2026-05-12; City Council; 09; Toll Brothers Request for General Plan Amendment – Decision on whether or not to allow further processing of the request

CA Review CDS
Meeting Date: May 12, 2026
To: Mayor and City Council
From: Geoff Patnoe, City Manager
Staff Contact: Eric Lardy, Assistant Director of Community Development [email protected], 442-339-2712
Subject: Toll Brothers Request for General Plan Amendment – Decision on whether or not to allow further processing of the request District: 2
Reco
mmended Actions
1) Hold a public hearing; and
2) Adopt a resolution remanding back to city staff for further processing the a pplication of a Gene
ral Plan amendme nt, Bressi Ranch Master Plan amendment, tentative tract map and planned development permit to change the Planned Industrial General Plan designation to re
sidential to allow for approximately 111 3-stor y residential townhomes on a vacant 7-acre parcel at 6405 Alicante Road (APN 213-60-12-00), located south of Gateway Road, west of Alicante Road and north of Town Garden Road (Exhibit 1); or 3) Adopt a
resolution denying the application for a General Plan am endment, Bressi Ranch Master Plan amendment, tentative tract map and planne d de velopment permit to change the Planned Industrial General Plan designation to residential to allow for approximately 111 3-story residential townhomes on a vacant 7-acre p arcel at 6405 Alicante Road (APN 213-60-12-00), located south of Gateway Road, west of Alicante Road and north of Town Garden Road (Exhibit 2).

Ex
ecutive Summary
Toll Brothers, Inc., along with Levine Investments, filed an application on Oct. 25, 2025, for a General Plan amendment, Bressi Ranch Master Plan amendment, residential planned development permit and tentative tract map to develop 111 three-story, 35-foot-tall, attached townhomes for sale, with a proposed density of 15.8 dwelling units per acre and a total of 252 parking spaces.

The General Plan amendment would change the site’s General Plan land use designation from Planned Industrial (PI) to Residential (R-23) and make a similar change to the master plan for the area.

The corner lot has three street frontages and is bounded by Gateway Road to the north, Alicante Road to the east and Town Garden Road to the south. (Exhibit 3) May 12, 2026
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Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B It is the policy of the City Council that any privately initiated General Plan amendment or zone change request is to be given a preliminary review to evaluate whether or not to allow further processing of the application. The Planning Commission held a meeting on Feb. 18, 2026, and voted to adopt a resolution that recommended the City Council remand the project application back to staff for complete processing. The Feb. 18, 2026, Planning Commission staff report, minutes and resolution are included as Exhibits 4, 5 and 6.

Staff recommend the City Council review the application as a concept, take public comment through a public hearing, deliberate and make a decision on whether to allow further processing of the application by adopting one of the proposed resolutions.

Explanation & Analysis
The site is currently subject to the Planned Industrial (PI) General Plan land use designation and is zoned Planned Community (P-C Zone) within Planning Area 2 of the Bressi Ranch Master Plan (MP 178K). The project application proposes modifying the land use designation from PI to R- 23, allowing development of between 19 and 23 residential units per acre. Additionally, the project proposes to amend the Bressi Ranch Master Plan designation to Residential Density Multiple Zone (RD-M Zone). The General Plan designation of R-23 that is being requested for the seven-acre property would allow for up to 161 units, prior to use of any density bonus for building affordable housing.1
Access to the development is proposed by a single gated entry off Gateway Road. A second, gated emergency access-only driveway is proposed off Alicante Road. Each unit is proposed to have a two-car garage. A total of 30 visitor parking spaces are proposed throughout the development.

Earthwork will involve 32,133 cubic yards of excavation (“cut”) and 11,688 cubic yards of soil used on-site (“fill”), resulting in a net export of 20,445 cubic yards of material from the site.

The project is within the Very High Fire Hazard Zone so other design elements may be needed during project review.

The required permit types and actions needed to process the land use development application are described in Exhibit 4.

Considerations for General Plan amendments
A comprehensive update to the city’s General Plan was approved in September 2015. The Housing Element portion of the General Plan was updated in 2021 to address changing housing needs and determine how much housing must be planned for to meet existing and projected housing needs at various affordability levels.

In January 2024, the City Council approved a General Plan amendment to the Land Use Element to complete a program required under the Housing Element that accommodated housing on 16 sites throughout the city to meet the city’s state-mandated regional housing needs assessment allocation of 3,873 units at a variety of income levels. This is the largest and main program to 1 A density bonus allows a developer to build more residential units on a property than would otherwise be allowed in exchange for reserving a certain number of the new units as affordable.

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ensure the city has a state-certified Housing Element through the current housing cycle that covers the period from 2021 to 2029.

Following the adoption of the 2024 General Plan amendment, city staff began to receive requests from several property owners and developers to explain what General Plan amendments are, how to apply for one, and how General Plan amendment applications are processed. At a meeting on July 15, 2025 (Exhibits 8 and 9), the City Council established a two- step process for the review of any new privately initiated General Plan amendment requests.

The City Council is now being asked to evaluate the proposal and decide whether to allow processing of the requested General Plan amendment – limiting the discussion to land use and general plan issues and policies only.

There should be no consideration of the merits of the project itself at this time because that consideration may only occur after city staff receive a completed application, staff has completed a full review, there is a hearing with a full record before the Planning Commission and the application is brought to the City Council for decision.

City staff will be able to briefly respond to questions about the surrounding land use context, the scope of the project, and about the adopted Housing Element and Land Use Element of the General Plan. But because the city’s review of the land use development application has been limited, city staff will be unable to provide technical commentary about the proposed project or provide any staff recommendation as to whether the project provides additional public benefits to the community as compared to the existing land use designation, or conversely, if there are any environmental effects the project may have on surrounding land uses and activities.

Community Engagement
All property owners and occupants within 600 feet of the project site were mailed a notice of public hearing on May 2, 2026, for a total of 111 notices. The notice included project-related information, contact information and how to participate in the meeting. The notice was also published in The San Diego-Tribune. Information about the public hearing was also distributed to a list of 18 email addresses for other community members who had previously sent in comments.

Any public comments received to date on the project application are included as Exhibit 7. This includes comments included in the Planning Commission staff report and comments received since. Seven comments were received for consideration at the meeting, three in support and four opposed. Ten comments have been received since the Planning Commission meeting, with eight opposed, two in support.

Fiscal Analysis
There is no direct fiscal impact associated with this action. If the project is remanded back to staff for processing (Option 1 below), the General Plan amendment would be processed using existing staff resources with intake processing fees and supporting materials provided by the applicant.

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Options
Given the assumption findings above, staff have developed two options for City Council consideration:

Option 1: Remand the project back to staff and allow further processing of the request The resolution in Exhibit 1 would send the application back for conventional project processing.

This would include several iterations of project review with staff, preparation of a document for compliance with the California Environmental Quality Act, and the applicant would be required to complete public outreach. Following these steps, the City Council will be presented with the full set of city approvals and documents the project would need to have approved.

Selecting this option will not obligate the City Council to approve the application in the future.

Option 2: Deny the General Plan amendment
Option 2 would deny the General Plan amendment. The property owner would be allowed to pursue development of the site consistent with either past city approvals and documents, or the Planned Industrial General Plan Land Use Designation.

Next Steps
If the project is remanded back to staff for processing (Option 1), city staff would prepare the amendment materials and fully process the application, and conduct required public outreach and legal noticing. The application would then be considered by the Planning Commission in a public hearing and subsequently presented to the City Council for final decision.

The processing will take approximately 12-24 months, depending upon the requirements to comply with the California Environmental Quality Act.

If Option 2 is selected by denying a General Plan amendment, there would be no further action to take on this application.

Environmental Evaluation
The expedited screening process is meant for public analysis and disclosure for a General Plan amendment, using the legislative powers of a local government. If the City Council adopts the first option (Exhibit 1) to remand to staff for further processing, it does not constitute a project within the meaning of the California Environmental Quality Act (CEQA) under Public Resources Code section 21065 in that it has no potential to cause either a direct physical change in the environment or a reasonably foreseeable indirect physical change in the environment. If this option is selected by the City Council, it does not have a legally binding effect on future discretionary actions to approve the project. Public input received and the deliberative land development application process will be used to prepare a future environmental recommendation consistent with the CEQA and its implementing guidelines.

If the second option is adopted by the City Council (Exhibit 2), the General Plan amendment would be denied. Under Public Resources Code Section 21080(b)(5), CEQA does not apply for projects which a public agency rejects or disapproves. Further CEQA Guidelines Section 15270(b), includes this as an explicit statutory exemption to “allow for initial screening of projects on the merits for quick disapprovals prior to the initiation of the CEQA process where the agency can determine that the project cannot be approved.” Therefore, adoption of this option is considered exempt and a Notice of Exemption would be filed.

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1. City Council resolution for Option 1, Proceed with processing the General Plan amendment application

2. City Council resolution for Option 2, Denial of the General Plan amendment

3. Location map

4. Planning Commission staff report from Feb. 18, 2026 (on file in the Office of the City Clerk)

5. Minutes from Feb. 18, 2026, Planning Commission meeting (on file in the Office of the City Clerk)

6. Planning Commission Resolution No. 7566 (on file in the Office of the City Clerk)

7. Correspondence received through May 6, 2 026, by noon

8. City Council staff report from July 15, 2025 (on file in the Office of the City Clerk)

9. Minutes from July 15, 2025, City Council meeting (on file in the Office of the City Clerk)

10. Exhibits submitted by applicant (Site plan, architectural elevations, landscape plan, tentative map
)
May 12, 2026
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RESOLUTION NO. 2026-091 .

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD,

CALIFORNIA, REMANDING BACK TO CITY STAFF FOR FURTHER PROCESSING

THE APPLICATION OF A GENERAL PLAN AMENDMENT, BRESSI RANCH

MASTER PLAN AMENDMENT, TENTATIVE TRACT MAP AND PLANNED

DEVELOPMENT PERMIT TO CHANGE THE PLANNED INDUSTRIAL GENERAL PLAN DESIGNATION TO RESIDENTIAL TO ALLOW FOR APPROXIMATELY 111 3-STORY RESIDENTIAL TOWNHOMES ON A VACANT 7-ACRE PARCEL AT 6405 ALICANTE ROAD (APN 213-60-12-00), LOCATED SOUTH OF GATEWAY ROAD,

WEST OF ALICANTE ROAD AND NORTH OF TOWN GARDEN ROAD
CASE NAME: TOLL BROTHERS BRESSI RANCH
CASE NO.: GPA2025-0001/AMEND2025-0003/CT2025-
0006/PUD2025-0006 (DEV2024-0088)
W HEREAS, the City Council of the City of Carlsbad, California has determined that pursuant to past City Council direction and the Municipal Code, the Planning Commission did, on Feb. 18 2025, hold a duly noticed public hearing to consider the request for a General Plan Amendment, Bressi Ranch Master Plan Amendment, Tentative Tract Map and Planned Development Permit , GPA2025-0001 / AMEND2025-0003 / CT2025-0006 / PUD2025-0006 (DEV2024-0088) OF TOLL BROTHERS BRESSI RANCH as provided by Chapters 21.38, 21.08, 21.12 and 21.45 of the Carlsbad Municipal Code; and WHEREAS, the Planning Commission did, on that meeting on Feb. 18, 2026, hold a duly noticed public hearing as prescribed by law to consider and adopted Resolution No.7566 recommending the City Council remand the Project Application to staff for processing; and WHEREAS, at a public hearing, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, the City Council considered all factors relating to the General Plan Amendment; and
WHEREAS, an application brought forward in the future will be considered with no guarantee based upon the merits of the iterative process that will provide an internally consistent project that is in compliance with all state and local requirements, including with a recommendation for how the project complies with the California Environmental Quality Act.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Carlsbad, California, as follows:

1. That the above recitations are true and correct.

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2. Adoption of this resolution does not constitute a project within the meaning of the California Environmental Quality Act under Public Resources Code section 21065 in that it has no potential to cause either a direct physical change in the environment or a reasonably forese eable indirect physical change in the environment. If the recommendation is agreed to by the City Council, it does not have a legally binding effect on future discretionary actions to approve the project. Public input received and the deliberative land development application process will be used to prepare an environmental recommendation consistent with the California Environmental Quality Act and implementing guidelines.

3. Remand the Toll Brothers General Plan amendment application and other associated components back to staff for processing.

PASSED, APPROVED AND ADOPTED at a Regula r Meeting of the City Council of the City of Carlsbad on the 12th day of May, 2026, by the following vote, to wit:

AYES: Blackburn, Bhat-Patel, Acosta, Burkholder, Shin.

NAYS: None.

ABSTAIN: None.

ABSENT: None.
_______
_______________________________
KEITH BLACKBURN, Mayor
_______
_______________________________
SHERRY FREISINGER, City Clerk
(SEAL)
May 12, 2026
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Exhibit 2
RESOLUTION NO. .

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD,

CALIFORNIA, DENYING THE APPLICATION FOR A GENERAL PLAN

AMENDMENT, BRESSI RANCH MASTER PLAN AMENDMENT, TENTATIVE

TRACT MAP AND PLANNED DEVELOPMENT PERMIT TO CHANGE THE

PLANNED INDUSTRIAL GENERAL PLAN DESIGNATION TO RESIDENTIAL TO ALLOW FOR APPROXIMATELY 111, 3 -STORY RESIDENTIAL TOWNHOMES ON A VACANT 7 -ACRE PARCEL AT 6405 ALICANTE ROAD (APN 213 -60-12- 00), LOCATED SOUTH OF GATEWAY ROAD, WEST OF ALICANTE ROAD AND

NORTH OF TOWN GARDEN ROAD
CASE NAME: TOLL BROTHERS BRESSI RANCH
CASE NO.: GPA2025-0001/AMEND2025-0003/CT2025-
0006/PUD2025-0006 (DEV2024-0088)
W HEREAS, the City Council of the City of Carlsbad, California has determined that pursuant to past City Council direction and the Municipal Code, the Planning Commission did, on Feb. 18 2025, hold a duly noticed public hearing to consider the request for a General Plan Amendment, Bressi Ranch Master Plan Amendment, Tentative Tract Map and Planned Development Permit , GPA2025-0001 / AMEND2025-0003 / CT2025-0006 / PUD2025-0006 (DEV2024-0088) OF TOLL BROTHERS BRESSI RANCH as provided by Chapters 21.38, 21.08, 21.12 and 21.45 of the Carlsbad Municipal Code; and WHEREAS, the Planning Commission did, on that meeting on Feb. 18, 2026, hold a duly noticed public hearing as prescribed by law to consider and adopted Resolution No. 7566 recommending the City Council remand the Project Application to staff for processing; and WHEREAS, at a public hearing, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, the City Council considered all factors relating to the General Plan Amendment.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Carlsbad, California, as follows:

1. That the above recitations are true and correct.

2. The action to deny the proposed application is statutorily exempt under Public Resources Code Section 21080(b)(5), as California Environmental Quality Act does not apply for projects which a public agency rejects or disapproves. Further California Environmental Quality Act Guidelines Section 15270(b), includes this as an explicit statutory exemption to “allow for initial screening of projects on the merits for quick May 12, 2026
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disapprovals prior to the initiation of the (California Environmental Quality Act) process where the agency can determine that the project cannot be approved.”

3. The proposed application did not submit a Preliminary Application to establish the provisions of SB330 and limitations. However, it does meet the definition of a Housing Development Project under Government Code Section 65589.5(h)(2)

4. The City of Carlsbad has a Certified Housing Element that was approved by the City Council on April 6, 2021, submitted prior to the due date for the Sixth Housing Element Cycle on April 15, 2021, and confirmed to be in substantial compliance via correspondence from the Department of Housing and Community Development on July 13, 2021.

5. The site of the proposed project was not identified in the Housing Element Inventory of Vacant or Underutilized Sites as a candidate for rezoning or compliance with the Regional Housing Needs Allocation.

6. The City is in compliance with all required Housing Element Programs and implemented the required rezoning program through adoption of a General Plan Amendment and Rezoning Program in January 2024. The city continues to have sufficient sites in the Housing Element Inventory of Vacant and Underutilized sites to accommodate the remaining Regional Housing Needs Allocation. Therefore, none of the provisions in Government Code Section 65589.5(h)(11) “Builder’s remedy project” apply.

7. The existing General Plan designation is Planned Industrial. The existing zoning is Planned Communities, which per the Carlsbad Municipal Code references the Bressi Ranch Master Plan. The Bressi Ranch Master Plan has assigned use regulations consistent with the zoning of Planned Industrial. Neither the General Plan, Zoning Ordinance, or Master Plan documents assign a residential density for this type of housing and the types of land uses and activities proposed by the project are not permitted as an allowed use.

8. The housing development project is inconsistent with the zoning ordinance and General Plan and can be disapproved under the qualification allowed under Government Code Section 65589.5(d)(5).

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9. Pursuant to the above findings, the City Council Denies GPA2025-0001 (DEV2024-0088) – TOLL BROTHERS BRESSI RANCH.

PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City of Carlsbad on the __ day of ________, 2026, by the following vote, to wit:

AYES:

N AYS:

ABSTAIN:

ABSENT:
______________________________________
KEITH BLACKBURN, Mayor

______________________________________
SHERRY FREISINGER, City Clerk
(SEAL)
May 12, 2026
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GATEWAY RD

ALICANTE RD

TOWN GARDEN RD

EL CAMINO RE
AL

ALVERTON DR

LISMORE PL

CAMPBELL PL

INGLETON AV

DISCOVERY RD

SLATER PL
EL

CAMINOREAL

LA COSTA AV

ALGA RD

CARLSBAD BL
GPA 2025-0001
T
oll Brothers Bressi Ranch

SITE MAP
J
SITE
Map generated on: 1/28/2026
Exhibit 3
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Planning Commission staff report from Feb. 18, 2026
(on file in the Office of the City Clerk)

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Minutes from Feb. 18, 2026,
Planning Commission meeting
(on file in the Office of the City Clerk)

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Planning Commission Resolution No. 7566
(on file in the Office of the City Clerk)

May 12, 2026
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Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B 1 Eric Lardy
From: Meghan MacArthur <[email protected]>
Sent: Sunday, February 1, 2026 3:42 PM
To: Eric Lardy
Subject: Viasat lot- Bressi ranch
Follow Up Flag: Follow up
Flag Status: Flagged
Hi Mr. Lardy,
I am a resident of Bressi ranch and was out walking my dog today when I saw that the empty viasat lot on the corner of Alicante and town garden has an applicaƟon for residenƟal development.

I implore you and the city to please prevent this lot from being developed in this manner. The traﬃc impact this will have on our neighborhood is signiﬁcant, and with so many kids and families using the street for biking and walking to/from school there is a serious safety concern. AddiƟonally, the noise impact to build a project of this nature will be incredibly disrupƟve to our community. We are already seeing the noise impact of larger jets at the airport and it’s diﬃcult to put into words how the quality of life will be made worse throughout this process.

We moved to Bressi to be in a safe and tucked away development, not to be surrounded at every possible corner by large 3-story townhomes crammed into a lot that is one of the few remaining undeveloped spaces remaining in the city.

The residents of Bressi plan to ﬁght this every step of the way and hope that we can have your support in Toll Bros pursuing other opƟons for development.

Thank you,
Meghan and Trevor MacArthur
2577 discovery rd
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Exhibit 7
May 12, 2026
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Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B From: San-San Wardojo
To: Eric Lardy
Subject: Proposed New Homes in Bressi Ranch
Date: Monday, February 2, 2026 8:26:23 PM
Hello Mr. Lardy. .

I’m writing to express concern about the recent sale of land that was not previously zoned for housing and the plan to build over 100 homes on it.

Traffic in this area is already heavy, and our roads don’t seem equipped to handle that many additional cars. I’m also worried about the impact on schools, utilities, drainage, and overall neighborhood safety.

Many of us moved here based on the existing zoning and density. A development of this size is a major change, and I hope the City will carefully review the traffic and infrastructure impacts and keep residents informed.

Thank you for your time.

Sincerely,
San-San Wardojo

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May 12, 2026
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Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B 6155 El Camino Real
Carlsbad, CA 92009, USA
Tel: (760) 795-6245
Fe
bruary 10, 2026
Ci
ty of Carlsbad
Mayor and City Council
1200 Carlsbad Village Drive
Carlsbad, CA 92008
RE:

Bressi Ranch Town Home Development, Lots 7-9, Carlsbad, CA De
ar Mayor Blackburn and City Council Members:

I
am writing this letter to express our support for the change in zoning required at Bressi Ranch Lots 7-9 to allow for residential development. Viasat is a global communications company with ~1,600 staff in the Carlsbad area . As we continue to grow our business in Carlsbad, we see the benefits of having high- quality housing in immediate proximity to our campus as critical to our ability to attract new employees. Carlsbad is a great city, and we are proud to be a part of it. This project will provide homes for employees to live and enjoy life near their work, and as such we strongly support the project.

Si
ncerely,
Si
ncerely,
Ga
ry Dorris
Director of Real Estate
(760) 795-6245
[email protected]
Item #1 - Correspondence Received by Feb. 13, 2026 at 3 p.m May 12, 2026
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Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B 1 Eric Lardy
From: Conrad Grell <[email protected]>
Sent: Friday, February 13, 2026 4:37 PM
To: Planning
Subject: GPA2025-0001 General Plan Amendment for Parcel Number 213601200 on Gateway Rd and Alicante Rd
Decision Makers:

This correspondence is with regard to GPA2025-0001…, the ApplicaƟon for Amendment to Parcel 213601200, to rezone it from Commercial to ResidenƟal and to approve building of 111 Town Homes on it. We received NoƟce on February 12, 2026.

My wife and I strongly oppose this proposed re-zoning as well as the building of 3-story townhomes in this locaƟon, for several reasons as listed below. Thus, we urge you to take OpƟon Two and Deny this Amendment, and/or any proposal to build high-density residenƟal buildings on this parcel.

Our posiƟon on this issue:

1. We purchased our home over twenty years ago with the knowledge that the Parcel being considered here was zoned as commercial. We preferred it that way because we anƟcipated that would to keep the density of housing low. We feel that by changing this zoning, the City of Carlsbad would be going back on their word and not respecƟng the trust we have had in the City Leaders.

2. Street traﬃc load would go up steeply. Related: Not too long ago, the City decided to implement chicanes on Gateway Road North of this Parcel (without our request for approval, by the way). Presumably, the purpose of these was to slow traﬃc in that area and/or to thwart racing. But the result has been that most traﬃc now chooses to drive on Town Garden Road in order to get to Bressi Town Center. This has created dangerous condiƟons for the residents and kids here who use the Bressi playground and park area adjoining Town Garden Road. The housing use proposed here would only make that traﬃc orders of magnitude worse. Also, the intersecƟon of Alicante and Town Garden Road would be mandated to be modiﬁed as well, something that is already too busy; it would become a blight on the neighborhood.

3. Fire danger will go up dangerously! We had a close call not too many years ago with wildﬁre coming up the canyon that borders on the south of this parcel. Building codes for commercial buildings, parƟcularly the materials used (eg- concrete, metal, gypsum, etc.), as opposed to the materials allowed for ResidenƟal (eg- wood framing) were instrumental in prevenƟng this ﬁre from propagaƟng into our residenƟal area. Placing a Ɵnderbox of wood-framed 3- story townhomes right in the path is a recipe for disaster, not unlike the path of recent ﬁres in Palisades in Los Angeles.

This will be a major liability for the City of Carlsbad if these townhomes are constructed, parƟcularly if Bressi Ranch residents suﬀer damage to their homes and property as a result of a Carlsbad City decision to rezone Parcel 213601200 as ResidenƟal.

4. Commercial buildings in the area are mostly limited to two stories. The proposed 3-story structures will be unsightly and not in harmony with the appearance of the rest of the community.

5. We anƟcipate that the strain on electrical, water, and sewer uƟliƟes would be much greater with so many homes added to the grid. The area is relaƟvely new and the uƟliƟes were intended for Commercial/Light Industry loads, AS PLANNED, at relaƟv
ely low density. To now drop in 111 or more ResidenƟal homes in such a small parcel will require serious infrastructure rework, at great cost (likely borne by Bressi taxpayers) and will cause reliability problems for Bressi Ranch residents.

May 12, 2026
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Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B 2 Thank you for the NoƟce, and for seriously considering our comments herein. In closing, we hope you gather from our comments: WE DON’T WANT 111 TOWNHOMES in this locaƟon. Again, we urge you strongly to follow OpƟon Two.

Sincerely,
Conrad Grell
Judi Lesight
2554 Town Garden Road
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May 12, 2026
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Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B 1 Morgen Fry
From: Caylin Frank <[email protected]>
Sent: Thursday, April 30, 2026 11:54 AM
To: Eric Lardy
Cc: City Clerk
Subject: Re: Toll Brothers Bressi Ranch Project
Attachments: Toll Brothers Carlsbad letter of support, 4-27-26.pdf Hi Eric,

Please add the attached letter of support to the packet. Thank you!

Caylin Frank
Legislative Affairs Manager

Building Industry Association of
San Diego County
9201 Spectrum Center Blvd #110
San Diego, CA 92123
760-473-2065 (cell)
www.biasandiego.org

From: Eric Lardy <[email protected]>
Sent: Thursday, April 30, 2026 11:51 AM
Subject: Toll Brothers Bressi Ranch Project

Hello,

You are receiving this email because you expressed interest in the Bressi Ranch Toll Brothers General Plan Amendment.

The next step in this “Screening Process” we outlined is to present the same information that was presented to the Planning Commission to the City Council and ask them for direction on how to proceed. This site has the staff report that was presented to the Planning Commission in February: https://www.carlsbadca.gov/city-hall/meetings- agendas/boards-commissions/planning-commission/-folder-1518#docfold_3889_9144_1283_1518

A similar report will be presented to the City Council of Carlsbad on May 12, 2026. The staff report will be published no later than May 7, 2026. You can register to get e-mail notifications from the city at this link:
https://visitor.r20.constantcontact.com/manage/optin?v=001uIM2HFQzzSY0EwH6q8G0c5GZIgwwYhaoXj1VW5DnGtkZs wmhu9C6t4Rzk38LUEaI5FuhPvx754yychO9oh836uSDA9IMmI67ez1fADxMMxk%3D

Any comments received prior to the report being published we will attach for the decision makers. After the staff report publishes will be posted on the website and distributed to the City Council subsequently. The City Council meeting agendas are published here, including additional information on how to participate. https://www.carlsbadca.gov/city- hall/meetings-agendas/-folder-1519#docfold_2238_4720_1229_1519 May 12, 2026
Item #9 Page 20 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B 2 Please let me know if you have any questions.

Eric Lardy, AICP
Assistant Director of Community Development
Community Development Department
City of Carlsbad
1635 Faraday Ave.

Carlsbad, CA 92008
www.carlsbadca.gov

442-339-2712| [email protected]

Facebook | Twitter | You Tube | Pinterest |Enews

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May 12, 2026
Item #9 Page 21 of 77
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February 14, 2026

Members of the Planning Commission
City of Carlsbad
1200 Carlsbad Village Drive
Carlsbad, CA 92008

RE: Agenda Item 1, Toll Brothers Bressi Ranch Residential Development

Dear Planning Commissioners:

On behalf of the Building Industry Association of San Diego County (BIA), we write in support of the proposed Toll Brothers and Levine Investments residential development in the Bressi Ranch area that would deliver 111 attached townhomes to the City of Carlsbad.

San Diego County continues to face a significant housing shortage across all income levels. Cities throughout the region are being called upon to thoughtfully adapt their land use policies to better respond to evolving housing needs. Projects that convert underutilized commercial or industrially designated properties into well-designed residential communities represent an important tool in addressing this imbalance.

The proposed project reflects this type of thoughtful adaptation. By transitioning a previously graded and infrastructure-served site from office/industrial to residential use, the development would introduce much- needed for-sale housing in a location that already benefits from surrounding public improvements.

Importantly, technical analyses indicate that a residential use would generate fewer daily vehicle trips than the site’s prior office/industrial zoning, helping align housing production with regional vehicle miles traveled (VMT) reduction goals.

The project also proposes compliance with the City’s inclusionary housing requirements, contributing to Carlsbad’s affordable housing objectives while expanding homeownership opportunities. Developments of this scale and type provide attainable housing options for working families who seek to live near employment centers, schools, and community amenities.

As cities work to implement their Housing Elements and respond to state housing mandates, flexibility in land use planning is essential. The BIA respectfully encourages the City to continue supporting well- planned residential projects that help close the region’s housing gap while meeting local development standards. Expanding housing supply in communities like Carlsbad is critical to maintaining economic vitality and providing opportunities for current and future residents.

Sincerely,

Aimee Faucett
President & CEO
Building Industry Association of San Diego County
May 12, 2026
Item #9 Page 22 of 77
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Equitable Land Use Alliance
300 Carlsbad Village Dr, PMB 108A-79
Carlsbad, CA 92008

February 16, 2026

Re: February 18, 2026 Planning Commission Agenda Item #1: Request to change Planned Industrial area to R-23 Residential at Bressi Ranch
Planning Commission:

This item will decide your recommendation to the City Council regarding allowing further processing of a request by Toll Brothers to amend the General Plan and Bressi Ranch Master Plan, changing the designation of a parcel from Planned Industrial to R-23 Residential.

Equitable Land Use Alliance (ELUA) urges you to support Option #2: ADOPT Planning Commission Resolution RECOMMENDING DENIAL of the project application.

Original mixed-use plan compromised
Bressi Ranch is a unique, carefully planned mixed-use community with intended walkability between jobs and community facilities. From the Master Plan: “A primary goal of the Bressi Ranch Master Plan is to create a pedestrian oriented community where the use of the automobile can be minimized. The Master Plan has a strong mixed-use component that includes residential, commercial and office/industrial uses in close proximity.” Replacing the originally planned industrial use with residential compromises the Master Plan, including the ability of residents to walk to jobs. Related to that, it is ELUA’s understanding that this parcel has been vacant for many years due to an “option” held by ViaSat that was only recently vacated. Thus, alternative light industrial uses consistent with the Master Plan should be explored for this site before conversion to residential, which could be a premature bait-and- switch.

Concerns about future increases in density with concessions and waivers State density bonus and related laws are now routinely exploited by developers to achieve multiple concessions and unlimited waivers of development standards, allowing projects to avoid city-imposed density limits, height limits, massing standards, minimum setbacks, minimum parking requirements, other development standards, etc., and they can lead to unfunded infrastructure mandates. All of this can negatively affect the surrounding community and city.

Although the staff report indicates a currently proposed housing density of 15.8 du/ac, the applicant is seeking a much higher R-23 designation for unknown reasons, rather than the more May 12, 2026
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Equitable Land Use Alliance 2
applicable R-15 designation suggested by staff. Presumably, any designation change in the General Plan to R-15 for the site would be linked to the currently proposed project that does not include avoidance of city regulations. However, it is unclear whether the applicant could get the site re-designated as R-15 with the current project, but then later amend their application or submit a new application to exploit the state density bonus and related laws.

The safest approach is to recommend denial of this application. That said, any recommendation to further its processing should come with an airtight guarantee that no density higher than R- 15, nor any concessions or waivers, can or will ever be pursued for the re-designated site, and that fair shares of necessary infrastructure upgrades will be fully funded by the developer.

Vehicle Miles Traveled (VMT) impacts
The very last page of the staff report for this project is a crude VMT assessment, claiming that the project will not have a significant environmental impact related to VMT due solely to its proposed 15.8 du/ac density. This "residential density" VMT subtraction is based on the assumption that people who live in higher-density projects take shorter and fewer trips and are more likely to use alternative modes of travel than other residents in the area. However, there is zero plausible evidence that this would be the case with these townhomes, relative to the surrounding community. If the application proceeds forward, this VMT subtraction should be rejected and the project required to implement alternative measures with meaningful chances of success.

Conclusion
Again, ELUA urges you to recommend DENIAL of this application. More time should be provided to explore the current industrial use. In addition, there should be a recommendation that, if the application is remanded back to staff for further processing, there needs to be guarantees that the applicant will not seek any higher densities, concessions or waivers, or other ways to avoid mitigating its impacts, including infrastructure and VMT. Please also listen to residents who live in the surrounding community who would be affected by the project.

Thank you for your time and consideration of this important matter, ELUA Board of Directors
• Steve Linke, PhD
• Kris Wright
• Diane Bedrosian, MD

The Equitable Land Use Alliance is a nonpartisan nonprofit group based in Carlsbad, CA. We are dedicated to educating, engaging, and empowering residents to take part in housing policy decisions. Our mission is to support community self-determination and encourage thoughtful, sustainable development.

May 12, 2026
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February 13, 2026

Mr. Eric Lardy
[email protected]

RE: Toll Brothers Bressi Ranch General Plan Amendment

Location: 6405 Alicante Rd. / APN 213-260-12-00 / District 2 Case Numbers: GPA2025-0001 / AMEND2025-0003 / CT2025-0006 / PUD2025- 0006

Dear Mr. Lardy:

Meissner Commmercial Real Estate Services manages the Bressi Ranch Owners Association. The Bressi Ranch Owners Association (“Assoc”) approves residential on the above Property.

Said approval was confirmed in the Special Membership Meeting held on February 18, 2025. Specifically, the members of the Assoc were asked to vote on the land use change to residential with up to 120 residential units. All voting members approved the land use change (100%), with no votes in opposition.

The land use change was documented by the 10th Amendment & 3rd Amendment of the CC&Rs, which were recorded on April 18, 2025 & May 6, 2025, as Doc#’s 2025-0100833 & 2025-0118795.

Respectfully submitted,

Kristin Howell, RPA, FMA, CPM
Vice President/Director of Business Development

May 12, 2026
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Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B From: Natalie Sullivan
To: Planning; council@carlsbad
Subject: Comments on Proposed Toll Brothers Development Date: Thursday, March 5, 2026 7:18:43 AM
Dear Members of the Carlsbad City Council,
I am writing to strongly oppose the proposed development near El Camino Real and Palomar Airport Road. This corridor is already one of the most heavily trafficked areas in Carlsbad, and adding a dense development will only worsen congestion and create additional safety risks for the families who live nearby.

Residents in this area already experience significant delays, backups, and difficult intersections during peak hours. Increasing the number of vehicles entering and exiting an already strained traffic corridor will further burden local infrastructure and make everyday travel more dangerous. More importantly, it will directly impact the safety of our neighborhoods. Many families live nearby, and our children walk, bike, and play in these communities. Adding thousands of additional vehicle trips to nearby roads will make it significantly less safe for them.

We have seen similar concerns play out in neighboring
communities, particularly with the recent apartment development near Encinitas Boulevard and Quail Gardens Drive. Residents there raised serious concerns about congestion, safety, and the strain on local infrastructure that accompanies large developments placed along already crowded roadways. Those concerns should serve as a warning that the cumulative impacts of development must be carefully considered before approving additional projects.

Carlsbad has long been known for thoughtful planning and protecting the quality of life for its residents. Approving another May 12, 2026
Item #9 Page 26 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B dense development in an already congested corridor undermines that commitment. Our community does not simply need more buildings—we need thoughtful planning that prioritizes safety, livability, and shared spaces.

Instead of adding more density to this already overburdened corridor, I urge the city to consider creating a beautiful community space such as a park, green space, or gathering area that would benefit residents and provide a safe place for families and children to enjoy.

I respectfully ask the Council to prioritize the safety of existing residents, the livability of our neighborhoods, and the long-term planning that has made Carlsbad such a special place to live.

Thank you for your consideration.

Respectfully,
Natalie Sullivan
Carlsbad Resident, Bressi Ranch
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May 12, 2026
Item #9 Page 27 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B From: Andy Farkas
To: Planning
Subject: Public Comment Opposing Proposed Toll Brothers Townhome Development – 6405 Alicante Road Date: Wednesday, March 4, 2026 6:43:08 PM
Importance: High
Dear Planning Division Staff,

I am a resident of the Bressi Ranch community and am writing to submit formal public comment regarding the proposed Toll Brothers development at 6405 Alicante Road, which would introduce a 111-unit, three-story townhome project and require an amendment to the Bressi Ranch Master Plan to convert the site from industrial to residential use.

I respectfully urge the Planning Division and the City to reconsider advancing this proposal.

The Bressi Ranch Master Plan has long reflected a deliberate balance between residential neighborhoods, commercial amenities, and employment-generating industrial uses.

Converting one of the remaining industrial parcels to residential use undermines that planning framework and risks eroding the employment base that the area was designed to support.

In addition, there are several planning considerations that appear to warrant careful review:

1. Land Use Consistency
The proposed amendment represents a material shift away from the originally intended land use structure of the Bressi Ranch area. Industrial and employment-serving uses were intentionally included to provide economic activity and reduce commuter traffic. Replacing these with higher-density housing appears inconsistent with the long-standing planning vision for the area.

2. Traffic and Infrastructure Impacts
The addition of 111 new residential units will inevitably generate significant additional vehicle trips in an area already experiencing increasing congestion, particularly along Alicante Road and Palomar Airport Road. It would be important to evaluate whether the surrounding roadway network and infrastructure were designed to accommodate this level of additional residential density.

3. Precedent for Future Land Use Changes
Approving a residential conversion of industrial land within a master-planned community may create a precedent for similar requests in the future. Incremental changes of this nature can gradually alter the balance originally envisioned in the master plan.

May 12, 2026
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4. Compatibility with Existing Community Character
Bressi Ranch was designed with a particular architectural scale and neighborhood character.

Introducing a dense three-story development of this size raises questions regarding compatibility with the surrounding built environment.

Given these considerations, I respectfully request that my comments be included in the official record for this project and taken into account as the City continues its review process.

I appreciate the Planning Division’s work in ensuring that development decisions align with the long-term planning goals of the City of Carlsbad and the communities it serves.

Sincerely,
Andy Farkas
Bressi Ranch Resident
Carlsbad, CA
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May 12, 2026
Item #9 Page 29 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B From: Afsoon Fazeli
To: Planning
Subject: Regarding Proposed Toll Brother development
Date: Thursday, March 5, 2026 11:27:05 AM
Dear Planning Division at City of Carlsbad,
I am writing as a concerned neighbor regarding the proposed Toll Brothers development at Alicante Road in the industrial area near Bressi ranch where I live.

While I understand that housing development is an important issue, I am very concerned about the impact this project could have on traffic in our area. Adding a large residential complex would likely bring hundreds of additional daily car trips, which could make congestion much worse and create safety concerns for residents and drivers.

This area has traditionally been industrial, and the roads and infrastructure were designed for that type of use. Converting it to high-density residential housing could place additional pressure on streets that are already busy and not designed for that level of residential traffic.

As someone who lives nearby, I am worried about the long-term effects this could have on traffic flow, noise, and overall quality of life in the neighborhood.

For these reasons, I respectfully urge the City to reconsider and not approve this proposed development.

Thank you for taking the time to consider the concerns of local residents.

Sincerely,
Afsoon Fazeli
Bressi Ranch resident (Peppertree Way)
Carlsbad, CA
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May 12, 2026
Item #9 Page 30 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B From: Rick Clark
To: Planning
Subject: Proposed Toll Brothers Development at Alicante Road Date: Thursday, March 5, 2026 7:45:35 AM

Hello,
I reside in Bressi Ranch. I would like to comment on the proposed Toll Brothers development next to ViaSat at Alicante Road.

I do not not have an objection to the development. Carlsbad needs more residential.

HOWEVER, the traffic must be addressed!

Specifically, the traffic on Town Garden Road
between Alicante and the Trader Joes is already heavy and will get worse with the proposed development.

People use this road as a shortcut to the shops and restaurants (Trader Joes, Stater Bros., etc.), as opposed to using Gateway Road.

Parked cars have been hit along Town
Garden Road, and there have been close calls with pedestrians.

Two cars were hit on Town
Garden Road just four days ago. Carlsbad Police have received complaints.

Even now, without the

new development, something needs to be done to

direct cut-through
vehicle traffic to Gateway Road,

instead of Town Garden Road.

Putting in new residential
units at the proposed site will make Town Garden Road between Alicante and Nygaard Street (just before the Trader Joes) even worse as it relates to vehicle traffic.

If it were up to me,
Town Garden Road should not go all the way through

to the round-about
at Trader Joes. End it before the roundabout. This would force drivers to use Gateway Road to access the stores and parking lots. There should also be signs at the entrance

to the
community at the intersection

of Alicante and Town Garden directing eastbound vehicles north to Gateway Road for access to shops and restaurants.

If you do not take action, there will be more vehicle collisions, or worse.

Feel free to email or call me if you would like more information.

Thank you,
Frederick Clark
6252 Dartington Way
Carlsbad CA 92009
760-402-7284
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May 12, 2026
Item #9 Page 31 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B From: Council Internet Email
To: Eric Lardy
Subject: FW: Reg. Proposed Toll Brothers development
Date: Monday, March 9, 2026 7:27:53 AM
From: A Mazanderani <[email protected]>
Sent: Friday, March 6, 2026 11:42 PM
To:

Council Internet Email <[email protected]>
Subject: Reg. Proposed Toll Brothers development
Dear City Council Members and Planning Department,
I’m writing to share my concerns about the proposed residential development currently under consideration. While I recognize the importance of creating more housing, I’m worried about how a project of this scale could affect traffic in our area.

A large residential complex would likely add a significant number of daily vehicle trips, which could increase congestion and potentially create safety issues for both residents and drivers.

The surrounding roads were originally designed to support industrial activity, and they already experience steady traffic. Introducing high-density housing in this location may place additional strain on infrastructure that was not designed for that kind of residential demand.

As a nearby resident, I’m particularly concerned about the long-term effects this could have on traffic patterns, noise levels, and the overall quality of life in the neighborhood.

For these reasons, I respectfully ask the City to reconsider and refrain from approving this development.

Thank you for your time and for considering the perspectives of those who live in the community.

Sincerely,
Adel Mazanderani
2654 Peppertree Way, Carlsbad
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May 12, 2026
Item #9 Page 32 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B From: Council Internet Email
To: Eric Lardy
Subject: FW: Proposed development at Alicante Road
Date: Monday, March 9, 2026 7:34:13 AM

From:

Pooja Desai <[email protected]>
Sent: Sunday, March 8, 2026 10:18 PM
To: Council Internet Email <[email protected]>
Subject: Proposed development at Alicante Road

hello,

I am a homeowner and resident of Bressi Ranch.

We moved here for the small community
feel.

It is lovely being able to walk all around Bressi Ranch, to a friends house off Alicante and Pyrite (Halite), and to our community businesses.

My older child is at the age where

she can
walk to get ice cream with a friend this summer.

It truly is magical living here.

The proposed 111-unit townhome development at 6405 Alicante would completely change the appeal of Bressi Ranch.

It will be congested with more people on the streets.

That empty
space next to viasat is better suited for something like River Street (see link below).

I went to
Eureka on Friday night and it was PACKED. it's clear Bressi ranch and surrounding communities are looking for a family friend place to gather for dinners and shopping.

https://www.riverstreetsjc.com/dine-and-drink

I, along with many of my neighbors, oppose this development.

Please

let me know how we can
actively participate to share our concerns ahead of a vote.

thanks,
Pooja Desai
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May 12, 2026
Item #9 Page 33 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B From: Council Internet Email
To: Eric Lardy
Subject: FW: proposed Toll Brothers Development at Alicante Road Date: Wednesday, April 15, 2026 7:29:38 AM

From:

Stacey Malay <[email protected]>
Sent: Wednesday, April 15, 2026 7:09 AM
To: Keith Blackburn <[email protected]>; Council Internet Email <[email protected]>
Subject: proposed Toll Brothers Development at Alicante Road

Hello,

I am concerned with the additional housing being proposed on Alicante to convert the industrial parcel 111 (or more!) 3 story townhomes. Several Bressi Ranch residents are opposed to this change.

I live in Bressi Ranch and it already feels like a dense area with the addition of the townhomes next to Sprouts. I walk by that parcel of land a few times a week with my dog and I can't picture that many homes and the level of cars and more traffic it will bring.

We all bought our homes within the Master planned community and do not agree with this change.

A master plan isn’t arbitrary, it’s a long-term framework designed to balance housing, jobs, infrastructure, and quality of life. Changing commercial land to residential undermines that balance.

Could you please let me know what else the residents of the community need to do to prevent this change from happening?

Thank you so much,
Stacey Malay
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May 12, 2026
Item #9 Page 34 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B Outlook
FW: Bressi Ranch Master Plan Community
From Council Internet Email <[email protected]> Date Fri 4/3/2026 2:46 PM
To Eric Lardy <[email protected]>

-----Original Message-----
From: LAURENE GANCI <[email protected]>
Sent: Friday, April 3, 2026 2:36 PM
To: Council Internet Email <[email protected]>
Subject: Bressi Ranch Master Plan Community

My name is Laurene Ryan, I live in Bressi Ranch.

I am writing today in opposition of the housing community being proposed outside our Bressi Ranch on Alicante and Town Garden road by Toll Brothers to convert the industrial parcel into more than 100 3 story townhouses. A lot of Bressi Ranch residents are against this change.

We all bought our homes within the Master planned community and do not agree with this change.

A master plan isn’t arbitrary—it’s a long-term framework designed to balance housing, jobs, infrastructure, and quality of life. Changing commercial land to residential undermines that balance. Could you please let me know what else the residents of the community need to do to prevent this change from happening? Thank you so much,
Laurene Ryan
6391 Keeenland Drive, Carlsbad
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5/6/26, 12:21 PM FW: Bressi Ranch Master Plan Community - Eric Lardy - Outlook about:blank?windowId=SecondaryReadingPane1 1/1
May 12, 2026
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May 12, 2026

Mayor and City Council
City of Carlsbad
1200 Carlsbad Village Drive
Carlsbad, CA 92008

RE: Agenda Item 1, Toll Brothers Bressi Ranch Residential Development

Dear Mayor Blackburn and Members of the City Council:

Sincerely,

Aimee Faucett
President & CEO
Building Industry Association of San Diego County
May 12, 2026
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Bressi Ranch Community (GPA 2025-0001, Amend 2025-003)
From Michael DeLuca <[email protected]>
Date Tue 4/28/2026 5:35 PM
To City Clerk <[email protected]>; Eric Lardy <[email protected]>

Hello,

The proposed townhomes by Toll in Bressi Ranch fit the existing mixed use of the community and the application has my support to continue.

Regards,

Mike DeLuca
Carlsbad Resident

Sent from my iPhone
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5/6/26, 12:22 PM Bressi Ranch Community (GPA 2025-0001, Amend 2025-003) - Eric Lardy - Outlook about:blank?windowId=SecondaryReadingPane2 1/1
May 12, 2026
Item #9 Page 37 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B Exhibit 8

City Council staff report from July 15, 2025
(on file in the Office of the City Clerk)

May 12, 2026
Item #9 Page 38 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B Exhibit 9

Minutes from July 15, 2025
City Council Meeting
(on file in the Office of the City Clerk)

May 12, 2026
Item #9 Page 39 of 77
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BRESSI RANCH
APPLICANTS:

TOLL BROTHERS/ LEVINE INVESTMENTS
CONTACT: ERIC EVERHART

TOLL BROTHERS
(909) 438-6224
350 Commerce Suite 200
Irvine, CA 92602

ENTITLEMENT COVER SHEET

ENTITLEMENT ENGINEERING

TITLE SHEET / NOTES
C1
SITE PLAN C2
CROSS SECTIONS C3
PARKING PLANS C4
PRELIMINARY GRADING C5
CONCEPTUAL WALL PLAN C6
EXISTING EASEMENTS C7
TITLE SHEET & INDEX TRACT MAP 1
STATISTICAL SUMMARY & SECTIONS 2
TENTATIVE TRACT MAP & EXISTING EASEMENTS 3
PHOTOMETRICS SITE PLAN 1
PHOTOMETRICS SITE PLAN 2
FIXTURE CUT SHEETS 2
ALTA/NSPS LAND TITLE SURVEY 1
ALTA/NSPS LAND TITLE SURVEY 2

ENTITLEMENT LANDSCAPE

CONCEPTUAL SITE PLAN
L. 1
ENTRY ENLARGEMENT PLAN & ELEVATIONS L.2
OPEN SPACE ENLARGEMENT PLAN L.3
TYPICAL PASEO & ALLEY ENLARGEMENT PLAN L.4
CONCEPTUAL OPEN SPACE EXHIBIT L.5
CONCEPTUAL WALL AND FENCE PLAN L.6
MWELO CALCULATIONS L.7
PLANT PALETTE L.8

ENTITLEMENT FIRE DEPARTMENT
PRELIMINARY FIRE ACCESS & DEFENSIBLE SPACE EXHIBIT 1

ENTITLEMENT DRY UTILITIES

DRY UTILITIES COMPOSITE EXHIBIT
1 ENTITLEMENT TRAFFIC STUDY

TRAFFIC STUDY / VMT ANALYSIS

ATTACHMENTS (SEPARATE)
P1 APPLICATION

CITY PROCESSING BRIEF (CCN)

CIVIL WATER DISTRIBUTION ANALYSIS

CIVIL TECHNICIAN MEMO

WILL SERVE LETTERS

CLTA PRELIMINARY TITLE REPORT
Exhibit 10
May 12, 2026
Item #9 Page 40 of 77
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BRESSI RANCH | TOLL BROTHERS
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS

CARLSBAD, CALIFORNIA
Wilson Mikami Corporation
9 Corporate Park, Suite 100, Irvine, CA, 92606
T: (949) 679-0090 | F: (949) 679-0091
WILSON MIKAMICORPORATION9.22.2025

BRESSI RANCH
VESTING TENTATIVE TRACT MAP NO. XXXXXX

SITE PLAN

VICINITY MAP

PROPERTY OWNER CIVIL ENGINEER

WILSON MIKAMI CORPORATION

GEOTECHNICAL ARCHITECT
WOODLEY ARCHITECTURE GROUPLGC VALLEY, INC.

ZONE 3 SUMMARY
C1

May 12, 2026
Item #9 Page 41 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B

CATV TEL

CATVTEL

CATV TEL
CATV
TEL

CATV TEL
TEL
CATV
P4P2 P3P4 P4P2 P3P4
P4
P3
P1X
P1
P4
P3
P1X
P1
P4
P3 P1X
P1
P4
P2
P3
P1XP1
P4
P2
P3
P1X P1
P4 P2 P3P3 P4 P4 P2 P3P3 P4
P4
P2 P3
P3 P2
P4
P4 P2
P3P3
P2
P4
P4P2
P3 P3P2P4
P4P2P3 P3P2P4
P4
P2 P3P3 P2
P4
P4P2
P3 P3
P2P4
P4
P2
P3
P1XP1
P4 P2 P3 P1X
P1
P3
P4 P2
P3 P1XP1
P3
P4 P2 P3 P1X
P1
P3
P4
P2 P3
P1X
P1
P3
P4P2P3P1X
P1
P3
2 1
14 15 16 17 18
20 21 22 23 24 25
26 27
28 29
30 3
4 M
13 5
EV
6 EV
7 EV
19 DROP
OFF
8 EV
9 EV
10 EV
11 EV
12 EV

TOWN GARDEN ROAD

ALICANTE ROAD

GATEWAY ROAD
A A
A
A
A A
A A
A A
A A
A
A
B B
B
B
C C
1 2
3 4
5 6 7 8
9 101112
131415
16 17
18 19
20 21
A
B
C
D
F
E
G
G
H
I
J
B
D
D
E E
F
F
G G
BRESSI RANCH | TOLL BROTHERS
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS

CARLSBAD, CALIFORNIA
Wilson Mikami Corporation
9 Corporate Park, Suite 100, Irvine, CA, 92606
T: (949) 679-0090 | F: (949) 679-0091
WILSON MIKAMICORPORATION9.22.2025 SITE PLAN
C2
1 LEGEND
A

EASEMENT NOTES
1 3R-5CN
May 12, 2026
Item #9 Page 42 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B BRESSI RANCH | TOLL BROTHERS
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS

CARLSBAD, CALIFORNIA
Wilson Mikami Corporation
9 Corporate Park, Suite 100, Irvine, CA, 92606
T: (949) 679-0090 | F: (949) 679-0091
WILSON MIKAMICORPORATION9.22.2025 CROSS SECTIONS
C3
May 12, 2026
Item #9 Page 43 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B P4P2 P3P4 P4P2 P3P4
P4
P3
P1X
P1
P4
P3
P1X
P1
P4
P3 P1X P1
P4
P2
P3
P1XP1
P4
P2
P3
P1X P1
P4 P2 P3P3 P4 P4 P2 P3P3 P4
P4
P2
P3
P3
P2
P4
P4
P2
P3
P3
P2
P4
P4P2
P3 P3P2P4P4P2P3 P3P2P4
P4
P2 P3
P3 P2
P4
P4P2P3 P3
P2P4
P4
P2
P3
P1XP1
P4 P2 P3 P1X
P1
P3
P4
P2 P3 P1XP1
P3
P4 P2
P3 P1X
P1
P3
P4 P2 P3
P1X
P1
P3
P4P2P3P1X
P1
P3
2 1
14 15 16 17 18
20 21 22 23 24 25
26 27
28 29
30 3
4 M
13 5
EV
6 EV
7 EV
19 DROP
OFF
8 EV
9 EV
10 EV
11 EV
12 EV
3 4
1 2
M
5 EV
6 EV
7 EV
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16 17
18 19 20 21
A
B
C
D
F
E
G
H
J
I
K
2 1
14 15 16 17 18
20 21 22 23 24 25
26 27
28 29
30 3
4 M
13 19
DROP
OFF
8 EV
9 EV
10 EV
11 EV
12 EV
BRESSI RANCH | TOLL BROTHERS
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS

CARLSBAD, CALIFORNIA
Wilson Mikami Corporation
9 Corporate Park, Suite 100, Irvine, CA, 92606
T: (949) 679-0090 | F: (949) 679-0091
WILSON MIKAMICORPORATION9.22.2025 PARKING PLAN
C4
1 LEGEND
A
May 12, 2026
Item #9 Page 44 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B 1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16 17
18 19 20 21
A
B
C
D
F
E
G
H
J
I
K
P4P2 P3P4 P4P2 P3P4
P4
P3
P1X
P1
P4
P3
P1X
P1
P4
P3 P1X P1
P4
P2
P3
P1XP1
P4
P2
P3
P1X P1
P4 P2 P3P3 P4 P4 P2 P3P3 P4
P4
P2
P3
P3
P2
P4
P4
P2
P3
P3
P2
P4
P4P2
P3 P3P2P4P4P2P3 P3P2P4
P4
P2 P3
P3 P2
P4
P4P2P3 P3
P2P4
P4
P2
P3
P1XP1
P4 P2 P3 P1X
P1
P3
P4
P2 P3 P1XP1
P3
P4 P2
P3 P1X
P1
P3
P4 P2 P3
P1X
P1
P3
P4P2P3P1X
P1
P3
2 1
14 15 16 17 18
20 21 22 23 24 25
26 27
28 29
30 3
4 M
13 5
EV
6 EV
7 EV
19 DROP
OFF
8 EV
9 EV
10 EV
11 EV
12 EV
BRESSI RANCH | TOLL BROTHERS
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS

CARLSBAD, CALIFORNIA
Wilson Mikami Corporation
9 Corporate Park, Suite 100, Irvine, CA, 92606
T: (949) 679-0090 | F: (949) 679-0091
WILSON MIKAMICORPORATION9.22.2025
C5

PRELIMINARY GRADING
May 12, 2026
Item #9 Page 45 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B P4P2 P3P4 P4P2 P3P4
P4
P3
P1X
P1
P4
P3
P1X
P1
P4
P3 P1X P1
P4
P2
P3
P1XP1
P4
P2
P3
P1X P1
P4 P2 P3P3 P4 P4 P2 P3P3 P4
P4
P2
P3
P3
P2
P4
P4
P2
P3
P3
P2
P4
P4P2
P3 P3P2P4P4P2P3 P3P2P4
P4
P2 P3
P3 P2
P4
P4P2P3 P3
P2P4
P4
P2
P3
P1XP1
P4 P2 P3 P1X
P1
P3
P4
P2 P3 P1XP1
P3
P4 P2
P3 P1X
P1
P3
P4 P2 P3
P1X
P1
P3
P4P2P3P1X
P1
P3
2 1
14 15 16 17 18
20 21 22 23 24 25
26 27
28 29
30 3
4 M
13 5
EV
6 EV
7 EV
19 DROP
OFF
8 EV
9 EV
10 EV
11 EV
12 EV
BRESSI RANCH | TOLL BROTHERS
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS

CARLSBAD, CALIFORNIA
Wilson Mikami Corporation
9 Corporate Park, Suite 100, Irvine, CA, 92606
T: (949) 679-0090 | F: (949) 679-0091
WILSON MIKAMICORPORATION9.22.2025
C6

CONCEPTUAL WALL PLAN
May 12, 2026
Item #9 Page 46 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B

TOWN GARDEN ROAD

ALICANTE ROAD

GATEWAY ROAD
MINOR SUBDIVISON NO. 16-04
PARCEL MAP NO. 21433
PARCEL 3
FILE NO. 2016-7000548
BRESSI RANCH | TOLL BROTHERS
NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS

CARLSBAD, CALIFORNIA
Wilson Mikami Corporation
9 Corporate Park, Suite 100, Irvine, CA, 92606
T: (949) 679-0090 | F: (949) 679-0091
WILSON MIKAMICORPORATION9.22.2025 EXISTING EASEMENTS
C7
May 12, 2026
Item #9 Page 47 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B

GATEWAY ROAD

ALICANTE ROAD

TOWN GARDEN ROAD

CAMPBELL PL
1 2
3 4
5 6
7 8 9
10 11
12 13
14 15
16 17
18 19
20 21
A
B
C
D
F
E G
H
J
I
K
L

CORPORATION

WILSON MIKAMI
BASIS OF BEARING:BENCHMARK: VESTING TENTATIVE TRACT MAP XXXXX

BRESSI RANCH

VESTING TENTATIVE TRACT MAP

SHEET LEGEND
LEGEND
2 A
RECORD OWNER:

LEGAL DESCRIPTION:

GENERAL NOTES:

TITLE SHEET
1 May 12, 2026
Item #9 Page 48 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B

CORPORATION

WILSON MIKAMI
BASIS OF BEARING:BENCHMARK: VESTING TENTATIVE TRACT MAP XXXXX

BRESSI RANCH

STATISTICAL SUMMARY & SECTIONS

STATISTICAL SUMMARY AND SECTIONS
2 May 12, 2026
Item #9 Page 49 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B

GATEWAY ROAD

ALICANTE ROAD

TOWN GARDEN ROAD

CAMPBELL PL
D
D
D
D
D
D
D
D
D
DD
D
D
1 2
3 4
5 6
7 8
9 10
11 121314
15 16 17
18 19
20 21
A
B
C
D
F
E G
H
J
I
K
L
2 1
14 15 16 17 18
20 21 22 23 24 25
26 27
28 29
30 3
4 M
13 5
EV
6 EV
7 EV
19 DROP
OFF
8 EV
9 EV
10 EV
11 EV
12 EV

CORPORATION

WILSON MIKAMI
BASIS OF BEARING:BENCHMARK: VESTING TENTATIVE TRACT MAP XXXXX

BRESSI RANCH

TENTATIVE TRACT MAP
3 EASEMENT NOTES
1 LEGEND
A

TENTATIVE TRACT MAP
May 12, 2026
Item #9 Page 50 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B May 12, 2026
Item #9 Page 51 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B May 12, 2026
Item #9 Page 52 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B BLDG 5A|5-PLEX FRONT ELEVATION

F E C D B A

A D C B MATERIAL NOTES | TRANSITIONAL
A. CONCRETE FLAT ROOF TILE
B. STUCCO
C. IRON RAILING
D. STONE VENEER

F E C D B A

F E C D B A SHEET
A1.1
May 12, 2026
Item #9 Page 53 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B BLDG 5A|5-PLEX REAR ELEVATION
SHEET
A1.2
May 12, 2026
Item #9 Page 54 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B BLDG 5A|5-PLEX ELEVATIONS

RIGHT ELEVATION LEFT ELEVATION
SHEET
A1.3
May 12, 2026
Item #9 Page 55 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B BLDG 5B|5-PLEX FRONT ELEVATION

F E C D B A

A C D B MATERIAL NOTES | TRANSITIONAL
A. CONCRETE FLAT ROOF TILE
B. STUCCO
C. IRON RAILING
D. STONE VENEER

F E C D B A

F E C D B A SHEET
A1.4
May 12, 2026
Item #9 Page 56 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B BLDG 5B|5-PLEX REAR ELEVATION
SHEET
A1.5
May 12, 2026
Item #9 Page 57 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B BLDG 5B|5-PLEX ELEVATIONS

RIGHT ELEVATION LEFT ELEVATION
SHEET
A1.6
May 12, 2026
Item #9 Page 58 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B 7'-9"
CLG.

FOYER
OPEN TO ABV.

OFFICE /
OPT. BED. 4
9'-0" CLG.

CPT.
9'-0" CLG.

COAT
CLOSET
9'-0" CLG.

HALL BATH
1ST FLOOR
8'-3"
CLG.

GARAGE
9'-0" CLG.

CONC.

TYP. GARAGE NOTE:

INDICATES MINIMUM CLEAR UNOBSTRUCTED
GARAGE AREA OF 20'0" X 20'-0" & 7'-0" IN HEIGHT

NO AFFIXED OBSTRUCTIONS SUCH AS, BUT NOT LIMITED

TO WATER HEATERS, WASHERS AND DRYERS, SINKS,

AND FURNACES SHALL NOT INTRUDE INTO THESE
DESIGNATED PARKING AREAS. THE MEASUREMENT

SHALL BE FROM THE FACE OF INTERIOR WALLS NOT

INCLUDING STRUCTURAL SUPPORT
2-1
DS
FOYER
9'-0" CLG.

HS
BED. 2
9'-0" CLG.

CPT.
9'-0" CLG.

CPT.

COAT
CLOSET
GARAGE
9'-0" CLG.

CONC.

BA. 3
9'-0" CLG.

HS
TYP. GARAGE NOTE:

INDICATES MINIMUM CLEAR UNOBSTRUCTED
GARAGE AREA OF 20'0" X 20'-0" & 7'-0" IN HEIGHT

NO AFFIXED OBSTRUCTIONS SUCH AS, BUT NOT LIMITED

TO WATER HEATERS, WASHERS AND DRYERS, SINKS,

AND FURNACES SHALL NOT INTRUDE INTO THESE
DESIGNATED PARKING AREAS. THE MEASUREMENT

SHALL BE FROM THE FACE OF INTERIOR WALLS NOT

INCLUDING STRUCTURAL SUPPORT
3-1
DS
FOYER
9'-0" CLG.

HS
BED. 2
9'-0" CLG.

CPT.
9'-0" CLG.

CPT.

COAT
CLOSET
GARAGE
9'-0" CLG.

CONC.

DS
BA. 3
9'-0" CLG.

HS
METERS
TYP. GARAGE NOTE:

INDICATES MINIMUM CLEAR UNOBSTRUCTED
GARAGE AREA OF 20'0" X 20'-0" & 7'-0" IN HEIGHT

NO AFFIXED OBSTRUCTIONS SUCH AS, BUT NOT LIMITED

TO WATER HEATERS, WASHERS AND DRYERS, SINKS,

AND FURNACES SHALL NOT INTRUDE INTO THESE
DESIGNATED PARKING AREAS. THE MEASUREMENT

SHALL BE FROM THE FACE OF INTERIOR WALLS NOT

INCLUDING STRUCTURAL SUPPORT
4-1
DS
FOYER
9'-0" CLG.

HS
BED. 2
9'-0" CLG.

CPT.
9'-0" CLG.

CPT.

COAT
CLOSET
GARAGE
9'-0" CLG.

CONC.

DS
BA. 3
9'-0" CLG.

HS
METERS
TYP. GARAGE NOTE:

INDICATES MINIMUM CLEAR UNOBSTRUCTED
GARAGE AREA OF 20'0" X 20'-0" & 7'-0" IN HEIGHT

NO AFFIXED OBSTRUCTIONS SUCH AS, BUT NOT LIMITED

TO WATER HEATERS, WASHERS AND DRYERS, SINKS,

AND FURNACES SHALL NOT INTRUDE INTO THESE
DESIGNATED PARKING AREAS. THE MEASUREMENT

SHALL BE FROM THE FACE OF INTERIOR WALLS NOT

INCLUDING STRUCTURAL SUPPORT
4-1
DS
FOYER
9'-0" CLG.

HS
BED. 2
9'-0" CLG.

CPT.
9'-0" CLG.

CPT.

COAT
CLOSET
GARAGE
9'-0" CLG.

CONC.

BA. 3
9'-0" CLG.

HS
TYP. GARAGE NOTE:

INDICATES MINIMUM CLEAR UNOBSTRUCTED
GARAGE AREA OF 20'0" X 20'-0" & 7'-0" IN HEIGHT

NO AFFIXED OBSTRUCTIONS SUCH AS, BUT NOT LIMITED

TO WATER HEATERS, WASHERS AND DRYERS, SINKS,

AND FURNACES SHALL NOT INTRUDE INTO THESE
DESIGNATED PARKING AREAS. THE MEASUREMENT

SHALL BE FROM THE FACE OF INTERIOR WALLS NOT

INCLUDING STRUCTURAL SUPPORT
3-1
GREAT
ROOM
9'-0" CLG.

CPT.

KITCH.
9'-0" CLG.

BALCONY
9'-0" CLG.

ELASTOMERIC
CASUAL
DINING
9'-0" CLG.

CPT.

PDR.
9'-0" CLG.

HS
2-2
GREAT
ROOM
9'-0" CLG.

CPT.

KITCH.
9'-0" CLG.

BALCONY
9'-0" CLG.

ELASTOMERIC
CASUAL
DINING
9'-0" CLG.

CPT.

PDR.
8'-4" CLG.

HS
3-2
GREAT
ROOM
9'-0" CLG.

CPT.

KITCH.
9'-0" CLG.

BALCONY
9'-0" CLG.

CASUAL
DINING
9'-0" CLG.

CPT.

PDR.
8'-4" CLG.

HS
4-2
GREAT
ROOM
9'-0" CLG.

CPT.

KITCH.
9'-0" CLG.

BALCONY
9'-0" CLG.

CASUAL
DINING
9'-0" CLG.

CPT.

PDR.
8'-4" CLG.

HS
4-2
GREAT
ROOM
9'-0" CLG.

CPT.

KITCH.
9'-0" CLG.

BALCONY
9'-0" CLG.

ELASTOMERIC
CASUAL
DINING
9'-0" CLG.

CPT.

PDR.
8'-4" CLG.

HS
3-2
9'-0" CLG.

HS
BED. 3
9'-0" CLG.

CPT.

BED. 2
9'-0" CLG.

CPT.

PRIM.

SUITE
9'-0" CLG.

CPT.

LAU
9'-0" CLG.

HS
PRIM.

BA.
9'-0" CLG.

HS
9'-0" CLG.

CPT.

PRIM. SUITE
CLOSET
HALL BA.
3RD FLR.
9'-0" CLG.

CPT.

HALL
3RD FLR.
2-3
BED. 4
9'-0" CLG.

CPT.

BED. 3
9'-0" CLG.

CPT.

PRIM.

SUITE
9'-0" CLG.

CPT.

LAU
9'-0" CLG.

HS
PRIM.

BA.
9'-0" CLG.

HS
9'-0" CLG.

CPT.

PRIM. SUITE
CLOSET
HALL BA.
3RD FLR.
9'-0" CLG.

CPT.

HALL
3RD FLR.
3-3
BED. 4
9'-0" CLG.

CPT.

BED. 3
9'-0" CLG.

CPT.

PRIM.

SUITE
9'-0" CLG.

CPT.

LAU
9'-0" CLG.

HS
PRIM.

BA.
9'-0" CLG.

HS
9'-0" CLG.

CPT.

PRIM. SUITE
CLOSET
HALL BA.
3RD FLR.
9'-0" CLG.

CPT.

HALL
3RD FLR.
4-3
BED. 4
9'-0" CLG.

CPT.

BED. 3
9'-0" CLG.

CPT.

PRIM.

SUITE
9'-0" CLG.

CPT.

LAU
9'-0" CLG.

HS
PRIM.

BA.
9'-0" CLG.

HS
9'-0" CLG.

CPT.

PRIM. SUITE
CLOSET
HALL BA.
3RD FLR.
9'-0" CLG.

CPT.

HALL
3RD FLR.
4-3
BED. 4
9'-0" CLG.

CPT.

BED. 3
9'-0" CLG.

CPT.

PRIM.

SUITE
9'-0" CLG.

CPT.

LAU
9'-0" CLG.

HS
PRIM.

BA.
9'-0" CLG.

HS
9'-0" CLG.

CPT.

PRIM. SUITE
CLOSET
HALL BA.
3RD FLR.
9'-0" CLG.

CPT.

HALL
3RD FLR.
3-3
BRESSI | TOWNS | TOLL BROTHERS
group,incarchitectural
woodley
colorado // 731 southpark dr. suite B
littleton, co 80120 / 303 683.7231
california // 2943 pullman st. suite A
santa ana, ca 92705 / 949 553.8919
THESE DRAWINGS ARE INTENDED FOR DESIGN DEVELOPMENT AND PRELIMINARY STUDIES ONLY AND ARE NOT TO BE USED FOR ANY OTHER PURPOSE, SUCH AS FINAL PLOTTING OR FINAL ENGINEERING. COPYRIGHT WOODLEY ARCHITECTURAL GROUP, INC. THESE DRAWINGS MAY NOT BE USED OR DUPLICATED WITHOUT THE EXPRESS WRITTEN PERMISSION OF WOODLEY ARCHITECTURAL GROUP, INC.

08.22.25 NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS

CARLSBAD, CALIFORNIA
BUILDING 5A
(4,3,2,3,4)

FIRST FLOOR
SCALE: 1/8" = 1'-0"

SECOND FLOOR THIRD FLOOR
SCALE: 1/8" = 1'-0"SCALE: 1/8" = 1'-0"
0'
SCALE: 1/8" = 1'
8' 16'
SHEET
A1.7
May 12, 2026
Item #9 Page 59 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B DS
FOYER
9'-0" CLG.

HS
BED. 2
9'-0" CLG.

CPT.
9'-0" CLG.

CPT.

COAT
CLOSET
GARAGE
9'-0" CLG.

CONC.

DS
BA. 3
9'-0" CLG.

HS
METERS
TYP. GARAGE NOTE:

INDICATES MINIMUM CLEAR UNOBSTRUCTED
GARAGE AREA OF 20'0" X 20'-0" & 7'-0" IN HEIGHT

NO AFFIXED OBSTRUCTIONS SUCH AS, BUT NOT LIMITED

TO WATER HEATERS, WASHERS AND DRYERS, SINKS,

AND FURNACES SHALL NOT INTRUDE INTO THESE
DESIGNATED PARKING AREAS. THE MEASUREMENT

SHALL BE FROM THE FACE OF INTERIOR WALLS NOT

INCLUDING STRUCTURAL SUPPORT
4-1
DS
UTIL.

GARAGE
9'-0" CLG.

CONC.

FOYER
H.S.

TYP. GARAGE NOTE:

INDICATES MINIMUM CLEAR UNOBSTRUCTED
GARAGE AREA OF 20'0" X 20'-0" & 7'-0" IN HEIGHT

NO AFFIXED OBSTRUCTIONS SUCH AS, BUT NOT LIMITED

TO WATER HEATERS, WASHERS AND DRYERS, SINKS,

AND FURNACES SHALL NOT INTRUDE INTO THESE
DESIGNATED PARKING AREAS. THE MEASUREMENT

SHALL BE FROM THE FACE OF INTERIOR WALLS NOT

INCLUDING STRUCTURAL SUPPORT
1-1
FOYER
H.S.

DS
GARAGE
9'-0" CLG.

CONC.

TYP. GARAGE NOTE:

INDICATES MINIMUM CLEAR UNOBSTRUCTED
GARAGE AREA OF 20'0" X 20'-0" & 7'-0" IN HEIGHT

NO AFFIXED OBSTRUCTIONS SUCH AS, BUT NOT LIMITED

TO WATER HEATERS, WASHERS AND DRYERS, SINKS,

AND FURNACES SHALL NOT INTRUDE INTO THESE
DESIGNATED PARKING AREAS. THE MEASUREMENT

SHALL BE FROM THE FACE OF INTERIOR WALLS NOT

INCLUDING STRUCTURAL SUPPORT
1x-1
7'-9"
CLG.

FOYER
OPEN TO ABV.

OFFICE /
OPT. BED. 4
9'-0" CLG.

CPT.
9'-0" CLG.

COAT
CLOSET
9'-0" CLG.

HALL BATH
1ST FLOOR
8'-3"
CLG.

GARAGE
9'-0" CLG.

CONC.

TYP. GARAGE NOTE:

INDICATES MINIMUM CLEAR UNOBSTRUCTED
GARAGE AREA OF 20'0" X 20'-0" & 7'-0" IN HEIGHT

NO AFFIXED OBSTRUCTIONS SUCH AS, BUT NOT LIMITED

TO WATER HEATERS, WASHERS AND DRYERS, SINKS,

AND FURNACES SHALL NOT INTRUDE INTO THESE
DESIGNATED PARKING AREAS. THE MEASUREMENT

SHALL BE FROM THE FACE OF INTERIOR WALLS NOT

INCLUDING STRUCTURAL SUPPORT
2-1
DS
FOYER
9'-0" CLG.

HS
BED. 2
9'-0" CLG.

CPT.
9'-0" CLG.

CPT.

COAT
CLOSET
GARAGE
9'-0" CLG.

CONC.

BA. 3
9'-0" CLG.

HS
TYP. GARAGE NOTE:

INDICATES MINIMUM CLEAR UNOBSTRUCTED
GARAGE AREA OF 20'0" X 20'-0" & 7'-0" IN HEIGHT

NO AFFIXED OBSTRUCTIONS SUCH AS, BUT NOT LIMITED

TO WATER HEATERS, WASHERS AND DRYERS, SINKS,

AND FURNACES SHALL NOT INTRUDE INTO THESE
DESIGNATED PARKING AREAS. THE MEASUREMENT

SHALL BE FROM THE FACE OF INTERIOR WALLS NOT

INCLUDING STRUCTURAL SUPPORT
3-1
GREAT
ROOM
9'-0" CLG.

CPT.

KITCH.
9'-0" CLG.

BALCONY
9'-0" CLG.

CASUAL
DINING
9'-0" CLG.

CPT.

PDR.
8'-4" CLG.

HS
4-2

BALCONY
9'-0" CLG.

ELASTOMERIC
KITCH.
9'-0" CLG.

HS
GREAT
ROOM
9'-0" CLG.

CPT.

CASUAL
DINING
9'-0" CLG.

CPT.

PDR.
±10'-10" CLG.

HS
1-2

BALCONY
9'-0" CLG.

ELASTOMERIC
KITCH.
9'-0" CLG.

HS
GREAT
ROOM
9'-0" CLG.

CPT.

CASUAL
DINING
9'-0" CLG.

CPT.

PDR.
±10'-10" CLG.

HS
1x-2
GREAT
ROOM
9'-0" CLG.

CPT.

KITCH.
9'-0" CLG.

BALCONY
9'-0" CLG.

ELASTOMERIC
CASUAL
DINING
9'-0" CLG.

CPT.

PDR.
9'-0" CLG.

HS
2-2
GREAT
ROOM
9'-0" CLG.

CPT.

KITCH.
9'-0" CLG.

BALCONY
9'-0" CLG.

ELASTOMERIC
CASUAL
DINING
9'-0" CLG.

CPT.

PDR.
8'-4" CLG.

HS
3-2
BED. 4
9'-0" CLG.

CPT.

BED. 3
9'-0" CLG.

CPT.

PRIM.

SUITE
9'-0" CLG.

CPT.

LAU
9'-0" CLG.

HS
PRIM.

BA.
9'-0" CLG.

HS
9'-0" CLG.

CPT.

PRIM. SUITE
CLOSET
HALL BA.
3RD FLR.
9'-0" CLG.

CPT.

HALL
3RD FLR.
4-3
BED. 2
9'-0" CLG.

CPT.

PRIM.

SUITE
9'-0" CLG.

CPT.

BED. 3/
OPT. LOFT
9'-0" CLG.

CPT.

PRIM.

BA.
9'-0" CLG.

HS
9'-0" CLG.

CPT.

HALL
3RD FLR.
9'-0" CLG.

HS
HALL BA.
3RD FLR.
9'-0" CLG.

CPT.

PRIM. SUITE
CLOSET
1-3
BED. 2
9'-0" CLG.

CPT.

PRIM.

SUITE
9'-0" CLG.

CPT.

BED. 3/
OPT. LOFT
9'-0" CLG.

CPT.

PRIM.

BA.
9'-0" CLG.

HS
9'-0" CLG.

CPT.

HALL
3RD FLR.
9'-0" CLG.

HS
HALL BA.
3RD FLR.
9'-0" CLG.

CPT.

PRIM. SUITE
CLOSET
1x-3
9'-0" CLG.

HS
BED. 3
9'-0" CLG.

CPT.

BED. 2
9'-0" CLG.

CPT.

PRIM.

SUITE
9'-0" CLG.

CPT.

LAU
9'-0" CLG.

HS
PRIM.

BA.
9'-0" CLG.

HS
9'-0" CLG.

CPT.

PRIM. SUITE
CLOSET
HALL BA.
3RD FLR.
9'-0" CLG.

CPT.

HALL
3RD FLR.
2-3
BED. 4
9'-0" CLG.

CPT.

BED. 3
9'-0" CLG.

CPT.

PRIM.

SUITE
9'-0" CLG.

CPT.

LAU
9'-0" CLG.

HS
PRIM.

BA.
9'-0" CLG.

HS
9'-0" CLG.

CPT.

PRIM. SUITE
CLOSET
HALL BA.
3RD FLR.
9'-0" CLG.

CPT.

08.22.25 NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS

CARLSBAD, CALIFORNIA
BUILDING 5B
(1,1x,2,3,4)

FIRST FLOOR
SCALE: 1/8" = 1'-0"

SECOND FLOOR THIRD FLOOR
SCALE: 1/8" = 1'-0"SCALE: 1/8" = 1'-0"
0'
SCALE: 1/8" = 1'
8' 16'
SHEET
A1.8
May 12, 2026
Item #9 Page 60 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B DS
UTIL.

GARAGE
FOYER
TYP. GARAGE NOTE:

INDICATES MINIMUM CLEAR UNOBSTRUCTED
GARAGE AREA OF 20'0" X 20'-0" & 7'-0" IN HEIGHT

NO AFFIXED OBSTRUCTIONS SUCH AS, BUT NOT LIMITED

TO WATER HEATERS, WASHERS AND DRYERS, SINKS,

AND FURNACES SHALL NOT INTRUDE INTO THESE
DESIGNATED PARKING AREAS. THE MEASUREMENT

SHALL BE FROM THE FACE OF INTERIOR WALLS NOT

INCLUDING STRUCTURAL SUPPORT
26'-4"
28'-41
2"

BALCONY
KITCH.

GREAT
ROOM
CASUAL
DINING
PDR.
26'-4"
31'-0"
7'-8" x 11'-11"
BED. 2
PRIM.

SUITE
BED. 3/
OPT. LOFT
PRIM.

BA.

HALL
3RD FLR.

HALL BA.
3RD FLR.

PRIM. SUITE
CLOSET
26'-4"
31'-0"
BRESSI | TOWNS | TOLL BROTHERS
group,incarchitectural
woodley
colorado // 731 southpark dr. suite B
littleton, co 80120 / 303 683.7231
california // 2943 pullman st. suite A
santa ana, ca 92705 / 949 553.8919
THESE DRAWINGS ARE INTENDED FOR DESIGN DEVELOPMENT AND PRELIMINARY STUDIES ONLY AND ARE NOT TO BE USED FOR ANY OTHER PURPOSE, SUCH AS FINAL PLOTTING OR FINAL ENGINEERING. COPYRIGHT WOODLEY ARCHITECTURAL GROUP, INC. THESE DRAWINGS MAY NOT BE USED OR DUPLICATED WITHOUT THE EXPRESS WRITTEN PERMISSION OF WOODLEY ARCHITECTURAL GROUP, INC.

08.22.25 NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS

CARLSBAD, CALIFORNIA
SCALE: 1/4" = 1'
0' 4' 8'

PLAN ONE

FLOOR PLANS

FIRST FLOOR
SCALE: 1/4" = 1'-0"

SECOND FLOORTHIRD FLOOR
SCALE: 1/4" = 1'-0" SCALE: 1/4" = 1'-0"

PLAN ONE
3 BEDROOM

2.5 BATHROOM

FIRST FLOOR

SECOND FLOOR

THIRD FLOOR

TOTAL CONDITIONED
GARAGE+UTILITY
PATIO

BALCONY
136 SQ. FT.
633 SQ. FT.
706 SQ. FT.
1475 SQ. FT.
588 SQ. FT.
12 SQ. FT.
96 SQ. FT.

FIRST FLOOR

SECOND FLOOR

THIRD FLOOR
724 SQ. FT.
633 SQ. FT. (87.4%)
706 SQ. FT. (97.5%)
SHEET
A1.9
May 12, 2026
Item #9 Page 61 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B FOYER
DS
GARAGE
TYP. GARAGE NOTE:

INDICATES MINIMUM CLEAR UNOBSTRUCTED
GARAGE AREA OF 20'0" X 20'-0" & 7'-0" IN HEIGHT

NO AFFIXED OBSTRUCTIONS SUCH AS, BUT NOT LIMITED

TO WATER HEATERS, WASHERS AND DRYERS, SINKS,

AND FURNACES SHALL NOT INTRUDE INTO THESE
DESIGNATED PARKING AREAS. THE MEASUREMENT

SHALL BE FROM THE FACE OF INTERIOR WALLS NOT

INCLUDING STRUCTURAL SUPPORT
26'-4"
27'-8"
1'-51
2"

BALCONY
KITCH.

GREAT
ROOM
CASUAL
DINING
PDR.
26'-4"
31'-0"
7'-8" x 11'-11"
BED. 2
PRIM.

SUITE
BED. 3/
OPT. LOFT
PRIM.

BA.

HALL
3RD FLR.

HALL BA.
3RD FLR.

08.22.25 NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS

CARLSBAD, CALIFORNIA
SCALE: 1/4" = 1'
0' 4' 8'
PLAN ONEx

FLOOR PLANS

FIRST FLOOR
SCALE: 1/4" = 1'-0"

SECOND FLOORTHIRD FLOOR
SCALE: 1/4" = 1'-0" SCALE: 1/4" = 1'-0"

PLAN ONEX
3 BEDROOM

2.5 BATHROOM

FIRST FLOOR

SECOND FLOOR

THIRD FLOOR

TOTAL CONDITIONED
GARAGE
PATIO

BALCONY
136 SQ. FT.
633 SQ. FT.
706 SQ. FT.
1475 SQ. FT.
588 SQ. FT.
12 SQ. FT.
91 SQ. FT.

FIRST FLOOR

SECOND FLOOR

THIRD FLOOR
724 SQ. FT.
633 SQ. FT. (87.4%)
706 SQ. FT. (97.5%)
SHEET
A1.10
May 12, 2026
Item #9 Page 62 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B DS
FOYER

OFFICE /
OPT. BED. 4
COAT
CLOSET

HALL BATH
1ST FLOOR
GARAGE
DS
TYP. GARAGE NOTE:

INDICATES MINIMUM CLEAR UNOBSTRUCTED
GARAGE AREA OF 20'0" X 20'-0" & 7'-0" IN HEIGHT

NO AFFIXED OBSTRUCTIONS SUCH AS, BUT NOT LIMITED

TO WATER HEATERS, WASHERS AND DRYERS, SINKS,

AND FURNACES SHALL NOT INTRUDE INTO THESE
DESIGNATED PARKING AREAS. THE MEASUREMENT

SHALL BE FROM THE FACE OF INTERIOR WALLS NOT

INCLUDING STRUCTURAL SUPPORT
49'-101
2"
21'-0"
GREAT
ROOM
KITCH.

BALCONY
CASUAL
DINING
PDR.
49'-9"
21'-0"
10'-3" x 8'-10"
BED. 3BED. 2
PRIM.

SUITE
LAU
PRIM.

BA.

PRIM. SUITE
CLOSET
HALL BA.
3RD FLR.

HALL
3RD FLR.
43'-5"
21'-0"
BRESSI | TOWNS | TOLL BROTHERS
group,incarchitectural
woodley
colorado // 731 southpark dr. suite B
littleton, co 80120 / 303 683.7231
california // 2943 pullman st. suite A
santa ana, ca 92705 / 949 553.8919
THESE DRAWINGS ARE INTENDED FOR DESIGN DEVELOPMENT AND PRELIMINARY STUDIES ONLY AND ARE NOT TO BE USED FOR ANY OTHER PURPOSE, SUCH AS FINAL PLOTTING OR FINAL ENGINEERING. COPYRIGHT WOODLEY ARCHITECTURAL GROUP, INC. THESE DRAWINGS MAY NOT BE USED OR DUPLICATED WITHOUT THE EXPRESS WRITTEN PERMISSION OF WOODLEY ARCHITECTURAL GROUP, INC.

08.22.25 NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS

CARLSBAD, CALIFORNIA
SCALE: 1/4" = 1'
0' 4' 8'
PLAN 2

FLOOR PLANS

FIRST FLOOR
SCALE: 1/4" = 1'-0"

SECOND FLOORTHIRD FLOOR
SCALE: 1/4" = 1'-0" SCALE: 1/4" = 1'-0"
PLAN 2
3 BEDROOM

3.5 BATHROOM

FIRST FLOOR

SECOND FLOOR

THIRD FLOOR

TOTAL CONDITIONED
GARAGE
PATIO

BALCONY
506 SQ. FT.
742 SQ. FT.
823 SQ. FT.
2071 SQ. FT.
502 SQ. FT.
5 SQ. FT.
93 SQ. FT.

FIRST FLOOR

SECOND FLOOR

THIRD FLOOR
1008 SQ. FT.
742 SQ. FT. (73.6%)
823 SQ. FT. (81.6%)
SHEET
A1.11
May 12, 2026
Item #9 Page 63 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B SHEET
DS
FOYER
BED. 2
COAT
CLOSET
GARAGE
BA. 3
TYP. GARAGE NOTE:

INDICATES MINIMUM CLEAR UNOBSTRUCTED
GARAGE AREA OF 20'0" X 20'-0" & 7'-0" IN HEIGHT

NO AFFIXED OBSTRUCTIONS SUCH AS, BUT NOT LIMITED

TO WATER HEATERS, WASHERS AND DRYERS, SINKS,

AND FURNACES SHALL NOT INTRUDE INTO THESE
DESIGNATED PARKING AREAS. THE MEASUREMENT

SHALL BE FROM THE FACE OF INTERIOR WALLS NOT

INCLUDING STRUCTURAL SUPPORT
51'-4"
21'-01
2"
GREAT
ROOM
KITCH.

BALCONY
CASUAL
DINING
PDR.
51'-4"
21'-01
2"
17'-3" x 10'-10"
BED. 4BED. 3
PRIM.

SUITE
LAU
PRIM.

BA.

PRIM. SUITE
CLOSET
HALL BA.
3RD FLR.

HALL
3RD FLR.
47'-31
2"
21'-01
2"
BRESSI | TOWNS | TOLL BROTHERS
group,incarchitectural
woodley
colorado // 731 southpark dr. suite B
littleton, co 80120 / 303 683.7231
california // 2943 pullman st. suite A
santa ana, ca 92705 / 949 553.8919
THESE DRAWINGS ARE INTENDED FOR DESIGN DEVELOPMENT AND PRELIMINARY STUDIES ONLY AND ARE NOT TO BE USED FOR ANY OTHER PURPOSE, SUCH AS FINAL PLOTTING OR FINAL ENGINEERING. COPYRIGHT WOODLEY ARCHITECTURAL GROUP, INC. THESE DRAWINGS MAY NOT BE USED OR DUPLICATED WITHOUT THE EXPRESS WRITTEN PERMISSION OF WOODLEY ARCHITECTURAL GROUP, INC.

08.22.25 NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS

CARLSBAD, CALIFORNIA
SCALE: 1/4" = 1'
0' 4' 8'

PLAN THREE

FLOOR PLANS

FIRST FLOOR
SCALE: 1/4" = 1'-0"

SECOND FLOORTHIRD FLOOR
SCALE: 1/4" = 1'-0" SCALE: 1/4" = 1'-0"

PLAN THREE
4 BEDROOM

3.5 BATHROOM

FIRST FLOOR

SECOND FLOOR

THIRD FLOOR
1001 SQ. FT.
796 SQ. FT. (79.5%)
863 SQ. FT. (86.2%)

FIRST FLOOR

SECOND FLOOR

THIRD FLOOR

TOTAL CONDITIONED
GARAGE
PATIO

BALCONY
573 SQ. FT.
796 SQ. FT.
863 SQ. FT.
2232 SQ. FT.
428 SQ. FT.
29 SQ. FT.
187 SQ. FT.

A1.12
May 12, 2026
Item #9 Page 64 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B SHEET
DS
FOYER
BED. 2
COAT
CLOSET
GARAGE
DS
BA. 3
METERS
TYP. GARAGE NOTE:

INDICATES MINIMUM CLEAR UNOBSTRUCTED
GARAGE AREA OF 20'0" X 20'-0" & 7'-0" IN HEIGHT

NO AFFIXED OBSTRUCTIONS SUCH AS, BUT NOT LIMITED

TO WATER HEATERS, WASHERS AND DRYERS, SINKS,

AND FURNACES SHALL NOT INTRUDE INTO THESE
DESIGNATED PARKING AREAS. THE MEASUREMENT

SHALL BE FROM THE FACE OF INTERIOR WALLS NOT

INCLUDING STRUCTURAL SUPPORT
49'-10"
21'-01
2"
GREAT
ROOM
KITCH.

BALCONY
CASUAL
DINING
PDR.
52'-4"
21'-01
2"
17'-5" x 11'-2"
BED. 4BED. 3
PRIM.

SUITE
LAU
PRIM.

BA.

PRIM. SUITE
CLOSET
HALL BA.
3RD FLR.

HALL
3RD FLR.
52'-4"
21'-01
2"
BRESSI | TOWNS | TOLL BROTHERS
group,incarchitectural
woodley
colorado // 731 southpark dr. suite B
littleton, co 80120 / 303 683.7231
california // 2943 pullman st. suite A
santa ana, ca 92705 / 949 553.8919
THESE DRAWINGS ARE INTENDED FOR DESIGN DEVELOPMENT AND PRELIMINARY STUDIES ONLY AND ARE NOT TO BE USED FOR ANY OTHER PURPOSE, SUCH AS FINAL PLOTTING OR FINAL ENGINEERING. COPYRIGHT WOODLEY ARCHITECTURAL GROUP, INC. THESE DRAWINGS MAY NOT BE USED OR DUPLICATED WITHOUT THE EXPRESS WRITTEN PERMISSION OF WOODLEY ARCHITECTURAL GROUP, INC.

08.22.25 NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS

CARLSBAD, CALIFORNIA
SCALE: 1/4" = 1'
0' 4' 8'

PLAN FOUR

FLOOR PLANS

FIRST FLOOR
SCALE: 1/4" = 1'-0"

SECOND FLOORTHIRD FLOOR
SCALE: 1/4" = 1'-0" SCALE: 1/4" = 1'-0"

PLAN FOUR
4 BEDROOM

3.5 BATHROOM

FIRST FLOOR

SECOND FLOOR

THIRD FLOOR
1001 SQ. FT.
796 SQ. FT. (79.5%)
863 SQ. FT. (86.2%)

FIRST FLOOR

SECOND FLOOR

THIRD FLOOR

TOTAL CONDITIONED
GARAGE
PATIO

BALCONY
573 SQ. FT.
796 SQ. FT.
863 SQ. FT.
2232 SQ. FT.
428 SQ. FT.
29 SQ. FT.
187 SQ. FT.

A1.13
May 12, 2026
Item #9 Page 65 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B SHEET
BRESSI | TOWNS | TOLL BROTHERS
group,incarchitectural
woodley
colorado // 731 southpark dr. suite B
littleton, co 80120 / 303 683.7231
california // 2943 pullman st. suite A
santa ana, ca 92705 / 949 553.8919
THESE DRAWINGS ARE INTENDED FOR DESIGN DEVELOPMENT AND PRELIMINARY STUDIES ONLY AND ARE NOT TO BE USED FOR ANY OTHER PURPOSE, SUCH AS FINAL PLOTTING OR FINAL ENGINEERING. COPYRIGHT WOODLEY ARCHITECTURAL GROUP, INC. THESE DRAWINGS MAY NOT BE USED OR DUPLICATED WITHOUT THE EXPRESS WRITTEN PERMISSION OF WOODLEY ARCHITECTURAL GROUP, INC.

08.22.25 NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS

CARLSBAD, CALIFORNIA

ROOF PLANS
ROOF PLAN - 5A
ROOF PLAN - 5B
SCALE: 1/8" = 1'-0"
SCALE: 1/8" = 1'-0"
0'
SCALE: 1/8" = 1'
8' 16'
A1.14
May 12, 2026
Item #9 Page 66 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B LEGEND
Project Entry - Refer to Enlargement Sheet L-2
Primary Open Space - Refer to Sheet L-3
Secondary Open Space - Refer to Sheet L-2
Typical Paseo and Alley - Refer to Sheet L-4
Emergency Rear Access Gate
Bike Racks
Community Mailboxes
Typical ADA Ramp at Paseo Entry
Parking Stalls with Striping
Stormwater Basin
Transformers per Civil Engineer
Existing Offsite Street Trees to Remain
1 6 11
11 11
7 99
9 9
9 12
12 8
2 2
3 3
4 4 4
5 5
6 7
8 11
9 12
10 10
1 ALECANTE ROAD

GATEWAY ROAD

TOWN GARDEN ROAD

09.08.25 CARLSBAD, CALIFORNIA
L-1

BRESSI RANCH -
Collaborative
0 15’ 30’ 60’
Scale: 1”= 30’-0”CONCEPTUAL SITE PLAN
May 12, 2026
Item #9 Page 67 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B

ELEVATION A
SCALE: 3/16”=1’-0”

ELEVATION B
SCALE: 3/16”=1’-0”
LEGEND
Enhanced Vehicular Paving
Entry Median with Callbox
Project ID Wall
Vehicular Entry Gate and Entry Block Wall
Pedestrian Entry Gate
Perimeter Wall/Fence
Accent Tree Row
Open Lawn Area
Community Seating Area
Focal Entry Tree
KEYMAP
A
B
1 1
3 3
2 1010 4 5
7 4
56 6
2 2
3 4
5 6
77 7
8 8
9 9
10 10
10 10

GATEWAY ROAD

09.08.25 CARLSBAD, CALIFORNIA
L-2

BRESSI RANCH -
Collaborative
0 5’ 10’ 20’
Scale: 1”= 10’-0”ENTRY ENLARGEMENT PLAN & ELEVATIONS
May 12, 2026
Item #9 Page 68 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B KEYMAP
LEGEND
Open Lawn Area
Accent Tree Row
Shade Structure with Seating
Built-in Barbecue
Botanical Garden with Bench Seating
D.G. Pathway
Center Plaza with Enhanced Paving and Lounge Seating
Community Mailboxes
Bike Racks
Parking Stalls with Striping
Focal Canopy Tree
Private Patio at Unit Entry per Architect
Transformer
1 1
2 2
2 3
3 4
4 5
56 7
6 7
8 8
11 11
11 9
9 12
12 10
10 13
13 09.08.25

CARLSBAD, CALIFORNIA
L-3

BRESSI RANCH -
Collaborative

OPEN SPACE ENLARGEMENT PLAN
0 5’ 10’ 20’
Scale: 1”= 10’-0”
May 12, 2026
Item #9 Page 69 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B 1 7
2 3
8 KEYMAP
LEGEND
Pedestrian Walk (4’ Width Typical)
Typical ADA Ramp at Paseo Entry
Concrete Driveway
Accent Street Tree
Private Patio at Unit Entry per Architect
Paseo Canopy Tree
Retaining Wall with Guardrail
Accent Shrub in Garage Pocket Planter
1 2
3 44
5 5
6 6
7 8

09.08.25 CARLSBAD, CALIFORNIA
L-4

BRESSI RANCH -
Collaborative

TYPICAL PASEO & ALLEY ENLARGEMENT PLAN
0 5’ 10’ 20’
Scale: 1”= 10’-0”
May 12, 2026
Item #9 Page 70 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B LEGEND
3,990 SF

COMMON OPEN SPACE
TOTAL: 18,625 SF
166 SF PER UNIT (18,625/112 UNITS)
14,635 SF

ALECANTE ROAD

GATEWAY ROAD

TOWN GARDEN ROAD

09.08.25 CARLSBAD, CALIFORNIA
L-5

BRESSI RANCH -
Collaborative

CONCEPTUAL OPEN SPACE EXHIBIT
0 15’ 30’ 60’
Scale: 1”= 30’-0”
May 12, 2026
Item #9 Page 71 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B Entry Block Wall - 7’ ht.

Perimeter Block Wall - 6’ ht.

Tubular Steel Perimeter Fence - 6’ ht.

Retaining Block Wall - Height Varies per Civil
Retaining MSE Wall - Height Varies per Civil
Tubular Steel Guardrail - 3’-6” ht.

Project ID Wall - 3’ ht.

Vehicular Entry Gate
Pedestrian Entry Gate
Rear Emergency Access Gate
LEGEND

ALECANTE ROAD

GATEWAY ROAD

TOWN GARDEN ROAD

09.08.25 CARLSBAD, CALIFORNIA
L-6

BRESSI RANCH -
Collaborative

CONCEPTUAL WALL AND FENCE PLAN
0 15’ 30’ 60’
Scale: 1”= 30’-0”
May 12, 2026
Item #9 Page 72 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B

ALECANTE ROAD

GATEWAY ROAD
LEGEND
Low Water Use - 58,115 SF
Medium Water Use - 16,090 SF
High Water Use - 2,950 SF

TOWN GARDEN ROAD

P-25(C) Page 1 of 4 Revised 3/22
Development Services
Planning Division
1635 Faraday Avenue
(442) 339-2610
www.carlsbadca.gov

WELO WORKSHEETS

LANDSCAPE MANUAL

APPENDIX F
P-25(C)

WATER EFFICIENT LANDSCAPE WORKSHEET

This worksheet is filled out by the project applicant and it is a required element of the Landscape Documentation Package.

HYDROZONE INFORMATION TABLE
Please complete the hydrozone table(s) for each hydrozone. Use as many tables as necessary to provide the square footage of landscape area per hydrozone.

* Hydrozone
VLW - Very Low Water Use Plants
LW - Low Water Use Plants
MW - Moderate Water Use Plants
HW - High Water Use Plants

**Irrigation Method
MS = Micro-spray
S = Spray
R = Rotor
RO - Rotator
B= Bubbler
D= Drip
O = Other
***Plant Factor from WUCOLS III or
list as water feature as appropriate

Controller
#
Hydrozone* Zone
or
Valve
Irrigation
Method**
Plant
Type/Factor***
(PF)
Hydrozone
Area (Sq. Ft.)
% of Total
Landscaped
Area

Total 100%

1 1
1 Low
Mod
High (Turf)
-
-
-
Drip
Drip
Spray
.3
.5
.8
58,115
16,090
2,950

75.4 20.8

3.8 P-25(C) Page 2 of 4 Revised 10/21

MAXIMUM APPLIED WATER ALLOWANCE
A landscape project subject to the Wa ter Efficient Landscape Ordinance shall include the MAWA for the plans, including the calculations used to determine the MAWA. A landscape project shall not exceed the MAWA. The MAWA for a landscape project shall be determined by the following equations:

Residential: MAWA = (ETo)(0.62)[(0.55 x LA) + (0.45 x SLA)] Commercial/Industrial: MAWA = (ETo)(0.62)[(0.45 x LA) + (0.55 x SLA)] The abbreviations used in the equation have the following meanings:

MAWA Maximum Applied Water Allowance in gallons per year.

ETo Evapotranspiration in inches per year.

0.62 Conversion factor to gallons per square foot.

0.55/.045 (x LA) ET adjustment factor (ETAF) for plant factors and irrigation efficiency.

LA Landscaped area includes special landscaped area in square feet.

0.45/0.55 (x SLA) The additional ET adjustment factor for a special landscaped area (eg, 1.0 - 0.55 = 0.45).

SLA Special landscaped area in square feet.

Show Calculation:

MAXIMUM APPLIED WATER ALLOWANCE = ______________________ GALLONS PER YEAR

1,236,555

P-25(C) Page 3 of 4 Revised 10/21

ESTIMATED TOTAL WATER USE
A landscape project subject to the Water Efficient Landscape Ordinance shall include the ETWU for the plans, including the calculations used to determine the ETWU. The ETWU for a proposed project shall not exceed the MAWA. The following equation shall be used to calculate the ETWU for each landscaped area and the entire project:

The abbreviations used in the equation have the following meanings:

ETWU Estimated total water use in gallons per year.

ETo Evapotranspiration in inches per year.

0.62 Conversion factor to gallons per square foot.

PF Plant factor from WUCOLS III
HA Hydrozone Area in square feet. Each HA shall be classified based upon the data included in the landscape and irrigation plan as high, moderate, low, or very low water use.

IE Irrigation Efficiency of the irrigation method used in the hydrozone.

SLA Special landscaped area in square feet.

Please use the following “Hydrozone Table for Calculating ETWU” form to document the calculation.




 += SLAIE
HAxPFEToETWU ) 62 . 0 )( (

P-25(C) Page 4 of 4 Revised 10/21

Hydrozone Table for Calculating ETWU
Please complete the hydrozone table(s). Use as many tables as necessary.

CITY OF CARLSBAD ESTIMATED TOTAL WATER USE (ETWU)
Hydrozone Number (1 – 5 with SLA Zone Below – use as many tables as necessary to complete all hydrozones)
Process
Step No.
(Below)
1 2 3 4 5 SLA
Evapotranspiration Rate
(ETo)* 1
Conversion Factor 2 0.62
(Step 1 x Step 2) 3
Plant Factor (PF)**
(From WUCOLS) (VLW
– HW) (0.1 - 0.8)
4 Area of Hydrozone (sq.
ft.) (HA) 5
(Step 4 x Step 5) 6
Irrigation Efficiency
(IE)*** 7
(Step 6 ÷ Step 7) 8
(Total All Step 8 + Total
SLA sq. ft. in Step 5) 9
(Step 3 x Step 9)
Estimated Total Water
Use in gallons per year
(ETWU) - Total shall not
exceed MAWA
10 ETo*
West of I-5 = 40.0
East of I-5 and West of El Camino Real = 44.0
East of El Camino Real = 47.0
Applicant may provide a different ETo if supported
by documentation subject to approval by the City
Planning Division

***IE
Micro-spray = .80
Spray = .55
Rotor = .70
Bubbler = .75
Drip = .80
Applicant may provide a different IE if supported by
documentation subject to approval by the City
Planning Division (Turf and Landscape Irrigation
Best Management Practices, April 2005)

** Plant Factor & Water Use

0.1 = VLW - Very Low Water Use Plants

0.3 = LW - Low Water Use Plants

0.5 = MW - Moderate Water Use Plants

0.8 = HW - High Water Use Plants

47 29.14

0.3 0.5 0.8
58,115 16,090 2,950
17,435 8,045 2,360

0.8 0.8 0.55
21,794 10,056 4,290
36,140
1,053,120

09.08.25 CARLSBAD, CALIFORNIA
L-7

BRESSI RANCH -
Collaborative

MWELO CALCULATIONS
0 15’ 30’ 60’
Scale: 1”= 30’-0”
May 12, 2026
Item #9 Page 73 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B TREES:

FOCAL ENTRY TREE

ACCENT ROW TREE

SLOPE/BASIN/STREET TREE

PASEO TREE

EXISTING STREE TREE
Agonis flexuosa Peppermint Tree 36” Box L
Albrizia julibrissin Silk Tree 36” Box L
Ficus rubignosa Rusty Leaf Fig 36” Box M
Grevillea robusta Silk Oak 36” Box L
Magnolia grandiflora Southern Magnolia 36” Box M Olea europaea (Fruitless) Olive Field Dug L
Parkinsonia ‘Desert Museum’ Desert Museum Palo Verde 36” Box VL Pinus pinea Italian Stone Pine 36” Box L
Pinus torreyana Torrey Pine 36” Box L
Pistacia chinensis Chinses Pistache 36” Box M
Platanus acerfolia London Plane Tree 36” Box M
Platanus racemosa Western Sycamore 36” Box M
Prosopis ssp. Mesquite 36” Box VL
Quercus ssp. Oak 36” Box L/M
Tipuana tipu Tipu Tree 36” Box M
Ulmus parvifolia Chinese Elm 36” Box M
Acer ssp. Maple 36” Box M
Lagerstroemia spp. Crape Myrtle 24” Box L
Liquidamber styraciflua Sweet Gum 36” Box M
Liriodendon tulipifera Tulip Tree 36” Box M
Magnolia grandiflora Southern Magnolia 36” Box M Olea europaea (Fruitless) Olive 36” Box L
Pistacia chinensis Chinese Pistache 36” Box L
Platanus x acerfolia ‘Columbia’ London Plane Tree 36” Box M Podocarpus gracilior African Fern Pine 36” Box M Prunus ssp. Cherry Plum 24” Box L/M
Quercus ssp. Oak 36” Box L/M
Araucaria heterophylla Norfolk Island Pine 24” Box M Arbutus unedo Strawberry Tree 36” Box L
Bauhinia x blakeana Hong King Orchid Tree 36” Box M Callistemon ssp. Bottle Brush 24” Low L
Cassia leptophylla Gold Medallion Tree 24” Box L Ginkgo biloba Maidenhair Tree 36” Box M
Jacaranda mimosifolia Jacaranda 24” Box L
Lagerstroenia ssp. Crape Myrtle 36” Box L
Laurus nobilis Bay Laurel 24” Box L
Lyanthothamnus ssp. Ironwood 24” Box L
Pinus canariensis Canary Island Pine 24” Box L
Pinus halepensis Aleppo pine 24” Box L
Platanus racemosa Western Sycamore 24” Box L
Podocarpus gracilior African Fern Pine 36” Box M Quercus ssp. Oak 36” Box LV
Rhus lancea African Sumac 36” Box L
Schinus molle Pepper Tree 24” Box L
Arbutus ‘Marina’ Marina Strawberry Tree 36” Box L Cercis canadensis Eastern Redbud 24” Box M
Lagerstroemia spp. Crape Myrtle 24” Box L
Laurus nobilis Bay Laurel 24” Box L
Melalueca leucadendra Weeping Paperbark 24” Box L Pinus halepensis Aleppo pine 24” Box L
Tristania conferta Brisbane Box 24” Box M
*Protect in Place
SYMBOL SCIENTIFIC NAME COMMON NAME SIZE WUC.

SHRUB AND
GROUNDCOVER:

Acacia redolens Prostrate Acacia 1 gal. VL
Achillea millefolium Yarrow 1 gal.

Agave spp. Agave 5 gal. VL
Aloe spp. Aloe 5 gal. L
Alogyne huegelli Blue Hibiscus 15 gal. L
Arctostaphylos spp. Manzanita 5 gal. L
Artemisia ssp. Sagebrush 1 gal. L
Asparagus densiflorus Asparagus Fern 5 gal. M
Berberis aquifolium ‘Compacta’ Oregon Grape 15 gal. L Bulbine frutescens Stalked Bulbine 1 gal. L
Buxus japonica ‘Green Beauty’ Japanese Boxwood 5 gal. M Callistemon spp. Bottle Brush 5 gal. L
Carex tumulicola Foothill Sedge 1 gal. L
Ceanothus ssp. Wild Lilac 1 gal. L
Chondropetalum tectorum Small Cape Rush 5 gal. L Cistus ‘Sunset’ Magenta Rockrose 5 gal. L
Crassula spp. Jade Plant 5 gal. L
Dasylirion ssp. Desert Spoom 5 gal. VL
Dianella ssp. Flax Lily 5 gal. L
Dietes bicolor Fortnight Lily 5 gal. L
Erigeron x moerheimii Santa Barbara Daisy 1 gal. M Festuca californica ssp. California Fescue 1 gal. L Hesperaloe spp. Yucca 5 gal. L
Heteromeles arbutifolia Toyon 15 gal. VL
Ilex spp. Holly 5 gal. M
Juncus patens California Gray Rush 5 gal. M
Lavandula ssp. Lavender 5 gal. L
Leymus condensatus ‘Canyon Prince’ Wild Rye 5 gal. L Ligustrum japonicum ‘Texanum’ Waxleaf Privet 5 gal. L Lomandra spp. Dwarf Mat Rush 5 gal. L
Muhlenbergia rigens Deer Grass 1 gal. L
Myoporum p. ‘Putah Creek’ Creeping Myoporum 1 gal. L Myrtus communis Common Myrtle 5 gal. L
Olea europaea ‘Montra’ Little Ollie Dwarf Olive 5 gal. VL Phormium spp. New Zealand Flax 15 gal. L
Prunus caroliniana ‘Bright n Tight’ Bright N Tight Carolina Laurel 15 gal. L Rhaphiolepis spp. Indian Hawthorn 5 gal. L
Ribes speciosum Fuchsia Flowering Gooseberry 5 gal. VL Rosmarinus ofﬁcinalis Rosemary 5 gal. L
Rosa ssp. Rose 5 gal. M
Salvia ssp. Sage 5 gal. L
Trachelospermum asiaticum Asian Star Jasmine 1 gal. M Westringia spp. Coast Rosemary 5 gal. L
SCIENTIFIC NAME COMMON NAME SIZE WUC.

VINES AND ESPALIERS:

Bougainvillea spp. Bougainvillea 15 gal. L
Calliandra haematocephala Pink Powderpuff 15 gal. M Distictis ssp. Trumpet Vine 5 gal. M
Eriobotrya deflexa Bronze Loquat 15 gal. M
Jasminum polyanthum White jasmine 5 gal. M
Lonicera japonica Japanese Honeysuckle 5 gal. M Macfadyena unguis-cati Cat’s claw 5 gal. L
Magnolia grandiflora ‘Little Gem’ Little Gem Magnolia 15 gal. M Trachelospermum jasmnoides Star Jasmine 15 gal. M Rosa banksiae Lady Banks Rose 15 gal. L
Vitis ssp. Roger’s Red California Grape 1 gal. L/M SCIENTIFIC NAME COMMON NAME SIZE WUC.

ALECANTE ROAD

GATEWAY ROAD

TOWN GARDEN ROAD

09.08.25 CARLSBAD, CALIFORNIA
L-8

BRESSI RANCH -
Collaborative

PLANT PALETTE
0 20’ 40’ 80’
Scale: 1”= 40’-0”
May 12, 2026
Item #9 Page 74 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B AeccDbFeatureLine (AeccLand120)
AeccDbFeatureLine (AeccLand120)
AeccDbFeatureLine (AeccLand120)
AeccDbGrading (AeccLand120)
3 4
891011121415161718
202122232425
27 28
29 30
31 1
2 19
M26
13 5
EV
6 EV
7 EV
5'
98'-3"
26'
28'
138'-9"

MANUAL GATE TO BE MINIMUM OF
2' WIDER THAN THE ROADWAY
(1-FOOT ON EACH SIDE)TOWN GARDEN
ROAD

GATEWAY ROAD

ALICANTE ROAD

EXISTING PARKING
GARAGE

EXISTING

OPEN SPACE

EXISTING OFFICE

BUILDING
4' MAX.

RETAINING WALL
5' MAX.

RETAINING WALL

4.5' MAX.

RETAINING WALL

6.5' MAX.

RETAINING
WALL
6' MAX.

RETAINING WALL
3' MAX.

RETAINING WALL
28' 26'
28'
26'
26'
26'
26'
26'
5'
5'
25'-3"
25'-6"
20'26'

RETAINING WALL
R38'
R38'
R17'
R38'
R17'
R38'
R17'
R38'R17'
R38'
R17'
R38'
R17'
ZONE 0 LIMITS
5'
5'
30'
5'
R17'
30'
25'
5'
30'
30'
25'
100'-6"

MOTORIZED VEHICULAR GATES SHALL
BE MINIMUM OF 2' WIDER THAN THE
ROADWAY (1-FOOT ON EACH SIDE)
5 EV
6 EV
7 EV
3 4
1 2

TOLL BROTHERS - BRESSI RANCH
PRELIMINARY FIRE ACCESS & DEFENSIBLE SPACE EXHIBITSHEET 1 OF 1 DATE: 09/23/2025
PLANS PREPARED BY:
28506 AIROSO STREET
RANCHO MISSION VIEJO, CA 92694
(949) 240-5911
0 GRAPHIC SCALE
1 inch = ft.
30'60'
30 INDICATES FIRE APPARATUS
TURNING RADII: 24' WIDE PATH WITH
17' INSIDE AND 38' OUTSIDE
R=17'
R=38'
24'

PROPOSED PAVED ROADWAY MEETING CITY OF CARLSBAD FIRE DEPARTMENT REQUIREMENTS 150' HOSE PULL DISTANCE

PROPOSED PUBLIC FIRE HYDRANT
INDICATES PROPOSED BUILDING ENVELOPE. ALL BUILDING WITHIN THE PROJECT SITE SHALL MEET THE CALIFORNIA RESIDENTIAL CODE SECTION R337.

LEGEND

CITY OF CARLSBAD FIRE DEPARTMENT NOTES

INDICATES FIRE DEPARTMENT

TURNAROUND PER CITY OF CARLSBAD

FIRE DEPARTMENT GUIDELINES

AUTOTURN TEMPLATE LEGEND

INDICATES TRAILER-DRAWN AERIAL TRUCK

INDICATES LIMITS OF APPARATUS FRAME/BODY

INDICATES EXTERIOR LIMITS OF APPARATUS FRONT TIRES

INDICATES EXTERIOR LIMITS OF APPARATUS REAR TIRES
:40.0 Steering Angle

8.00' (96")

6.0 :
:

Width
Lock to Lock Time

APPARATUS DATA FOR AUTOTURN PATH ANALYSIS

61.04' (732.50")

6.75'
(81")

14.58' (175")28.42' (341")11.29'
(135.50")
DEFENSIBLE SPACE ZONE 1:

FIRST 30' FROM THE STRUCTURE SHALL CONSIST OF IRRIGATED LANDSCAPE, WITH PLANT SPACING AND PLANT SPECIES RESTRICTIONS PER THE 2025 CALIFORNIA WILDLAND-URBAN INTERFACE CODE, AS LOCALLY ADOPTED, AND THE CARLSBAD FIRE DEPARTMENT REQUIREMENTS.

DEFENSIBLE SPACE ZONE 0:

FIRST 5' FROM THE STRUCTURE SHALL CONSIST OF NO COMBUSTIBLE MATERIAL / HARDSCAPE PER THE 2025 CALIFORNIA WILAND-URBAN INTERFACE CODE, AS LOCALLY ADOPTED, AND THE CARLSBAD FIRE DEPARTMENT REQUIREMENTS.
0 GRAPHIC SCALE
1 inch = ft.
20'40'
20 0

GRAPHIC SCALE
1 inch = ft.
20'40'
20 AUTOTURN ENLARGEMENT AT ENTRYAUTOTURN ENLARGEMENT AT TURNAROUND DEFENSIBLE SPACE ZONE 2:

MAXIMUM OF 70' FROM ZONE 1, ZONE 2 SHALL MEET PLANT SPACING AND PLANT SPECIES RESTRICTIONS PER THE 2025 CALIFORNIA WILDLAND-URBAN INTERFACE CODE, AS LOCALLY ADOPTED, AND THE CARLSBAD FIRE DEPARTMENT REQUIREMENTS.

1.THIS PROJECT FALLS WITHIN A VERY HIGH FIRE HAZARD SEVERITY ZONE (VHFHSZ) AS ADOPTED BY THE CITY OF CARLSBAD.

2.ALL STRUCTURES SHALL COMPLY WITH THE CONSTRUCTION REQUIREMENTS PER CHAPTER 5 OF THE 2025 CALIFORNIA WILDLAND-URBAN INTERFACE CODE.

3.ALL PLANTING WITHIN 100' OF THE STRUCTURES, OR TO THE PROJECT BOUNDARY, SHALL COMPLY WITH THE DEFENSIBLE SPACE ZONES PER THE 2025 CALIFORNIA WILAND-URBAN INTERFACE CODE.

4.LADDER PAD LOCATIONS, AS REQUIRED BY CARLSBAD FIRE DEPARTMENT, FOR SECONDARY EGRESS LOCATIONS FROM SLEEPING AREAS ON THE 2ND AND 3RD LEVELS SHALL BE DEMONSTRATED ON A FIRE MASTER PLAN AS A DEFERRED SUBMITTAL.
12'25'33'
25'40'
May 12, 2026
Item #9 Page 75 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B

CATVTEL

CATV TEL

CATVTEL
CATV
TEL

CATVTEL
TEL
CATV

GATEWAY RD

TOWN GARDEN RD

ALICANTE RD

GATEWAY RD

TOWN GARDEN RD

INGELTON AVE

ALVERTON DR

DISCOVERY RD

ALVERTON DR

ALICANTE RD

EL CAMINO REAL

TOWN GARDEN RD

HALITE PL

ARUNDIE AVE

DOGWOOD RD

ALICANTE RD

TOPIARY ST

PROJECT LOCATION
S:\Morrow CAD\Client Drawings\Toll Brothers\TOL135 Bressi Ranch - Carlsbad\Morrow - CAD\TOL Bressi Ranch Master Composite.dwg-1 Thu, 21 Aug 2025 - 8:29amS:\Morrow CAD\Client Drawings\Toll Brothers\TOL135 Bressi Ranch - Carlsbad\Morrow - CAD\TOL Bressi Ranch Master Composite.dwg-1 Thu, 21 Aug 2025 - 8:29am CAUTION: IF THIS SHEET IS NOT 24X36 IT IS A REDUCED PRINT GENERAL NOTES:

1.DRY UTILITY COMPOSITE EXHIBIT IS FOR DESIGN STUDY AND CONFLICT CHECK ONLY. UTILITIES SHOULD NOT BE INSTALLED BASED ON THIS EXHIBIT. REFER TO RESPECTIVE UTILITY FINAL

DESIGN(S) FOR SPECIFIC INSTALLATION REQUIREMENTS

2. CONTRACTOR SHALL BE RESPONSIBLE FOR INSTALLATION OF

EACH DRY UTILITY SYSTEM IN ACCORDANCE WITH EACH DRY

UTILITY AGENCY'S CURRENT SPECIFICATIONS, POLICIES AND

PRACTICES OF WHICH THE CONTRACTOR IS TO BE THOROUGHLY
FAMILIAR.

3. LOCATIONS OF EXISTING DRY UTILITIES ARE BASED UPON UTILITY MAPS, AS-BUILTS AND FIELD OBSERVATIONS. POT HOLING IS

RECOMMENDED TO VERIFY LOCATION OF ANY EXISTING
FACILITIES.

TV
GRADE
18" NATIVE SOIL

BACKFILL
12" SAND IMPORT

TELEPHONE & CATV

CONDUITS
℄
18"
T
12" SAND IMPORT
E
3" SAND IMPORT

ELECTRIC CONDUITS
TV
18"
12"
12"

TYPICAL JOINT TRENCH PROFILE

JOINT TRENCH IS TWO OR MORE UTILITIES WHICH ARE LISTED BELOW (Electric, Telephone, CATV & Gas)
18" WIDE*
JOINT TRENCH WIDTH AND DEPTH MAY VARY*

JOINT TRENCH WILL INCLUDE A MINIMUM OF TWO UTILITIES BUT MAY NOT INCLUDE ALL FOUR

SEE UTILITY DESIGN FOR SPECIFIC DETAIL
of
SCALE: 1' = 40"
TV
GRADE
18" NATIVE SOIL

BACKFILL
6" SAND IMPORT

COMMUNICATION CONDUITS

COMMUNICATION TRENCH PROFILE
(Telephone, CATV)
18" WIDE
℄
18"
T
3" SAND IMPORT
TV
GRADE
18" NATIVE SOIL

BACKFILL

ELECTRIC TRENCH PROFILE
(ELECTRIC)
18" WIDE
℄
18"
12" SAND IMPORT
E
3" SAND IMPORT

ELECTRIC CONDUIT

DRAWING HISTORY
JOB NO.

SHEET

BY DESCRIPTIONDATE
1130 Via Callejon
San Clemente, CA 92673
949.218.8500

CREATED

REVISIONS
STATUS
DATE
DRAWN / PM:

SCALE
F
O
R P
R
E
P
A
R
E
D
B
Y
P
R
O
J
E
C
T
Property of Morrow Management - San Clemente, CA

PRELIMINARY
6KHL LW Update08/21/2025
5EC 03/17/2025 Added Comm LW
4Transformers shifted per conflictsMM 02/11/2025
1 EC
12/17/2024 Base Update

OC INITITAL EXHIBIT
09/23/2025 VER.05 Bressi Ranch
DU Composite Exhibit
Toll Brothers
12/03/2024
KHL/FH
TOL135
1' = 40"
EC
212/19/2024 LW Update
3AL 01/30/2025 Base Update
1 1
PL
LEGEND
SDGE 3314 PULL BOX
CHARTER PULL BOX (2'x3')
AT&T PULL BOX (2'x3')
3425

P PSS S
SS SSDGE 3425 TRANSFORMER (78"x59")

JOINT TRENCH

ELECTRIC CONDUIT

COMMUNICATIONS CONDUIT

WORKING CLEARANCE
TEL
CATV
EX. CHARTER PEDESTAL

P/U POINT
EX. AT&T CMPH

P/U POINT
May 12, 2026
Item #9 Page 76 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B May 12, 2026
Item #9 Page 77 of 77
Docusign Envelope ID: 1EE941BD-4E9A-48A5-8A6B-17FC3E8C953B From: Mark Leposky
To: City Clerk
Cc: Eric Lardy
Subject: 5/12/26 Item #9
Date: Saturday, May 9, 2026 12:41:58 PM
City Clerk, City Council, & Eric Lardy,
I strongly urge the city council to select option 3 and deny the rezoning from industrial to residential.

We have lived in Bressi Ranch for nearly 20 years and the city has already deviated from the master plan in the past.

Further deviation breaches the approved master plan that we all relied on to make our home purchase decisions. The Bressi Ranch HOA already funds the landscaping for many of these other developments and adding another residential community to what is already a full community only furthers the burden on existing residents.

These
other carpet bagger developers that seek to piggy back on the benefit from the investments the homeowners have made to keep our community attractive will degrade the value of our property and community.

We strongly disagree with this rezoning and we will reserve our rights to fight this action to protect the integrity of our investments and homes in our community.

Regards,
Mark and Julie Leposky
2582 Discovery Road
Carlsbad, CA 92009

MARK LEPOSKY
Executive Vice President, &
Chief Supply Chain Officer
TOPGOLF CALLAWAY BRANDS CORP.
2180 Rutherford Road
| Carlsbad, CA 92008
t: 760.804.4014
c: 760.846.3371
e: [email protected]
Sent from my iPhone
CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe.

All Receive - Agenda Item #_____
For the Information of the:

CITY COUCNIL
Date: ___________ CA ____ CC____
CM ____ ACM ____ DCM (3) ____
9 5/11/2026 x x
x x x
From: Stacey Malay
To: Eric Lardy; City Clerk
Subject: 5/12/2026 Item #9 public comment
Date: Saturday, May 9, 2026 1:29:10 PM
I strongly urge the city council to support option #3 and deny the change of zoning to residential.

I support the zoning stay as intended in the Bressi Ranch Master Plan. This change compromises the original mixed-use plan.

The proposed rezoning of this parcel from industrial to residential undermines the core objective of the Bressi Ranch Master Plan: to minimize automobile use by placing high- quality jobs within walking distance of homes. This site’s long-standing vacancy was a result of an "option" held by ViaSat, not a lack of industrial viability. We urge the city to honor the original vision and explore light industrial alternatives before approving a conversion that permanently compromises the community's walkability and job base.

Thank you,
Stacey Malay
Bressi Ranch owner
CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe.

From: Jason Horman
To: City Clerk; Eric Lardy
Subject: 5/12/2026 Item #9 public comment
Date: Saturday, May 9, 2026 2:28:10 PM
Dear City Council,
I'm a homeowner in Bressi Ranch and I'm writing to urge you to support Option #3 and deny the rezoning of this parcel from industrial to residential.

Bressi Ranch was planned from the start as a walkable, mixed-use community where people could live and work close together without needing to drive everywhere. Changing this parcel to residential goes against that original vision. The site was vacant because ViaSat held an option on it — not because there was no industrial interest. Now that the option is gone, we should be looking for light industrial uses that fit the Master Plan, not rushing into a permanent rezoning.

I'm also worried about what approving this means going forward. Carlsbad has already met its RHNA housing requirements through 2029, so there's no state mandate pushing this — it's your call. But if this gets approved, it likely opens the floodgates for more spot rezoning requests, and eventually hands the state more control over decisions that should stay local. On top of that, more residential density means more traffic, more kids in already crowded schools, and more pressure on shared community amenities — and I haven't seen any of that seriously addressed.

Please stick with the original Master Plan and deny this application.

Thank you,
Jason Horman
Bressi Ranch Resident
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From: Sharon Tice McDonald
To: Eric Lardy; City Clerk
Subject: In favor or Toll Project in Bressi Ranch
Date: Saturday, May 9, 2026 3:01:23 PM
Hello Eric,
I wanted to send in my comments/support for the Toll Bros project in Bressi Ranch. As an agent who has sold multiple homes in Bressi Ranch I believe approving this build/project would benefit the community and city. We are in much need of affordable housing (hence the townhomes previously approved/built at Kensington on the Square).

Please consider my email in support of the project. Thank you for your consideration.

Best regards,
Sharon McDonald
REALTOR®
DRE#: 01984934
m: 760.402.6915
12860 El Camino Real
Suite 100, Del Mar, CA 92130
5 Star Zillow Reviews
TOP 5% of Realtors Award
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From: Stephanie Condrat
To: Eric Lardy; City Clerk
Subject: 5/12/2026 Item #9 public comment
Date: Saturday, May 9, 2026 4:33:01 PM
To Whom it may concern,
I strongly urge the City Council to support Option #3 and deny the proposed rezoning to residential. I would prefer the site remain consistent with the original intent of the Bressi Ranch Master Plan, as this change compromises the community’s carefully designed mixed- use vision.

The proposed rezoning of this parcel from industrial to residential undermines a core objective of the Bressi Ranch Master Plan: reducing automobile dependence by placing high-quality jobs within walking distance of homes. The site’s long-standing vacancy resulted from a long- held option agreement with Viasat, not a lack of industrial viability.

I urge the City to honor the original vision for Bressi Ranch and fully explore light industrial and employment-generating alternatives before approving a conversion that would permanently diminish the community’s walkability, economic diversity, and local job base.

Thank you,
Stephanie Condrat
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From: Paul Condrat
To: Eric Lardy
Cc: City Clerk
Subject: Item #9 public 5/12/26
Date: Saturday, May 9, 2026 7:39:28 PM
To Whom It May Concern,
I’m writing in support of Option #3 and against the proposed residential rezoning of this parcel.

Bressi Ranch was planned as a mixed-use community for a reason. The whole point was to let people live near where they work, so daily life didn’t have to revolve around the car. Flipping an industrial parcel to residential chips away at that idea, and once it’s gone, it’s gone. The traffic is already very problematic and getting worse.

I’d also push back on the framing that this site has somehow failed as industrial land. It’s been vacant because Viasat held an option on it for years — not because there’s no demand for industrial or employment uses in this location. That’s an important distinction, and I don’t think it’s getting enough weight in the conversation.

Before the City signs off on a permanent change like this, I’d ask that light industrial and other job-generating options get a genuine look. Bressi Ranch’s walkability, economic balance, and local employment base are worth protecting.

Thank you for your consideration,
Paul Condrat
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From: Council Internet Email
To: City Clerk
Subject: FW: Public comment on 5/12/2026 Item #9: Toll Bros request for General Plan amendment Date: Monday, May 11, 2026 7:34:38 AM
Attachments: 2026-05-12 CC Bressi Ranch GP change - ELUA comment v2.pdf

From: Steve Linke <[email protected]>
Sent: Friday, May 8, 2026 10:37 PM
To: Keith Blackburn <[email protected]>; Priya Bhat-Patel <priya.bhat- [email protected]>; Teresa Acosta <[email protected]>; Melanie Burkholder <[email protected]>; Kevin Shin <[email protected]> Cc: Council Internet Email <[email protected]>
Subject: Re: Public comment on 5/12/2026 Item #9: Toll Bros request for General Plan amendment

Please replace ELUA's public comment letter with the attached version. The only difference is the clarification of our recommendation to vote for Option #2 that appears under the "Options" section in the staff report, as opposed to Option #3 that appears in the "Recommended Actions" section of the staff report (both of which are to deny the application for the General Plan amendment).

On 5/8/2026 7:12 PM, Steve Linke wrote:

Please see the attached PDF.

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Equitable Land Use Alliance
300 Carlsbad Village Dr, PMB 108A-79
Carlsbad, CA 92008

May 8, 2026

Re: May 12, 2026 City Council Agenda Item #9: Toll Brothers Request for General Plan Amendment
City Council:

Equitable Land Use Alliance (ELUA) urges you to support Option #2: Adopt a resolution denying Toll Brothers’ application for a General Plan amendment, Bressi Ranch Master Plan amendment, tentative tract map and planned development permit to change the Planned Industrial General Plan designation to Residential. This and other similar applications for changes in land use from non-residential to residential should be proposed and reviewed for the next Housing Element update for the reasons detailed below.

Comprehensive citywide vetting process should be done rather than “spot land use” The 2024 Housing Element update was the culmination of about three years of “labor-intensive” (staff’s terminology) work to comprehensively study and update housing needs/residential land use on a citywide basis, including substantial public input, vetting of individual sites in context with each other, environmental analyses, etc. This application seeks to repeat that labor- intensive process for an individual site, which staff has indicated will be a 12- to 24-month process. And perhaps some of the careful vetting and citywide context will be inappropriately avoided for this individual request.

Cumulative costs to city/taxpayers for multiple “spot land use” changes It has been acknowledged that the city does not collect nearly enough in fees from developers to cover the actual costs of development reviews, let alone individual requests for changes in land use like this one. Thus, it is critical to ask staff how much city time and resources will have to be expended for this 12- to 24-month project, and who will be paying for that—as well as how comprehensive the public review process will be relative to the Housing Element update.

It is also very important to note that staff has indicated that they have received multiple other similar requests for this type of individual parcel land use change from non-residential to residential from other owners/developers. So, approval of this special request will likely open the floodgates on several more projects that will have to be dealt with by the City Council and staff at unknown cumulative cost of time and resources.

Equitable Land Use Alliance 2
State laws are not currently tying your hands to approve this request For nearly all residential development projects over the past few years, state laws have been exploited to avoid Carlsbad regulations/standards, including density limits, height limits, building massing standards, minimum setbacks, minimum parking requirements, other development standards, etc., and these laws also can lead to unfunded infrastructure mandates. This can negatively affect the surrounding community and the city as a whole. The inevitable excuse to approve all of these so-called concessions and waivers is that “state laws are tying our hands.” However, Carlsbad's state Regional Housing Needs Assessment (RHNA) requirement has already been met for the current housing cycle through 2029, so, unlike the parcels that are already designated residential, this decision to add new residential is fully at your discretion.

Approval would put you on the road to inviting the tying of your hands by the state If you choose to remand this application to staff for further processing, that will trigger the labor- intensive, 12- to 24-month process, and there likely will be an expectation of approval to convert to residential so as not to have wasted all of that time and effort. And once the decision to convert to residential is made, that is when the state can step in and take away much of your review discretion. You effectively would be tying your own hands.

The currently proposed project is inconsistent with land use designations Carlsbad has an R-15 designation for densities between 11.5 and 15 dwelling units (du)/acre, and an R-23 designation for densities between 19 and 23 du/acre. The project as currently proposed is 15.8 du/acre (111 units on 7 acres). The applicant is requesting an R-23 designation, which would mean they would need about 133 units (22 more than currently proposed) to reach the minimum 19 du/acre. Or, they would have to change their request to R- 15 and reduce to about 105 units to achieve its 15 du/ac maximum. Thus, the project itself is not even ready for consideration as currently proposed.

No matter what project is proposed now, additional density bonus and mandatory concessions and waivers can follow
As described above, the applicant is currently proposing 111 units with no density bonus (and, therefore, no mandatory concessions or waivers of city regulations). However, staff has confirmed that, even if that project is approved along with a land use change to R-23, the approval could be allowed to expire/amended, followed by invocation of density bonus law by the current or a future owner. R-23 approval will make the city powerless to prevent up to 46 du/acre (effectively R-46 at a 100% density bonus) from being built on the site—i.e., 322 units.

And any increased density under density bonus law would be accompanied by the requirement to grant mandatory concessions and unlimited waivers of development standards.

Within just the past few months, Resort View Apartments revised their project to exploit density bonus law, and the Planning Commission advanced Rincon CVD as a 100% density bonus project—both with numerous mandatory concessions/waivers—so, this is the new reality.

Equitable Land Use Alliance 3
Original mixed-use plan compromised
Bressi Ranch is a unique, carefully planned mixed-use community with intended walkability between jobs and community facilities. From the Master Plan: “A primary goal of the Bressi Ranch Master Plan is to create a pedestrian oriented community where the use of the automobile can be minimized. The Master Plan has a strong mixed-use component that includes residential, commercial and office/industrial uses in close proximity.” Replacing the originally planned industrial use with residential compromises the Master Plan, including the ability of residents to walk to jobs. Related to that, it is ELUA’s understanding that this parcel has been vacant for many years due to an “option” held by ViaSat that was only recently vacated. Thus, alternative light industrial uses consistent with the Master Plan should be explored for this site before conversion to residential, which could be a premature bait-and- switch.

Vehicle Miles Traveled (VMT) impacts
A crude VMT assessment was included in the Planning Commission staff report claiming that the project will not have a significant environmental impact related to VMT due solely to its proposed 15.8 du/ac density. This "residential density" VMT subtraction is based on the assumption that people who live in higher-density projects take shorter and fewer trips and are more likely to use alternative modes of travel than other residents in the area. However, there is zero plausible evidence that this would be the case with these townhomes relative to the residents in the surrounding community, which have a very high VMT. If the application proceeds forward, this VMT subtraction should be rejected and the project required to implement alternative measures with meaningful chances of success.

Conclusion
Again, ELUA urges you to support Option #2—denial of the request to remand for further processing of the application.

Sincerely,
ELUA Board of Directors
• Steve Linke, PhD
• Kris Wright
• Diane Bedrosian, MD

From: Council Internet Email
To: City Clerk
Subject: FW: 5/12/2026 Item #9 public comment
Date: Monday, May 11, 2026 7:36:30 AM
From: A Mazanderani <[email protected]>
Sent: Saturday, May 9, 2026 11:36 PM
To: Council Internet Email <[email protected]>
Subject: 5/12/2026 Item #9 public comment

Dear City Council,
I respectfully urge you to support Option #2: Adopt a resolution denying Toll Brothers’ application for a General Plan amendment, Bressi Ranch Master Plan amendment, tentative tract map and planned development permit to change the Planned Industrial General Plan designation to Residential.

Carlsbad has already met its RHNA housing obligations through 2029, meaning the city is not required to approve additional residential zoning on this site. Approving this change would voluntarily expose the city to state density bonus laws that could significantly reduce local control over future development.

More importantly, rezoning the property to residential could open the door to much higher density in the future. Even though the current proposal includes 111 units, state density bonus laws could later allow a substantially larger project with major concessions and waivers related to height, parking, setbacks, and other development standards. This could dramatically change the character of the surrounding community.

The proposal also conflicts with the original vision of the Bressi Ranch Master Plan, which emphasized a balanced mixed-use community with nearby jobs, commercial uses, and walkability.

I respectfully ask the Council to carefully consider the long-term consequences of this rezoning decision and preserve the integrity of the Bressi Ranch Master Plan and the city’s ability to maintain local planning standards.

Thank you for your time and consideration.

Sincerely,
Adel Mazanderani, MD
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From: Eric Lardy
To: City Clerk
Cc: Morgen Fry
Subject: FW: Bressi resident that opposes condos being built on Town Garden Date: Monday, May 11, 2026 8:26:20 AM
-----Original Message-----
From: Liz Dillon <[email protected]>
Sent: Thursday, May 7, 2026 2:32 PM
To: Eric Lardy <[email protected]>
Subject: Bressi resident that opposes condos being built on Town Garden Dear Mr Lardy
I am writing today on behalf of myself and husband to express our concern and opposition to the city of Carlsbad for approving the rezoning and development of a large residential condo complex on a parcel of land at the corner of Alicante and Town Garden. It is my understanding that there is a proposal to rezone and develop that land into 160+ 3 story condos??
I cannot stress enough, how awful this would be for this to take place and how much of a negative impact it would have on our neighborhood streets, roads and over all feel of what we were promised as home owners and residents in Bressi Ranch.

Please do not move forward with this project.

Sincerely
Liz and Jeff Dillon
Sent from my iPhone
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From: Eric Lardy
To: City Clerk
Subject: FW: Bressi ranch project support
Date: Monday, May 11, 2026 9:42:31 AM
-----Original Message-----
From: Jamie Schmidt <[email protected]>
Sent: Saturday, May 9, 2026 9:32 AM
To: Eric Lardy <[email protected]>
Subject: Bressi ranch project support
Dear Members of the City Council and Planning Commission, I am writing to express my support for the proposed housing project currently under consideration for the Bressi Ranch area, with some requests.

The original vision and master plan for Bressi Ranch was to create a balanced, vibrant community where families could live, work, and recreate in close proximity. However, after residing in this neighborhood for the past eight years, I have observed a concerning shift away from that intended balance. We have watched many families with young children move out of the area, replaced by empty nesters who are the only ones with the financial flexibility to enter this specific market.

This demographic shift is having a tangible impact on our community vitality. Local school enrollment is declining, and our population is aging. For Bressi Ranch to remain the thriving, multi-generational neighborhood it was designed to be, it is essential that we ensure young families with children have the opportunity to live here. I believe that providing more diverse and affordable housing options is a necessary step in welcoming these families back into our community.

While I am a supporter of this project, I ask that the city thoughtfully and rigorously addresses the associated infrastructure needs—specifically regarding traffic safety. There are currently unsafe patterns at the intersections of El Camino Real and Palomar Airport Road, as well as El Camino Real and Town Garden Road, that require professional evaluation and mitigation. Additionally, to ensure the safety of our residential streets, I urge the city to install stop signs or, at the very least, a crosswalk along Town Garden Road and topiary- there is no safe place for children to cross to get to the park, which will see more pedestrian traffic with this development.

Thank you for your time and for your dedication to the long-term health and inclusivity of Carlsbad.

Sincerely,
Jamie Schmidt
Bressi Resident
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From: Larry Posner
To: Keith Blackburn; Melanie Burkholder; Kevin Shin; Teresa Acosta; Priya Bhat-Patel Cc: City Clerk
Subject: Subject: Re: Public comment on 5/12/2026 Item #9: Toll Bros request for General Plan amendment Date: Monday, May 11, 2026 10:43:44 AM
City Council,
While ELUA presents its position as a defense of thoughtful planning, the reality is that this argument boils down to preserving vacant land over providing housing in one of the most logical locations in Carlsbad for residential development.

This site sits within an existing mixed-use community, near jobs, retail, transportation corridors, and daily services.

Converting underutilized industrial land into housing in an already developed area is exactly the type of infill development cities across California are being encouraged to pursue.

ELUA argues that the original Bressi Ranch vision emphasized walkability and reducing vehicle trips. Adding housing near employment centers and amenities advances that goal far more effectively than leaving a long-vacant parcel empty indefinitely in hopes of attracting hypothetical future industrial tenants.

The suggestion that the city should delay every land-use adjustment until the next Housing Element cycle is also impractical.

Cities are expected to adapt to changing economic conditions and community needs in real time. Planning should be flexible enough to respond when land is underperforming or no longer meeting its intended purpose.

Much of ELUA’s argument also relies on speculative “worst-case” scenarios about future density bonuses and state laws that may or may not ever apply. Decisions should be based on the actual project before the Council today, not hypothetical future projects designed to generate fear about what could happen years from now.

It is also contradictory to acknowledge California’s housing pressures while simultaneously opposing housing on suitable infill sites inside existing developed communities. If every project is rejected because it might set a precedent, then meaningful housing production becomes impossible.

No plan created decades ago should be treated as frozen in time regardless of changing realities. Responsible planning means balancing the original vision of a community with current housing, economic, and land-use needs.

For these reasons, I support allowing the application to move forward for full review and public analysis rather than shutting it down before that process even begins.
-Larry Posner
[email protected]
Sent from my iPad
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All Receive - Agenda Item #_____
For the Information of the:

CITY COUCNIL
Date: ___________ CA ____ CC____
CM ____ ACM ____ DCM (3) ____
9 5/11/2026 x x
x x x
From: Sara Nelson
To: Eric Lardy
Cc: City Clerk; Council Internet Email
Subject: Public Comment: Opposition to Bressi Ranch Expansion - Traffic Safety (Gateway Rd) Date: Monday, May 11, 2026 2:07:55 PM
Dear Mr. Lardy and Carlsbad City Council,
I am writing to express my strong opposition to the proposed high-density developments in Bressi Ranch. As a local resident, I am deeply concerned that our infrastructure is not being upgraded to match this level of growth.

The "Master Plan" for Bressi Ranch is being pushed beyond its limits. We are already seeing the dangerous consequences of current traffic volumes. Attached is a photo of a severe vehicle rollover that occurred just weeks ago on Gateway Road—the very road these new developments will flood with thousands of additional car trips.

Before any further approvals are granted, we require:

A physical traffic safety audit that accounts for recent accidents like the one pictured.

Legally binding requirements for developers to fund speed bumps and traffic signals on Gateway Road and Bressi Ranch Way.

A clear plan for how our already crowded schools (Poinsettia/Kelly) will handle the influx of new students.

Our community’s safety should not be an afterthought to development. I request that this letter and the attached evidence be included in the official record for tomorrow's meeting.

Sincerely,
Sara Janae Nelson
Mulberry at Bressi Ranch

All Receive - Agenda Item #_____
For the Information of the:

CITY COUCNIL
Date: ___________ CA ____ CC____
CM ____ ACM ____ DCM (3) ____
9 5/12/2026 x x
x x x
Carlsbad Resident
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From: Susan Ferguson
To: City Clerk
Cc: Eric Lardy
Subject: 5/12/2026 Item #9 Public Comment
Date: Monday, May 11, 2026 6:10:10 PM
As an 18 Year Bressi Ranch Resident I am concerned about how this project will affect:

Traffic congestion and roadway safety
Parking availability in surrounding neighborhoods
Property values and neighborhood character
Public safety
Overall quality of life for current residents
I urge the City Council to DENY Toll Brothers’ request to change the land designation to Residential.

I attended the City Planning Meeting in February to discuss this topic. I was shocked that some members of the commission even suggested increasing the zoning from Medium density (111 units) to High density (161 units). Based on those discussions, the Commission appears primarily focused on increasing housing density and approving as much new housing as possible, while giving insufficient consideration to the long-term impacts on our existing community.

One major concern is parking. The current plan reportedly includes only 27 guest parking spaces for 111 homes. In addition, street parking is not allowed on Town Garden, Alicante, or Gateway Roads. This creates a very real possibility that overflow parking will spill into nearby Bressi Ranch neighborhoods, increasing congestion and creating additional strain on residential streets that were never designed to absorb parking from a high-density development of this size.

Another serious concern is traffic safety. One of the proposed exits for the development would be located at the corner of Alicante and Town Garden. This is already an extremely busy intersection with a stoplight and has experienced multiple accidents. Adding traffic from 111 additional homes at this location could significantly worsen congestion and increase safety risks for drivers, pedestrians, and nearby residents.

Viasat only recently decided not to build on this property. Before permanently converting this land to housing, the city should allow time to determine whether another company may want to use the site for employment, office, or job-generating purposes as originally intended. Once this land is redesignated residential, that opportunity is likely gone forever.

In addition, Carlsbad already has several new townhome developments that appear to be struggling to sell. There does not seem to be a clear demand or urgent need for another high- density townhome project of this type. For example, Marja Acres, located only a few miles away, has reportedly sold only about 50% of its homes, while Coral Springs has sold roughly 70%. These existing developments suggest the market may already be saturated.

Growth and development should be balanced and responsible. The City Council should work with residents to determine what the community truly needs and wants, rather than continuing to approve additional high-density housing projects without fully considering their long-term impacts.

Thank you for voting to deny the Toll Brothers proposal.

Susan Ferguson
6221 Alverton Drive
Carlsbad, CA 92009
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From: Jamie Schmidt
To: City Clerk
Subject: Bressi ranch project support
Date: Monday, May 11, 2026 6:27:13 PM
Dear Members of the City Council and Planning Commission, I am writing to express my support for the proposed housing project currently under consideration for the Bressi Ranch area, with some requests.

Thank you for your time and for your dedication to the long-term health and inclusivity of Carlsbad.

Sincerely,
Jamie Schmidt
Bressi Resident
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From: Joel Heiser
To: City Clerk
Subject: Bressi Ranch
Date: Monday, May 11, 2026 6:54:08 PM
To the Honorable Members of the City Council,
I am writing to respectfully urge the City Council to deny the proposal to amend the Bressi Ranch Master Plan to allow Toll Brothers to construct a 111-unit housing development adjacent to our neighborhood.

While we understand the need for thoughtful housing development, this proposal would have significant negative impacts on the quality of life, safety, and infrastructure of the surrounding community. The scale and density of this project are incompatible with the character and capacity of our existing neighborhood.

Among the major concerns are:
• Increased Traffic and Safety Risks
An additional 111 residential units would substantially increase vehicle traffic on roads that are already congested during peak hours. This would create dangerous conditions for pedestrians, cyclists, children, and residents entering and exiting the neighborhood.

Emergency response times could also be negatively affected. • Overburdened Infrastructure
Our current infrastructure—including roads, parking, drainage systems, utilities, and public services—was not designed to accommodate this level of density. Increased strain on these systems could lead to long-term deterioration and reduced service quality for existing residents.
• Noise, Construction Disruption, and Loss of Privacy
Years of construction activity would create excessive noise, dust, traffic, and disruption for nearby homeowners. Once completed, the proximity and scale of the development would diminish privacy and fundamentally alter the peaceful residential nature of the area. • Environmental and Open Space Concerns
The proposed amendment would reduce open space and negatively impact the environmental balance that makes Bressi Ranch such a desirable community. Increased runoff, reduced green areas, and loss of habitat are serious concerns that should not be overlooked. • Impact on Community Character and Property Values
Bressi Ranch was thoughtfully planned as a balanced community with a specific vision and density. Approving a significant amendment to that plan undermines the integrity of the original development framework and may negatively impact surrounding property values and neighborhood cohesion.

Residents chose this community because of its careful planning, livability, and balance between housing and open space. Changing the Master Plan in this way would set a troubling precedent and erode the trust residents place in the city’s planning process.

Here is a revised section you can insert into the letter, or I can also integrate it into the full version:

Additionally, we strongly encourage the City Council to approach future housing needs through a comprehensive and thoughtful citywide planning process rather than through isolated amendments to established master plans. Housing growth should be balanced carefully with infrastructure capacity, traffic management, environmental preservation, and neighborhood compatibility across the entire city.

Approving this application could establish a concerning precedent that encourages additional piecemeal proposals seeking similar exceptions or amendments in other planned communities.

Over time, this incremental approach risks undermining the integrity of long-term planning efforts and creating cumulative impacts far greater than any single project alone.

Such precedent-setting approvals may also increase demands on city staff time, municipal resources, infrastructure analysis, legal review, and public hearing obligations, placing additional burdens on both taxpayers and residents who must continually respond to repeated amendment requests.

We respectfully ask the City Council to preserve the integrity of the Bressi Ranch Master Plan and support a more strategic, comprehensive approach to housing development that serves the broader interests of the entire community.

Thank you for your consideration and your service to our community.

Sincerely,
Joel M. Heiser, MD
2562 Dogwood Road
Sent from my iPhone
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From: Karenne Salter
To: City Clerk; [email protected]
Subject: 5/12/2026 Item #9 public comment
Date: Monday, May 11, 2026 7:11:38 PM
I strongly urge the city council to support option #3 and deny the change of zoning to residential.

I'd prefer it to stay as intended in the Bressi Ranch Master Plan. This change compromises the original mixed-use plan.

Thank you,
Karenne Salter, Bressi homeowner
Sent from Yahoo Mail for iPhone
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From: LAURENE GANCI
To: City Clerk
Subject: Toll brothers project Bressi Ranch
Date: Monday, May 11, 2026 7:18:12 PM
Hello,
My name is Laurene Ryan and I live in Bressi Ranch. I am writing today in opposition to the housing community proposed by Toll Brothers near Bressi Ranch at Alicante Road and Town Garden Road, which would convert the existing industrial parcel into more than 100 three- story townhomes.

Many Bressi Ranch residents are strongly opposed to this proposed change. We purchased our homes within a carefully designed master-planned community with the understanding that the surrounding land uses, infrastructure, traffic planning, and community balance would remain consistent with that long-term vision.

A master plan is not arbitrary — it is a framework intentionally created to balance housing, jobs, commercial space, infrastructure, traffic flow, schools, and overall quality of life.

Converting designated industrial/commercial land into high-density residential housing undermines that balance and sets a concerning precedent for future changes within the community.

This proposal could also eliminate valuable live-work and employment opportunities originally intended for the site. Preserving industrial and commercial space is important for maintaining local jobs, supporting nearby businesses, and reducing commuter traffic by allowing residents to work closer to home.

Additionally, many residents do not believe this project meaningfully addresses any so-called housing crisis in our area. There are already numerous homes and rental properties currently available in the surrounding community. Adding more than 100 high-density townhomes in this location does not appear to solve affordability concerns, while it will certainly increase traffic congestion, parking issues, strain on infrastructure, and pressure on local services.

Many residents feel this proposal is inconsistent with the character, planning vision, and expectations of the Bressi Ranch community.

Could you please advise what additional steps residents should take to formally oppose this proposal and ensure our concerns are fully considered during the review and approval process?
Thank you for your time and attention to this important matter.

Laurene Ryan
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From: Hector Morales
To: City Clerk; Eric Lardy
Subject: Agenda Item #9 – Bressi Ranch General Plan Amendment (May 12, 2026) Date: Monday, May 11, 2026 8:08:43 PM
Dear Councilmembers and City Clerk,
I am writing as a resident of the Bressi Ranch area regarding Agenda Item #9 and the proposed General Plan Amendment for the Toll Brothers development.

I strongly urge you to support Option #3 and deny this application.

My concerns are rooted in the long-term planning, character, and sustainability of our community:

1. Deviation from the original Master Plan
Bressi Ranch was intentionally designed as a mixed-use community, balancing residential living with commercial and industrial spaces to support local jobs, walkability, and overall quality of life. Converting designated industrial land to residential undermines that vision and removes opportunities for economic and community balance.

2. Precedent of “spot” land use changes
Approving this request outside of a comprehensive citywide review sets a concerning precedent. Land use decisions of this scale should be evaluated holistically as part of the Housing Element process—not through piecemeal amendments that may not fully account for cumulative impacts.

3. Infrastructure and community impact
An increase in residential density without corresponding infrastructure planning raises concerns around traffic, parking, schools, and public services. These impacts affect not only immediate neighbors but the broader community.

4. Project inconsistency and uncertainty
As outlined in the materials submitted, the project as currently proposed does not fully align with existing land use designations. Additionally, future density increases through state bonus provisions could significantly alter the scope beyond what is currently presented, limiting the City’s ability to manage growth responsibly.

I fully support thoughtful housing solutions in Carlsbad. However, they must be implemented in a way that aligns with long-term planning, preserves community integrity, and ensures infrastructure keeps pace with growth.

For these reasons, I respectfully ask you to deny this application and instead consider such changes as part of a comprehensive, citywide planning effort.

Thank you for your time and thoughtful consideration.

Sincerely,
Hector Morales, PharmD
2676 Garden House Rd
Carlsbad, CA 92009
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From: Lauren Witbeck
To: City Clerk
Subject: DENY Bressi Ranch Proposal
Date: Monday, May 11, 2026 9:31:32 PM
Hello,
My name is Lauren Witbeck and I live in Bressi Ranch. I am writing today in opposition to the housing community proposed by Toll Brothers near Bressi Ranch at Alicante Road and Town Garden Road, which would convert the existing industrial parcel into more than 100 three-story townhomes.

A master plan is not arbitrary — it is a framework intentionally created to balance housing, jobs, commercial space, infrastructure, traffic flow, schools, and overall quality of life. Converting designated industrial/commercial land into high-density residential housing undermines that balance and sets a concerning precedent for future changes within the community.

Additionally, many residents do not believe this project meaningfully addresses any so- called housing crisis in our area. There are already numerous homes and rental properties currently available in the surrounding community. Adding more than 100 high-density townhomes in this location does not appear to solve affordability concerns, while it will certainly increase traffic congestion, parking issues, strain on infrastructure, and pressure on local services.

Many residents feel this proposal is inconsistent with the character, planning vision, and expectations of the Bressi Ranch community.

Could you please advise what additional steps residents should take to formally oppose this proposal and ensure our concerns are fully considered during the review and approval process?

Thank you for your time and attention to this important matter.

Lauren Witbeck, LCSW # 100701
Amethyst Energy Psychotherapy
7040 Avenida Encinas,
Carlsbad, CA, 92011
619.357.5763
http://www.linkedin.com/in/laurenwitbeck
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From: Herbalseeker
To: City Clerk
Subject: OPPOSITION to 111 Townhomes - Bressi Ranch
Date: Monday, May 11, 2026 9:57:45 PM
Dear City Council Members,
I am writing to express my opposition to the proposed construction of additional 111 townhomes on Alicante in our neighborhood.

While our area is currently manageable, the continued addition of high-density housing developments will inevitably create significant traffic congestion and place increasing strain on local infrastructure. A recent townhome project was approved nearby, and adding yet another development of the same type raises serious concerns about cumulative impacts on our community.

The roads, intersections, parking availability, and public services in this area were not designed to support continuous expansion of dense residential projects. Increased traffic volume will affect daily commuting, neighborhood safety, and overall quality of life for existing residents.

In addition, many homeowners are concerned that overdevelopment will negatively impact property values and alter the character of the neighborhood. Residents chose this community because of its balance, livability, and existing density. Repeated approvals of large townhome developments risk changing the nature of the area without adequate consideration of long-term consequences.

Growth should be planned responsibly and with careful attention to infrastructure capacity, traffic studies, and the concerns of current residents. At this time, I respectfully urge the city/planning commission to deny approval of this proposed project.

Sincerely,
Jessica Threat
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secure email.

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From: Matt May
To: Eric Lardy; City Clerk
Subject: Bressi Ranch - Toll Brothers Development Project Date: Monday, May 11, 2026 10:12:21 PM
Hello Eric,
My family and I live in Bressi Ranch. I am writing to inform you that we strongly OPPOSE the Toll Brothers Development project.

We see several major negative consequences of this project.

In no particular order...

1. It will increase traffic throughout the Bressi Ranch neighborhood and increase the use of the parks and open space that we pay to maintain. This will negatively impact residents' enjoyment and use of the neighborhood.

2. It will increase traffic around several of Carlsbad's most dangerous intersections for accidents. There is no doubt that accidents will increase due to this development.

3. This development will absolutely have a negative effect on the values of the homes in Bressi Ranch. This project will immediately decrease the value of my home, all other factors remaining the same.

Thank you for your time and consideration.

Matt May
Bressi Ranch Resident
Real Estate Agent & Advisor
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From: Lisa Riddle
To: City Clerk
Subject: Bressi Ranch Opposition
Date: Monday, May 11, 2026 10:59:04 PM
Good evening,
My name is Lisa Riddle and I have lived in Bressi Ranch since 2006. I am writing today in opposition to the housing community proposed by Toll Brothers near Bressi Ranch at Alicante Road and Town Garden Road, which would convert the existing industrial parcel into more than 100 three-story townhomes.

This proposal could also eliminate valuable live-work and employment opportunities originally intended for the site.

Preserving industrial and commercial space is important for maintaining local jobs, supporting nearby businesses, and reducing commuter traffic by allowing residents to work closer to home.

Adding more than 100 high-density townhomes in this location does not appear to solve affordability concerns, while it will certainly increase traffic congestion, parking issues, strain on infrastructure, and pressure on local services.

Many residents feel this proposal is inconsistent with the character, planning vision, and expectations of the Bressi Ranch community.

Could you please advise what additional steps residents should take to formally oppose this proposal and ensure our concerns are fully considered during the review and approval process? Thank you for your time and attention to this important matter.

Lisa Riddle
619-316-9879
Lisa O’Connor-Riddle
Licensed Clinical Social Worker, 27357
Psychotherapist
619-316-9879
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From: Eric Lardy
To: City Clerk
Subject: Fw: May 12, 2026 City Council Agenda Item #9: Toll Brothers Request for General Plan Amendment Date: Tuesday, May 12, 2026 6:54:26 AM
From: Eric Rossitto <[email protected]>
Sent: Monday, May 11, 2026 9:52:01 PM
To: Eric Lardy <[email protected]>
Cc: Melanie Burkholder <[email protected]>; Kevin Shin <[email protected]>; Teresa Acosta <[email protected]>; Planning <[email protected]>
Subject: May 12, 2026 City Council Agenda Item #9: Toll Brothers Request for General Plan Amendment

Dear Members of the Carlsbad City Council and Planning Commission:

I am writing to urge you to deny Toll Brothers’ application for a Bressi Ranch Master Plan amendment and related request to change the Alicante Road parcel’s land use designation from Residential, to Planned Industrial General Plan designation. I oppose the proposed Alicante development in Bressi Ranch, scheduled for consideration on May 12, and respectfully urge the Council to deny the resolution as currently proposed.

First and foremost, this project raises serious public health and safety concerns. The property is mapped within a very high fire severity zone, and approving housing in that location would represent a major policy shift in the City’s long-standing stance on public health and safety. In addition, the property was not identified as a housing inventory site in the City’s 2021-2029 Housing Element, and the infrastructure needed to support this level of development was never planned for within the Bressi Ranch Master Plan.

Sewer, water, and roadway systems were designed for a different intensity of use, not the level of residential density now being proposed.

The addition of 111 or more new homes on a relatively small seven-acre parcel also raises serious concerns about overdevelopment in an area that is already operating at or near its infrastructure limits. Bressi Ranch and the surrounding neighborhoods were not designed to accommodate this level of density. Traffic on Town Garden Road is already overwhelming the neighborhood, largely due to spillover from the Viasat offices, and the road is frequently used as a shortcut to access Bressi Center and Bressi Square. Adding significant new residential density will only intensify this existing congestion, placing further strain on roads that are already overburdened. Neighborhood streets, in particular, are not built to support the increased volume and flow that this expansion would bring, creating safety concerns and diminishing residents’ quality of life.

Beyond traffic concerns, this proposal risks altering the character and long-term value of our community.

Bressi Ranch was established and purchased by residents as a high-value, master-planned neighborhood with a specific vision, scale, and quality of life. The addition of 111 condo units, including rent-controlled components, together with the increased congestion they will create, detracts from the planned community residents bought into and may negatively affect surrounding property values. Overbuilding on a limited parcel of land undermines the neighborhood’s established character and sets a precedent that prioritizes density over livability.

It is also important to recognize that Bressi Ranch homeowners have been paying Mello-Roos fees for years to help fund the infrastructure and public improvements that support this community. Those fees were intended to support the development framework already in place, not to absorb the added burden of further overbuilding. Expanding density beyond what the neighborhood was built to support places even more strain on residents who have already been contributing toward the infrastructure costs of this area.

I understand that this project will also require a General Plan amendment, rezone, fire and safety review, full CEQA environmental review, mandatory public outreach, and ultimately a majority vote of the City Council.

Given those requirements, this proposal already faces a significant uphill path, and it is difficult to see how it aligns with the City’s responsibilities to protect residents and preserve the integrity of existing neighborhoods.

I am also concerned that some members of the Planning Commission have expressed interest in increasing the number of units beyond what is already proposed. This direction only amplifies the issues outlined above and further disconnects the project from the realities of the surrounding community.

This decision will have long-lasting consequences. I urge the Council to carefully consider the cumulative impact of overdevelopment, traffic congestion, infrastructure strain, public safety, property value impacts, and community character before moving forward.

Thank you for your consideration.

Sincerely,
Eric Rossitto
Bressi Ranch Homeowner & Resident
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From: Eric Lardy
To: City Clerk
Subject: Fw: 6405 Alicante Rd - Oppose Rezoning - Vacant Land Next To Viasat Date: Tuesday, May 12, 2026 6:54:52 AM
From: Jeremiah Patton <[email protected]>
Sent: Monday, May 11, 2026 8:25:21 PM
To: Eric Lardy <[email protected]>
Cc: Melanie Burkholder <[email protected]>; Keith Blackburn <[email protected]>; Roco Nasirpour ([email protected]) <[email protected]>; [email protected] <[email protected]>; [email protected] <[email protected]>
Subject: 6405 Alicante Rd - Oppose Rezoning - Vacant Land Next To Viasat

Hello Mr Lardy,
I am reaching out to you today regarding the housing development project being proposed for the vacant lot next to Viasat at 6405 Alicante Rd in Carlsbad as I understand you are on the planning commission.

I strongly oppose rezoning this property into residential from the current industrial zoning. I am a La Costa Greens resident of 14 years and was La Costa Greens HOA VP for 10 years.

Both very large communities located directly next to this proposed site, La Costa Greens & Bressi Ranch and the majority of our residents as well as both of our HOA boards strongly oppose rezoning this vacant land next to Viasat. All of our residents did not agree to this when buying into our master planned communities.

I understand how Sacramento is always breathing down your neck to build more housing and of course more affordable housing but this is not the right spot for it. In the past both our communities surveyed our residents and the majority of both of our communities opposed the last expansion of bressi ranch north of gateway rd where you added all of that high density housing. Ignoring both of our communities and residents once was bad enough, ignoring a 2nd time would be the final straw.

Eric, this may not impact you directly as it seems you don’t even live in this area and rather the 92117 area of San Diego but this would indeed have real world implications for people located directly next to it whom spent their hard earned money to buy into our master planned communities and raise their family here putting their trust into our 2 communities to stay as they were originally laid out to them when they bought their homes and that current proposed site was correctly zoned as industrial.

Regards,
Jeremiah Patton
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From: Charlene Situ
To: City Clerk
Subject: Opposition to Toll Brothers Project
Date: Tuesday, May 12, 2026 8:57:30 AM
Hello,
My name is Charlene Situ-Liu and I live in Bressi Ranch. I am writing today in opposition to the housing community proposed by Toll Brothers near Bressi Ranch at Alicante Road and Town Garden Road, which would convert the existing industrial parcel into more than 100 three-story townhomes.

A master plan is not arbitrary — it is a framework intentionally created to balance housing, jobs, commercial space, infrastructure, traffic flow, schools, and overall quality of life.

Converting designated industrial/commercial land into high-density residential housing undermines that balance and sets a concerning precedent for future changes within the community.

Many residents feel this proposal is inconsistent with the character, planning vision, and expectations of the Bressi Ranch community.

Charlene Situ-Liu
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From: derek brigden
To: City Clerk
Subject: Stop the madness
Date: Tuesday, May 12, 2026 9:11:44 AM
I had thought that the City Council was supposed to work for the residents.

Building 111 townhomes on Alicante is complete madness and clearly not in the best interests of the residents.

However, I am pretty sure our voices are never heard, and the Council will go ahead and do the bidding of their master's at Rincon.

Who in their right mind would think this is a good idea. The impact on traffic and parking in an already crowded neighborhood will be horrendous.

Please stop.

Derek Brigden
6148 Colt Place
Carlsbad, CA
92009
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From: betsy hensien
To: City Clerk
Subject: Rezoning
Date: Tuesday, May 12, 2026 9:14:03 AM
I strongly urge the City Council to support Option #3 and deny the proposed rezoning to residential use.

I believe this property should remain consistent with the original vision outlined in the Bressi Ranch Master Plan. Rezoning this parcel from industrial to residential weakens the community’s carefully planned mixed- use design and moves away from the plan’s core purpose: creating a balanced community where residents can live and work within close proximity, reducing traffic and dependence on automobiles.

The long vacancy of this site was not due to a lack of industrial potential, but rather the result of an existing option held by ViaSat. Before permanently converting this land to residential use, the city should fully explore light industrial or employment-generating alternatives that align with the original intent of the Master Plan.

Approving this rezoning would permanently reduce opportunities for local jobs and could negatively impact the walkability and balance that make Bressi Ranch unique. I respectfully ask the Council to honor the original vision for the community and preserve this site for its intended purpose.

Regards
Elizabeth hensien
6249 cottage drive
Carlsbad 92009
Sent from my iPhone
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From: Shannon Tarbell
To: Eric Lardy; City Clerk
Subject: Support for Bressi Ranch community (GPA 2025-0001, Amend 2025-003) Date: Tuesday, May 12, 2026 9:45:22 AM
I am writing as a resident of Carlsbad in support of the proposed 111 unit townhome Bressi Ranch community (GPA 2025-0001, Amend 2025-003).

Our community is in great need of additional housing, and with limited areas available for development, it is important that we thoughtfully utilize the spaces we do have. I live near Bressi Ranch and frequently visit the shopping center and surrounding area. Based on my experience, I believe the traffic impact from this proposed community would be minimal, particularly given the walkability and proximity to existing amenities.

I hope you will support and approve this new community and the opportunity it provides to help address Carlsbad’s housing needs.

Thank you for your consideration.

Shannon Winston
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From: C C
To: City Clerk
Subject: to Deny the Toll Brothers Luxury Residential at Bressi Ranch Project Date: Tuesday, May 12, 2026 10:31:28 AM
City Council,
I urge the City Council to deny the Toll Brothers Luxury Residential at Bressi Ranch Project.

Our community has traffic issues already with the ~ 445 units in Bressi Ranch.

Kensington at The Square a 125 unit development has multi-level units. Adjacent is a 320-unit development, Fairfield Apartment Homes. 320 units are too many and the 125 units from Kensington is over the top!
By adding more townhome units will bring more traffic congestion, property values will be affected.

Bressi Ranch is a wonderful place to live please keep Bressi Ranch beautiful! Cordially,
Claudia Crook
[email protected]
619-994-5875
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All Receive - Agenda Item #_____
For the Information of the:

CITY COUCNIL
Date: ___________ CA ____ CC____
CM ____ ACM ____ DCM (3) ____
9 5/11/2026 x x
x x x
From: Roco Nasirpour
To: City Clerk; Council Internet Email
Subject: Fw: 6405 Alicante Rd - Oppose Rezoning - Vacant Land Next To Viasat Date: Tuesday, May 12, 2026 10:40:58 AM
Please add this letter to your item #9 - Toll Brothers for tonight's meeting Roco Nasirpour
This e-mail, and any attachments, is intended for the use of the individual or entity to which it is addressed and may contain information that is privileged, confidential and exempt from disclosure under applicable law. If the reader of this e-mail message is not the intended recipient, or the employee or agent responsible for delivery of the message to the intended recipient, you are hereby notified that any dissemination, distribution or copying of this communication is prohibited. If you have received this e-mail in error, please notify us immediately Mr. Blackburn and Mrs. Bhatia,
As president of La Costa Greens HOA, representing 3,000 residents, I strongly agree that this project should not move forward and will be gathering signatures for a petition to oppose it. I’m not aware of any previous instance where industrial zoning with long-term tax benefits to the city has been converted to low-density housing in a way that would so negatively affect both Bressi (with 2000 residents) and La Costa Greens residents. I urge you to reconsider this application and prevent its approval at tonight’s City Council meeting.

Sincerely,
Roco Nasirpour
President of La Costa Greens HOA
This e-mail, and any attachments, is intended for the use of the individual or entity to which it is addressed and may contain information that is privileged, confidential and exempt from disclosure under applicable law. If the reader of this e-mail message is not the intended recipient, or the employee or agent responsible for delivery of the message to the intended recipient, you are hereby notified that any dissemination, distribution or copying of this communication is prohibited. If you have received this e-mail in error, please notify us immediately On Monday, May 11, 2026 at 08:25:35 p.m. PDT, Jeremiah Patton <[email protected]> wrote:

Hello Mr. Lardy,
I am reaching out to you today regarding the housing development project being proposed for the vacant lot next to Viasat at 6405 Alicante Rd in Carlsbad as I understand you are on the planning commission.

I strongly oppose rezoning this property into residential from the current industrial zoning. I am a La Costa Greens resident of 14 years and was La Costa Greens HOA VP for 10 years.

I understand how Sacramento is always breathing down your neck to build more housing and of course more affordable housing, but this is not the right spot for it. In the past both our communities surveyed our residents and the majority of both of our communities opposed the last expansion of bressi ranch north of gateway rd. where you added all of that high density housing. Ignoring both of our communities and residents once was bad enough, ignoring a 2nd time would be the final straw.

Regards,
Jeremiah Patton
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From: Richard Crook
To: City Clerk
Subject: Townhomes on Alicante in Bressi Ranch
Date: Tuesday, May 12, 2026 10:42:35 AM
Dear City Clerk,
I am writing to express my opposition to the proposed development of 111 townhomes on the 7-acre site on Alicante in Bressi Ranch.

This project represents a level of density that is simply not appropriate for the size of the parcel or the surrounding neighborhood. Placing this many units in such a limited space risks overburdening local infrastructure and fundamentally changing the character of the community.

In particular, I am concerned that the neighborhood will not be able to support this level of density. Increased traffic, congestion, and strain on local roads are likely outcomes, along with broader impacts to quality of life for current residents. Developments should be scaled in a way that fits within the existing environment, and this proposal does not meet that standard.

For these reasons, I respectfully urge the City Council to deny the resolution.

Thank you for your time and consideration.

Sincerely,
Richard Crook
2647 Gateway Road 105224
Carlsbad CA 92009
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From: T Rutherford
To: City Clerk
Subject: Oppose to building 111 townhomes
Date: Tuesday, May 12, 2026 11:04:59 AM
Dear Mr. Lardy and Carlsbad City Council,
I am writing to express my opposition to the proposed high-density developments in Bressi Ranch. As a local resident, I am deeply concerned that our infrastructure is not being upgraded to support this level of growth.

The original Master Plan for Bressi Ranch is being pushed beyond its limits. We are already experiencing dangerous traffic conditions on Town Garden and Gateway Road; these roads cannot accommodate the influx of vehicles that new developments would bring.

Before any further approvals are granted, I request the following:
- A physical traffic safety audit and a comprehensive Environmental Impact Report. - Legally binding requirements for developers to fund speed bumps and traffic signals on Gateway Road and Bressi Ranch Way.
- A clear plan addressing how our already crowded schools, such as Poinsettia and Kelly, will handle the influx of new students.

Our community’s safety should not be an afterthought to development. I request that this letter and the attached evidence be included in the official record for today’s meeting.

Sincerely,
Terri Rutherford
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From: T Cohen
To: City Clerk
Subject: Opposition to 100+ townhomes on Alicante in Bressi Ranch Date: Tuesday, May 12, 2026 11:07:42 AM
Hi,
My name is Tasha Cohen and I live in Bressi Ranch. I am writing to share that my family and I strongly oppose the development of 100+ homes on the Alicante lot in Bressi Ranch. When we purchased our home it was with the understanding that more homes would not be built on the open land due to the zoning and the master planned community. We relied on the existing zoning to ensure a balanced environment of residential and industrial use. The proposal to rezone from Industrial to Residential at this location is a significant departure from that plan and raises several critical concerns for current residents.

My main concern is the unmitigable increase in traffic volume, not just at the main intersections, but within our residential streets. We already experience a high volume of traffic from non-residents who cut through our neighborhood to get to other main streets.

Adding 111 townhomes will exacerbate this, creating a significant safety risk for our children who walk to our local parks. Our neighborhood was designed for local traffic, and this surge in density compromises the safety of our most vulnerable pedestrians.

Another concern is education as our local schools are already at a breaking point. My son’s current class at Poinsettia Elementary has 33 students, which is already far above the state average requirement. Is there a plan to increase capacity at our schools for the hundreds of new students this development would bring?
Changing the zoning from Industrial to Residential fundamentally alters the integrity of our Master Planned community. I urge the commission to deny this rezoning request to protect the safety, infrastructure, and character of our neighborhood.

Please let me know if there is anything else I can do.

Thank you,
Tasha Cohen
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From: skip reed
To: City Clerk
Subject: Opposition To PLANNING COMMISSION RESOLUTION NO. 7566 | Project ID #GPA 2025-0001 Date: Tuesday, May 12, 2026 12:58:03 PM
Members of City Council,
We respectfully oppose the proposed rezoning of the existing industrial parcel located in the northwestern quadrant of Bressi Ranch to high-density residential as proposed by Toll Brothers.

Bressi Ranch was thoughtfully designed and approved as a balanced master-planned community with intentional integration of residential neighborhoods, commercial services, open space, circulation, and employment-generating industrial and business uses. The existing industrial parcel plays an important role in preserving that balance and maintaining the original planning vision for the community.

Converting this parcel to high-density residential fundamentally alters the land use framework that residents invested in and relied upon when choosing to live in Bressi Ranch. The proposed density is inconsistent with the established character, scale, and planning principles that have made Bressi Ranch one of Carlsbad’s most successful master-planned communities.

In addition, the proposal raises serious concerns regarding:
• Increased traffic congestion on already impacted circulation corridors including Palomar Airport Road, El Camino Real, Gateway Road, Town Garden Road and surrounding neighborhood streets • Additional strain on schools, parks, public safety, and community infrastructure • Loss of valuable employment and flex-industrial land within Carlsbad • Increased parking demand and neighborhood spillover impacts • Potential incompatibility with the existing architectural and community character of Bressi Ranch • Reduced quality of life for surrounding residents due to density intensity beyond what was originally contemplated in the master plan
Residents supported and invested in Bressi Ranch because of its carefully planned balance of uses, walkability, open space, and cohesive neighborhood design. Incrementally replacing designated employment or industrial parcels with high-density residential risks undermining the long-term integrity of the master-planned community as a whole.

We encourage the City of Carlsbad to uphold the original planning framework for Bressi Ranch and carefully evaluate whether this proposed rezoning serves the broader long-term interests of existing residents, infrastructure capacity, economic diversity, and community character.

Growth should be thoughtful, compatible, and aligned with the vision that made Bressi Ranch a successful community in the first place.

Bressi Ranch was designed around “new urbanism” planning principles by noted urban planner Peter Calthorpe. The goal was to create a highly connected, pedestrian-friendly community where homes, parks, schools, trails, and retail were all integrated together instead of separated into isolated tracts.

Respectfully,
Skip & Cyndi Reed
Bressi Ranch Homeowners
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From: Eric Lardy
To: City Clerk
Subject: FW: Opposed Proposed Condo project and rezoning Date: Tuesday, May 12, 2026 1:35:19 PM
-----Original Message-----
From: Liz Dillon <[email protected]>
Sent: Tuesday, May 12, 2026 1:31 PM
To: Eric Lardy <[email protected]>
Subject: Opposed Proposed Condo project and rezoning
Hello,
My name is Liz Dillon and my husband and kids live in Bressi Ranch. I am writing today in opposition to the housing community proposed by Toll Brothers near Bressi Ranch at Alicante Road and Town Garden Road, which would convert the existing industrial parcel into more than 100 three-story townhomes.

This proposal could also eliminate valuable live-work and employment opportunities originally intended for the site.

Preserving industrial and commercial space is important for maintaining local jobs, supporting nearby businesses, and reducing commuter traffic by allowing residents to work closer to home.

Many residents feel this proposal is inconsistent with the character, planning vision, and expectations of the Bressi Ranch community.

Could you please advise what additional steps residents should take to formally oppose this proposal and ensure our concerns are fully considered during the review and approval process? Thank you for your time and attention to this important matter.

Liz and Jeff Dillon
20 year Bressi Ranch Resident
Sent from my iPhone
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From: Alexandra Wallock
To: City Clerk
Subject: Toll Brothers Request for General Plan Amendment Date: Tuesday, May 12, 2026 1:38:54 PM
Hello Carlsbad Council,
As a resident of La Costa Greens, I'm writing to express my concern regarding the possible construction of residential homes on the vacant 7-acre parcel at 6405 Alicante Road. I am proposing the council keep the current zoning as Planned Industrial (Office or Warehouse use only), and DENY the Toll Brothers request to change the zoning to Residential. The development of homes on this small parcel of land would lead to an increase in traffic and air pollution in this area, which is a major concern for the local homeowners. Please consider this request as we are already experiencing an increase in traffic and air pollution in this exact area with the increase in planes flying in and out of Palomar Airport.

Sincerely,
Alexandra Wallock
Homeowner of 2339 Geode Ln, Carlsbad
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From: Cristen Mugford
To: City Clerk
Subject: Toll Brothers Zoning Proposal
Date: Tuesday, May 12, 2026 1:58:47 PM
I am writing to express my opinion against the Toll Brothers proposal to change the zoning from industrial to residential at Alicante (case #GPA2025-0001).

As a resident of the area, this would cause many problems and safety concerns. The zoning should remain for industrial use.

Sincerely,
Cristen Mugford
Geode Ln
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From: Mitcheom, Polina
To: City Clerk
Cc: Barrie, Marisa; Abbott, Jamie; Baskel, Marc; Johnson, Cathe Subject: Public Comment on Agenda Item #9 - Toll Brothers Request for GPA Date: Tuesday, May 12, 2026 1:59:17 PM
Attachments: COSD Comment Letter_Toll Brothers GPA Request.pdf Good afternoon,

Please find attached the County of San Diego’s comment letter regarding Toll Brothers Bressi Ranch (Case No. GPA2025-0001/AMEND2025-0003/CT2025-0006/PUD2025- 0006 [DEV2024-0088]) for the May 12, 2026 City Council meeting. We appreciate the opportunity to provide input.

Thank you,

Polina Mitcheom, ACE – she/her
Land Use/Environmental Planner
Public Works | Airports Division
Phone: 619-787-8288
Email: [email protected]

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SANDIEGOCOUNTY.GOV

MARISA K. BARRIE, PE

DIRECTOR

PUBLIC WORKS

COUNTY AIRPORTS
1960 JOE CROSSON DRIVE, EL CAJON, CA 92020
(619) 956-4800 FAX (619) 956-4801
www.sdcountyairports.com

KATHRYN A. STEWART, PE

ASSISTANT DIRECTOR

May 12, 2026

City of Carlsbad Council Chamber
1200 Carlsbad Village Drive
Carlsbad, CA 92008

PUBLIC COMMENT ON TOLL BROTHERS REQUEST FOR GENERAL PLAN AMENDMENT –

DECISION ON WHETHER TO ALLOW FURTHER PROCESSING

Dear Honorable Mayor and Members of the City Council ,

The County of San Diego (County) appreciates the opportunity to provide comments regarding the request for a General Plan amendment , Bressi Ranch Master Plan amendment, tentative tract map and planned development permit to redesignate the subject property from Planned Industrial to R esidential to allow development of approximately 111 three -story residential townhomes on a vacant 7 -acre parcel at 6405 Alicante Road (APN 213 -260 -12 -00 ), Case No. GPA2025 -0001/AMEND2025 -0003/CT2025 - 0006/PUD2025 -0006 (DEV2024 -0088) .

The County supports the resolution denying further processing of this application .

The proposed project site is located approximately 0.5 miles from the east end of McClellan -Palomar Airport’s primary runway. The site lies within the Airport Influence Area (AIA) and is located within Safety Zones 3 and 6 of the Airport Land Use Compatibility Plan (ALUCP). Under the McClellan -Palomar ALUCP, new residential development within Safety Zone 3 at a density greater than 16 dwelling units per gross acres is classified as incompatible due to safety risks . Additionally, new residential development of more than 13 dwelling units per gross acre but not more than 16 dwelling units per gross acre is "conditionally compatible ”, provided that the development meets the following conditions:
- Fifteen percent of the site meets the “open land” criteria. (See Policy 3.4.9.) - One of the following exists within 1,650 feet of the geographic center of the site: a four -lane divided highway; a golf course; or, other public land qualifying as “open land” in accordance with Policy 3.4.9.
- Utility lines on and along the perimeter of the site are underground or will be placed underground in conjunction with the proposed project.
- Development is clustered if required in accordance with Policy 3.4 .4, Paragraph (f).

The clustering of residential development must not result in the density within any single 1 -acre area exceeding 20 dwelling units per net acre. The proposed residential density may exceed th e allowable threshold.

Given these requirements, certain ALUCP policies may present potential challenges for the proposed development , depending on the final project design and density.

City of Carlsbad
May 12, 2026

Page 2 ends

SANDIEGOCOUNTY.GOV

In addition to these safety zone requirements, the surrounding land uses of McClellan - Palomar Airport also functions as a critical buffer between airport operations and sensitive land uses, such as housing. Although the site is located outside the 65 dB Community Noise Equivalent Level (CNE L) contour , it i s with in the vicinity of the airport’s approach and traffic pattern and is subject to overflight. Flight activity in this area includes arrivals and departures, Federal Aviation Administration (FAA) -standard traffic patterns, and frequent touch -and -go operations. These operations generate a range of flight paths that vary based on aircraft size, turni ng capability, performance characteristics, pilot training needs, and instructions from FAA Air Traffic Control. If the zoning designation is changed from Planned Industrial to Resi dential, future residents will see, feel, and hear aircraft arriving and departing the airport and may be disturbing to certain individuals. Maintaining the Planned Industrial designation supports land use compatibility with airport operations.

The County appreciates the opportunity to comment on t his matter . If you have any questions, please contact Jamie Abbott, Director of Airports , at [email protected] .

Sincerely,

JAMIE ABBOTT , D irector of Airports
Department of Public Works

From: Vanaja Menon
To: City Clerk
Subject: Tollbrother request
Date: Tuesday, May 12, 2026 3:28:05 PM
Hello,
I am resident of La Costa Green and am in opposition for the Toll bothers request to convert commercial land to residential land at Alicante and Towngate.

Case No. GPA2025-0001
Sincerely,
Vanaja Menon
2323
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All Receive - Agenda Item #_____
For the Information of the:

CITY COUCNIL
Date: ___________ CA ____ CC____
CM ____ ACM ____ DCM (3) ____
9 5/13/2026 x x
x x x
From: Council Internet Email
To: City Clerk
Subject: FW: Opposition to high density townhomes - Bressi Ranch & La Costa Greens Resident Date: Tuesday, May 12, 2026 3:34:31 PM
From: Danielle Morales <[email protected]>
Sent: Tuesday, May 12, 2026 3:34 PM
To: Keith Blackburn <[email protected]>; Council Internet Email <[email protected]>
Subject: Opposition to high density townhomes - Bressi Ranch & La Costa Greens Resident

Hello,
My name is Danielle Morales and I am a resident of La Costa Greens located in Carlsbad. I am writing to express my opposition to the proposed Toll Brothers housing development planned for the industrial parcel located near Alicante Road and Town Garden Road. The proposal to replace this designated industrial/commercial site with more than 100 three-story townhomes raises significant concerns for many residents in our community.

La Costa Greens and Bressi Ranch were both developed as thoughtfully planned communities, with careful consideration given to the balance between residential neighborhoods, commercial and industrial space, traffic circulation, infrastructure, schools, and overall quality of life. Many homeowners purchased here with the expectation that this long-term planning vision would remain intact and that surrounding land uses would generally align with the original community design.

Rezoning industrial land for high-density residential housing disrupts that balance and creates concern about the gradual erosion of the original master plan. These types of changes can establish a precedent for additional conversions in the future, ultimately altering the character and functionality of the community residents invested in.

There is also concern about the loss of valuable employment and live-work opportunities that this site was originally intended to support. Maintaining commercial areas within the community helps preserve local jobs, supports nearby businesses, and can reduce commuting demands by allowing residents to work closer to where they live.

In addition, many residents question whether this project meaningfully addresses local housing needs. There are already homes and rental properties available throughout the surrounding area, and adding more than 100 dense townhomes at this location does not appear likely to improve affordability in a meaningful way. However, it would likely contribute to increased traffic, parking congestion, infrastructure strain, and added pressure on local services and roadways.

Overall, many residents feel this proposal is inconsistent with the original planning vision and character of both La Costa Greens & Bressi Ranch communities.

Could you please advise what formal steps residents may take to voice opposition to this proposal and ensure that community concerns are fully considered during the review and approval process?
Thank you for your time and consideration.

Regards,
Danielle Morales
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From: Kenneth Lee
To: City Clerk
Cc: CadieKen Lee
Subject: Objection to Toll Brothers Development in Bressi Ranch Date: Tuesday, May 12, 2026 4:05:20 PM
Dear Councilmembers,

I am writing to voice my opposition to the proposed Toll Brothers development in Bressi Ranch of project consisting of 111 townhomes.

I along with my wife and 2 daughters are residents of Bressi Ranch and have enjoyed every aspect of living here since we bought our home 12 years ago. We bought here to raise a family, and enjoy the parks, lifestyle, and quality of life that Bressi Ranch provides. We would not have purchased our home here if we believed that the entire character of this neighborhood would be fundamentally and forever changed by a development such as the one being proposed by Toll Brothers.

This special quality of life is made possible because of adherence to the Bressi Ranch Master Plan- a plan that was prepared by the City of Carlsbad at great expense, through great effort, with extensive research and studies being conducted to complete it properly. Given the time and effort that went into completion of that Master Plan, it is ill- advised to simply set it aside for the sake of one developer's request.

This proposed development would require that Master Plan to be modified and completely disregarded. It would destroy the quality of life that Bressi Ranch and its surrounding communities currently enjoy, as it would, at a minimum, result in huge increases in traffic congestion, and overcrowding of the area.

Dismantling the Bressi Ranch Master Plan for this development would also be arbitrary, and completely against the public interest, and would be considered spot zoning- something which is completely contrary to California Law. Therefore, if this development is approved, it will undoubtedly result in protracted litigation as residents will undoubtedly mobilize to stop this ill-conceived development.

My family and I understand that more housing is needed in our communities, and we support those efforts. However, those efforts must be reasonable. The Kensington is a housing development within Bressi Ranch that we did not oppose as it was a reasonable, measured approach to adding housing in our community, and did not involve dismantling the Bressi Ranch Master Plan, or destruction of the quality of life for Bressi Ranch residents. That is not the case with this Toll Brothers proposal.

For the foregoing reasons, I respectfully request that the City deny the request to dismantle or modify the Bressi Ranch Master Plan, and that the City deny the request from Toll Brothers to build this development. Thank you for your consideration of our request.

Sincerely,

Kenneth Lee
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From: Nancy Schweizer
To: City Clerk
Subject: Proposed development by Toll Brothers in Bressi Ranch Date: Tuesday, May 12, 2026 4:29:13 PM
My husband, George, and I strongly oppose the proposed development by Toll Brothers in Bressi Ranch. The area is zoned Industrial use and should stay that way. We live in Bressi Ranch at 6315 Huntington Drive.

Thank you in advance for considering the input of the community.

Nancy and George Schweizer
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AFFIDAVIT OF MAILING

NOTICE OF PUBLIC HEARING
TO: CITY CLERK
DATE OF PUJLIC HEARING: flJt//j /2, 2/£u,
t zt1Urt7I /J/a,1 g;;/ldmdti, mt1.rl~r /J/a,1 /Jm~/?d//1t'1'1/,.

SUBJECT: "f/tlfJrZl'd /!d1a<4 h rat O<wlqt?llleai b}rv:I k'l:.f:.h6:J va.,,ltv,,, n1Ap LOCATION: ~ 00 Carlsbad Village Drive, Carlsbad, CA 92008 D Other : ____ ______ ____ _ __ _
DATE POSTED TO CITY WEBSITE !Yhfj l 202.(.£)
DATE NOTICES MAILED TO PROPERTY OWNERS: [)pt</ / {/4 20f ((? NUMBER MAILED: &L/
I declare under penalty of perjury under the laws of the State of California that I am employed by the City of Carlsbad and the foregoing is true and correct.

DEPARTMENT: ~ y CLERK'S OFFICE □ OTHER _______ _
Signature Date
SENT TO FOR PUBLICATION VIA E-MAIL TO: □ Union Tribune on ___ _ [0" Coast News on {lpt.,d 2..0, 2-02,w
PUBLICATION DATE: Union Tribune ------ --------
Coast News ~ l,(l_02J.t>
I declare under penalty of perjury under the laws of the State of California that I am employed by the City of Carlsbad and the foregoing is true and correct.

DEPARTMENT: ~ y CLERK'S OFFICE □ OTHER _ ______ _
Signature Date
Attachments: 1) Mailing La bels
2) Notice w/ attac hments

NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN to you, because your interest may be affected , that the City Council of the City of Carlsbad will hold a public hearing at the Council Chamber, 1200 Carlsbad Village Drive, Carlsbad, California on Tuesday, May 12, 2026 at 5 p.m. to consider a request for the following :

CASE NAME: GPA2025-0001 / AMEND2025-0003 / CT2025-0006 / PUD2025-0006 (DEV2024-0088) - Toll Brothers Bressi Ranch Townhomes
DESCRIPTION: The City of Carlsbad has received an application for a General Plan Amendment, Master Plan Amendment to the Bressi Ranch Master Plan, Vesting Tentative Map, and Planned Development Permit to allow for approximately 111-townhomes to be developed on a 7- acre parcel at 6405 Alicante Road (Assessors Parcel Number 213601200) . The property is located south of Gateway Road, west of Alicante Road, and north of Town Garden Road.

The project is being presented to the City Council to hold a public hearing and consider one of the following:

Adopt a Resolution remanding back to city staff for further processing the application of a General Plan Amendment, Bressi Ranch Master Plan Amendment, Tentative Tract Map and Planned Development Permit to change the Planned Industrial General Plan designation to residential to allow for approximately 111 3-story residential townhomes on a vacant 7-acre parcel at 6405 Alicante Road (APN 213-60-12-00), located south of Gateway Road, west of Alicante Road, and north of Town Garden Road; or
Adopt a Resolution denying the application for a General Plan Amendment, Bressi Ranch Master Plan Amendment, Tentative Tract Map and Planned Development Permit to change the Planned Industrial General Plan designation to residential to allow for approximately 111 3- story residential townhomes on a vacant 7-acre parcel at 6405 Alicante Road (APN 213-60-12-00), located south of Gateway Road, west of Alicante Road and north of Town Garden Road.

Whereas, on Feb. 18, 2026 the City of Carlsbad Planning Commission voted 5-1-1 (Fitzgerald No; Burrows - Abstain) to adopt a resolution recommending the City Council remand the project application back to staff for processing.

Those persons wishing to speak on this proposal are cordially invited to attend the public hearing . Copies of the staff report will be available on and after May 7, 2026. If you have any questions, please contact Assistant Director of Community Development Eric Lardy in the Planning Division at (442) 339 -2712 or [email protected] .

The meeting can be viewed online at https://www .carlsbadca.gov/city-hall/meetings-agendas or on the city's cable channel. In addition , written comments may be submitted to the City Council at or prior to the hearing via U.S. Mail to the attention of Office of the City Clerk, 1200 Carlsbad Village Drive, Carlsbad, CA 92008, or via email to clerk@carlsbadca .gov.

If you challenge these actions in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice or in written correspondence delivered to the City of Carlsbad, Attn : City Clerk's Office, 1200 Carlsbad Village Drive, Carlsbad, CA 92008, at or prior to the public hearing.

CASE FILE: GPA2025-0001 / AMEND2025-0003 / CT2025-0006 / PUD2025-0006 (DEV2024-0088 CASE NAME: Toll Brothers Bressi Ranch Town homes
PUBLISH: Friday, May 1, 2026

CITY OF CARLSBAD I CITY COUNCIL

SITE MAP
°' C
TOWN GARDEN RD '----_J ~

DISCOVERY RD

INGLETONAV
,.--- ----:::,. °' ~-~-~
w
~ t---+-----l
t-------1 <I: ..J
• N

NOT TO SCALE
t---+- ----l 11.
w
t---+-----l ~
::i;
1---+-- ---l C/l
J
Toll Brothers Bressi Ranch
GPA 2025-0001
Map generated on· 1/28/2026

BRESSI RANCH COMMUNITY
UNIT 140
3207 GREY HAWK CT
CARLSBAD CA 92010

FERGUSON FAMILY TRUST
6221 ALVERTON DR
CARLSBAD CA 92009

COBI & EMILY BAKER
6209 ALVERTON DR
CARLSBAD CA 92009

MENNIE CLAIRE TRUST
2550 DISCOVERY RD
CARLSBAD CA 92009

SCOTT & HINTON RACHEL TAYLOR
2562 DISCOVERY RD
CARLSBAD CA 92009

MUSGROVE MICHAELE & RANDI R
2565 DISCOVERY RD
CARLSBAD CA 92009
MICHAELS & VALERIE J 1993 BRAIDA
3614 PONTIAC DR
CARLSBAD CA 92010

JOHN & SHARON SUTTON
2560 INGLETON AVE
CARLSBAD CA 92009

PAUL ALFRED & VALERIYA SMITH
2567 INGLETON AVE
CARLSBAD CA 92009

CHRISTIAN & DENISE PHILLIPS
2555 INGLETON AVE
CARLSBAD CA 92009

JANET L MENKE
6229 ALVERTON DR
CARLSBAD CA 92009

FAMEWELL LTD
509 MEFFORD LN
ALLEN TX 75013

JOSEPH MICHALOWSKI HOUSING
251 AIRPORT RD
OCEANSIDE CA 92058

ERIC M & PATRICIA C BENNETT
P O BOX 130845
CARLSBAD CA 92013

DARRECK W & REBEKAH B CLINES
2566 DISCOVERY RD
CARLSBAD CA 92009

HAREESH & BHARATHY THRIDANDAM
2561 DISCOVERY RD
CARLSBAD CA 92009

CHEATHAM FAMILY TRUST
2552 INGLETON AVE
CARLSBAD CA 92009

HARMON FAMILY TRUST
2564 INGLETON AVE
CARLSBAD CA 92009

BALMUTH BRUCE & BARBARA TRUST
2563 INGLETON AVE
CARLSBAD CA 92009

QUINBY FAMILY TRUST
2551 INGLETON AVE
CARLSBAD CA 92009

NI DAVID YU-TED & LI-LIN SHEN
6225 ALVERTON DR
CARLSBAD CA 92009

GROGAN TRUST
UNIT62
521 ORANGE AVE
CHULA VISTA CA 91911

MANZANO FAMILY TRUST
6201 ALVERTON DR
CARLSBAD CA 92009

CLARKE FAMILY TRUST
2558 DISCOVERY RD
CARLSBAD CA 92009

EVANS -DAHLQUIST TRUST
2569 DISCOVERY RD
CARLSBAD CA 92009

SHAIKEN FAMILY TRUST
2557 DISCOVERY RD
CARLSBAD CA 92009

DAVID ADDY
2556 INGLETON AVE
CARLSBAD CA 92009
PACHECO MICHAEL P & LISA 2015
2568 INGLETON AVE
CARLSBAD CA 92009
MUNDY RICHARD J & TERESA I TRUSl
2559 INGLETON AVE
CARLSBAD CA 92009

TODD & TIFFANY KARNIG
2550 TOWN GARDEN RD
CARLSBAD CA 92009

CONRAD & LESIGHT JUDI GRELL
2554 TOWN GARDEN RD
CARLSBAD CA 92009

BRESSI RANCH COMMUNITY ASSN
UNIT 300
9665 CHESAPEAKE DR
SAN DIEGO CA 92123

MCLAUGHLIN FAMILY TRUST
6245 ALVERTON DR
CARLSBAD CA 92009

KEVIN M & JAMIE M DUCK
6257 ALVERTON DR
CARLSBAD CA 92009
RU BEY 2012 FAMILY TRUST
6252 ALVERTON DR
CARLSBAD CA 92009

MITCHELLE GINA TRUST
6240 ALVERTON DR
CARLSBAD CA 92009

HALLEN TRUST
6239 LISMORE PL
CARLSBAD CA 92009

LEVINE INVESTMENTS LTD
UNIT 450
2801 E CAMELBACK RD
PHOENIX AZ 85016

SUSI VENTURES LLC
2759 ASCOT AVE
CARLSBAD CA 92009

SULLY ASSET GROUP LLC
2510 GATEWAY RD
CARLSBAD CA 92009

MATTHEWS & OANA GASKEY
2558 TOWN GARDEN RD
CARLSBAD CA 92009

DOOLEY BRENDAN & LINDA TRUST
6237 ALVERTON DR
CARLSBAD CA 92009

COLL FAMILY TRUST
6249 ALVERTON DR
CARLSBAD CA 92009

SADRI TOLOUE TRUST
6261 ALVERTON DR
CARLSBAD CA 92009

HERSH MARK & EMILIE FAMILY TRUST
6248 ALVERTON DR
CARLSBAD CA 92009

KOPF MARVIN L & WILMA L FAMILY
6236 ALVERTON DR
CARLSBAD CA 92009

PEACOX FAMILY TRUST
6243 LISMORE PL
CARLSBAD CA 92009

WJP CARLSBAD SELF STORAGE LLC
UNIT 1450
600 NEWPORT CENTER DR
NEWPORT BEACH CA 92660

OCEAN COLLECTION LL C
PO BOX 13888
VISTA CA 92085
2556 GATEWAY LLC
3687 VALLEY ST
CARLSBAD CA 92008

MICHAEL J & BAYLEA A OCONNOR
2562 TOWN GARDEN RD
CARLSBAD CA 92009

ETTE UMOHIBOM U & PARRIS
6241 ALVERTON DR
CARLSBAD CA 92009

JOHN T & CHRISTINE E MOORE
UNIT 105-417
2647 GATEWAY RD
CARLSBAD CA 92009
KUH NEY 2009 TRUST
6256 ALVERTON DR
CARLSBAD CA 92009

WALTER LISA N FAMILY TRUST
6244 ALVERTON DR
CARLSBAD CA 92009

SHERWIN C & JASMINE DOWLAT
6235 LISMORE PL
CARLSBAD CA 92009

HAID FAMILY TRUST
6247 LISMORE PL
CARLSBAD CA 92009

TESTA FAMILY LTD PARTNERSHIP II
3552 RUNNING TIDE CIR
HUNTINGTN BCH CA 92649

CAMPS HOLDINGS LLC
7045 MURILLO LN
CARLSBAD CA 92009

SCREAMIN EAGLES VENTURES LL C
2530 GATEWAY RD
CARLSBAD CA 92009

CYETHEM OFFICES LLC
P O BOX 720582
SAN DIEGO CA 92172

REXFORD INDUSTRIAL REAL TY LP
11620 WILSHIRE BLVD
LOS ANGELES CA 90025

SIR CAMPBELL PLACE INC
UNIT 300
255 WASHINGTON ST
NEWTON MA 2458
PIVOTAL 650 CALIFORNIA ST LL C
UNIT 450
2801 E CAMELBACK RD
PHOENIX AZ 85016
Eric Lardy, Assistant Director of Community Development May 12, 2026
Toll Brothers Bressi Ranch
GPA2025-0001 / AMEND2025-0003 /
CT2025-0006 / PUD2025-0006

PROCEDURES

1. Staff Presentation

2. City Council questions on staff
presentation

3. Applicant presentation (10 Min.)

4. City Council opportunity to ask
questions of applicant

5. Open public testimony

6. Close public testimony

7. Staff and Applicant response (if
necessary)

8. City Council discussion

9. City Council vote
2 • April 2021: Housing Element Approved
• January 2024: Rezoning Program (Housing
Element) Approved
• January 2024 to July 2025: Housing Projects Not
in Housing Element Not Recommended
• July 2025: Two-step Screening Process
Established by City Council
ITEM 9 – Toll Brothers Bressi Ranch
City Council Direction on
General Plan Amendments
30-day
Completeness
Review

SCREENING
Application
Submitted
Planning Commission
Recommend
City Council Decision
12-24 Months Developing Full
Application Materials
CEQA Evaluation
Project Specific Design
Screening Hearings Option 1: Remand to Staff For Processing Applicant will be required to
complete Enhanced Stakeholder
Outreach
Planning
Commission
Recommend
City Council
Decision on
GPA
Final Decision
Project Does Not
Move Forward
Option 2: Denial of GPA
ITEM 9 – Toll Brothers Bressi Ranch
Project Site:
• Vacant Lot
• Between Gateway, Alicante,
and Town Garden Roads
• 7.02-acres
• Proposing Approximately 111
Townhome (for sale) units

ITEM 9 – Toll Brothers Bressi Ranch
Proposed General Plan R-23 (19-23 Units/Acre)
Existing General Plan (Planned Industrial)

• Seventeen Resident Comments Attached as
(Exhibit 7)
• All comments distributed since posting
ITEM 9 – Toll Brothers Bressi Ranch
Public Comment
• Feb. 18, 2026
• Recommended remanding project to staff for
processing
ITEM 9 – Toll Brothers Bressi Ranch
Planning Commission
ITEM 9 – Toll Brothers Bressi Ranch
California Environmental Quality
Act (CEQA)
• Option 1: Remand to Staff: Not a project
under CEQA
• Option 2: Recommend Denial
Options:
1) Hold a Public Hearing, and
2) Adopt a resolution remanding the project application back to city staff for further processing (Exhibit 1), OR 3) Adopt a resolution denying the application (Exhibit 2) ITEM 9 – Toll Brothers Bressi Ranch
Eric Lardy, Assistant Director of Community Development May 12, 2026
Toll Brothers Bressi Ranch
GPA2025-0001 / AMEND2025-0003 /
CT2025-0006 / PUD2025-0006

LEVINE INVESTMENTS
& BRESSI RANCH
Presented by: Phone Number:

Andrew Cohn (602) 248-8181
A brief history of Levine’s legacy and Viasat’s Tenancy

Viasat - Phase 1
Buildings 1-4 & Café /
Conference Viasat - Phase 3
Buildings 12, 13, Café /
Conference Room & P1
Viasat - Phase 4
Buildings 14, 15 & P2
Subject Site
Buildings
16, 17 & P3
Location
Building
Square
Footage
Land Area
Phase 1 - 02/27/2000 247,390 13 Acres
Phase 2 - 04/15/2016 143,100 10 Acres
Phase 3 - 03/01/2017 196,045 5.40 Acres
Phase 4 - 03/01/2017 173,637 7.31 Acres
Subject Site - 7.02 Acres
Total 760,172 42.73 Acres
Viasat - Phase 2
(VACANT)
Buildings 10 & 11

PROPOSED APPLICATIONCURRENTLY APPROVED FOR

SITE PLANS
105 UNITS
TOTAL SQUARE FOOTAGE – 220,000
TOTAL PARKING SPOTS – 775

PROPOSED APPLICATIONCURRENTLY APPROVED FOR

ELEVATIONS

Bressi Ranch
Presented by:

Eric Everhart

BRESSI RANCH | CARLSBAD, CA
Since 1967, Toll Brothers has been recognized
as one of America’s premier luxury home
builders & award-winning Fortune 500 company.

We build more than exceptional homes — we
create enduring communities defined by quality,
craftsmanship, and thoughtful design.

Every Toll Brothers home is constructed with
premium materials, superior attention to detail,
and a commitment to customer service,
resulting in a personalized living experience that
reflects each homeowner’s unique vision and
lifestyle…

BRESSI RANCH | CARLSBAD, CA
Site
Location
Alicante Rd
Town Garden Rd
Gateway Rd
Alverton Dr
Discovery Rd
Ingleton Ave
Arundel Ave
Topiary St
Lismore Pl
Innovation Way

BRESSI RANCH | CARLSBAD, CA
Site Plan

TOWN GARDEN ROAD
10 BRESSI RANCH | CARLSBAD, CA
Elevations – Building 5B

FRONT ELEVATION
Alternative
Development
Proposals
for the Site
BRESSI RANCH | CARLSBAD, CA
Other Land Use Proposals
BRESSI RANCH | CARLSBAD, CA
Other Land Use Proposals
BRESSI RANCH | CARLSBAD, CA
Bressi Ranch
Thank you

CARLSBAD CITY COUNCIL
MAY 12, 2026
Agenda #9 T oll Brothers Request for General Plan Amendment Kris Wright
Equitable Land Use Alliance (ELUA)
Carlsbad

CHANGES IN MIXED -USE MASTER PLANS

DEFEATS PURPOSE
• Approved Bressi Ranch Master Plan primary goal:
“…[C]reate a pedestrian oriented community where the
use of the automobile can be minimized. The Master Plan has a strong mixed-use component that includes
residential, commercial and office/industrial uses in close proximity.”

BRESSI RANCH

PALOMAR AIRPORT OVERLAY

AIRPORT LAND USE COMPATIBILITY PLAN:

PROJECT IS IN SAFETY ZONE 3

LAND USE DESIGNATIONS
Land Use
Designation
Dwelling Units/
Acre
Dwelling
Units
Current application R-23 15.8 111
City of Carlsbad R-23 19.0 - 23.0 133 - 161
State Density Bonus Law R-46 (eff.) 46.0 322
Airport Master Plan Safety Zone 3 compat.;
City of Carlsbad
R-15 15.0 105
Planned airport expansion <R-15? ? ?
RECOMMENDATION: DENY THE APPLICATION
• Project uncertainty
• Loss of local control after change to residential
• Master Plan compromised
• “Spot” land use review thoroughness and costs
• Safety (airport proximity)
• Environmental impacts (e.g., high VMT area)
• Infrastructure impacts (e.g., traffic)

QUESTIONS FOR STAFF
• Does the proximity to the airport affect the proposed unit density and/or maximum building height? • If so, would an Airport Safety Zone density limitation (e.g., R-15 for Zone 3) be interpreted by HCD as a “safety” exception that would supersede state housing laws? • Would the planned airport expansion change any of this? • What are the cumulative costs in staff time and city resources to process these individual requests for land use changes to residential, and who pays for them?
• Will these “spot” land use change reviews be as rigorous as the normal Housing Element update process that applies to owners/developers who go through the standard process? • If a residential designation (e.g., R-15 or R-23) is granted with a project, if the project expires or an amendment is sought, could the subsequent application be prevented from using state Density Bonus Law and avoiding city standards through mandatory concessions and waivers?

Carlsbad City CouncilMay 12, 2026

Carlsbad City Council
May 12, 2026