be permitted to be constructed immediately upon termination of any agricultural field crop or greenhouse operations adjacent to the trail.
The pedestrian trail linkage along the south boundary (including the scenic overlook located along this section) of the Specific Plan from Quail Gardens Drive to Via Cantebria may be improved in segments. Each segment shall be improved and open for public use prior to or concurrent with the first occupancy of development in the area in which the trail segment is located. A portion of this trail shall connect to the proposed trail on the Thomton property in order to traverse the steep bluff. Should the Thomton project not be under construction at the time of first occupancy of development in this area, the linkage traversing the bluff to connect to Via Cantebria shall be located and constructed within the Specific Plan area along the South boundary.
All other trails shall be improved and open for public use prior to or concurrently with the first occupancy of development in the area in which the trail is located.
9.1.2
PHASE TWO DEVELOPMENT
Phase Two identifies completion of the Regional Commercial Center expanding it to 650,000 square feet The infrastructure required with Phase Two is the completion (i.e., full improvements) to Garden View and Leucadia Boulevard on-site. Garden View Road shall be extended from El Camino Real to the Via Cantebria intersection. Off-site improvements include the participation in the completion of the construction of Leucadia Boulevard between Sidoma Street to the 1-5 freeway, and the completion of the I-5/Leucadia Boulevard interchange.
9.1.3
PHASE THREE DEVELOPMENT
Phase Three identifies residential land uses throughout the Encinitas Ranch Specific Plan Planning Areas. Land uses also include nonresidential office-commercial uses and public uses (e.g., elementary school and community uses). Improvements associated with Phase Three include road improvements to Saxony Road and Quail Gardens Drive, and related drainage and other improvements as required by the Specific Plan and Environmental Impact Report.
Figures 27A, 27B, and 27C identify those improvements and land uses.
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TABLE 9 PROJECT PHASING PLAN SUMMARY | ||||
|---|---|---|---|---|
LAND USE | PLANNING AREA | ACRES | MAXIMUM DWELLING UNITS | COMMERCIAL/OFFICE/ CHURCH SQ. FOOTAGE |
PHASE I | ||||
Regional Comm. Center (1) | Green Valley | 56 | -- | 475,000 SF |
Open Space/Recreation Area | Green Valley | 17 | -- | -- |
Golf Course/Clubhouse | North & South Mesa | 171.8 | -- | -- |
Single Family Residential | North Mesa | 6.2 | 18 du | -- |
Single Family Residential | Quail Hollow | 21.1 | 63 du | -- |
Mixed-Use | West Saxony | 8.1 | 138 du | -- |
Mixed-Use | Green Valley | 18.3 | 189 du | -- |
Phase I Subtotal | 298.5 | 408 du | 475,000 sf | |
PHASE II | ||||
Regional Commercial Center (3) | Green Valley | 17.8 | -- | 175,000 sf |
Mixed-Use | Green Valley | -- | -- | 3,000 sf |
Open Space | Green Valley | 7.9 | -- | -- |
Phase II Subtotal | 25.7 | -0- | 178,000 sf | |
PHASE III | ||||
Mixed-Use | Green Valley | 6.5 | 161 du | -- |
Mixed-Use | West Saxony | 4.9 | -- | 25,000 sf |
Single Family Residential | North Mesa | 8 | 40 du | -- |
Single Family Residential | Sidonia East | 12.4 | 53 du | -- |
Multi-Family Residential | Sidonia East | 14.2 | 296 du | -- |
Community Use | Quail Gardens East | 12.8 | -- | 75,000 sf |
Single Family Residential | South Mesa | 117.8 | 353 du | -- |
School | South Mesa | 10 | -- | -- |
Agriculture | South Mesa, North Mesa, Sidonia East | 130 | 25 du | -- |
Open Space | Miscellaneous | 154.1 | -- | -- |
Phase III Subtotal | 472.5 | 928 du | 100,000 sf | |
Total Phases I Through III | 794.9 | 1,336 du | 753,000 sf | |
Magdalena Ecke Preserve (5) | 29.8 | -- | -- | |
Major Roads | 42.3 | -- | ||
Project Total | 867.00 | 1,336 du | 753,000 sf | |
Notes: | |
|---|---|
(1) | The amount of Regional Commercial square footage cannot result in a PM peak hour trip generation greater than 3,766 trips for all Phase One Development (commercial, residential, and recreational uses). |
(2) | The total number of residential units permitted in Phase One Development is limited to 400 units, however, affordable housing units shall not be counted toward this limit. |
(3) | The total amount of Regional Commercial permitted in the Green Valley Planning Area shall not exceed a total of 650.000 square feet for both Phase One and Phase Two. |
(4) | Agricultural uses may commence prior to Phase III. |
(5) | Improvements to Magdalena Ecke Park, if planned, may occur in any phase of development. |
Paragraph added 3/18/98 (Reso. 98-17); paragraph amended 02/24/95 (Reso. 95-91), 8/23/95 (Reso. 95-91) and 12/4/96 (Reso. 96-89) and 3/18/98 (Reso. 98-17); (Ord. 2019-04)