HomeMy WebLinkAboutMP 02-03F; Robertson Ranch West Village; Master Plan (MP)
The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No.
Application complete date: June 10.2014
P.C. AGENDA OF: August 20, 2014 Project Planner: Christer Westman
Project Engineer: Jeremy Riddle
SUBJECT: MP 02-03(F) – ROBERTSON RANCH MASTER PLAN DEVELOPMENT STANDARDS
AMENDMENT – Request for a determination that the project is within the scope of the
previously certified Robertson Ranch Master Plan Environmental Impact Report (EIR 03-
03) and the Mitigated Negative Declaration for the Robertson Ranch West Village [MP
02-03(C)] and a request for a Minor Amendment to the previously adopted Robertson
Ranch Master Plan to modify development standards for Planning Areas 3, 5, 6, 9/10,
and 13 on property located north of Cannon Road and northeast of El Camino Real in
Local Facilities Management Zone 14.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7070 APPROVING a Minor
Master Plan Amendment to modify the development standards for Planning Areas 3, 5, 6, 9/10, and 13
within the Robertson Ranch Master Plan MP 02-03(F).
II. PROJECT DESCRIPTION AND BACKGROUND
The Robertson Ranch Master Plan, both east and west villages, was first approved on Feb 12, 2005. The
east village has been under construction and is nearing build-out. Most recently, on December 4, 2012,
a major amendment to the Robertson Ranch Master Plan was approved along with a subdivision map
for the Robertson Ranch West Village. The owner of the single family residential planning areas, Rancho
Costera LLC (Toll Brothers), is moving ahead with development plans for the various single family
residential planning areas (PAs 3, 5, 6, 9/10, and 13) and is requesting the approval of modifications to
certain development standards that are specific to those planning areas. Included as an attachment to
this report is the Master Plan map which depicts the location of each of the planning areas. The
applicant’s requested modifications to the text of the Robertson Ranch Master Plan include references
to City Council Policies No. 44 and No. 66 as well as select development standards applicable to the
single family residential planning areas PAs 3, 5, 6, 9/10, and 13. The requested text changes are
summarized in the following Table 1. Proposed text modifications are shown in detail on Exhibit “MP
02-03(F)” attached to Planning Commission Resolution No 7070. Removal of text is presented in a
strikethrough type format, while new text is shown in bold and underlined type format.
Pursuant to the adopted Master Plan (Chapter V, Section E.1 Revisions to the Master Plan) , a Minor
Master Plan Amendment is one that does not increase densities, or change the boundaries of the
subject property, or involve an addition of a new use or group of uses or the rearrangement of uses
within the Master Plan. The decision making body for a Minor Master Plan Amendment is the Planning
Commission.
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MP 02-03(F) – ROBERTSON RANCH MASTER PLAN DEVELOPMENT STANDARDS AMENDMENT
August 20, 2014
Page 2
TABLE 1
EXISTING PROPOSED
Typical “Development Standards” introduction
language for the various Planning Areas states:
Development in Planning Area [#] shall comply
with … City Council Policies No. 44 and No. 66, ….
Proposed as a typical “Development Standard”
introduction is:
Development in Planning Area [#] shall comply
with … the intent of City Council Policies 44 and
66, …
Typical in the Maximum Lot Coverage description
is:
…For modified single-story, the livable space on
the second floor shall not exceed 25% of the first
floor lot coverage, …
Proposed for the Maximum Lot Coverage
description is:
…For modified single-story, the livable space on
the second floor shall not exceed 40% of the first
floor lot coverage, …
PAs 3, 6, 9/10, and 13 include requirements that
either 20% of the homes in the PA are built as
single-story structures or alternatively that 25% of
the homes are built as either single-story or
modified single-story structures.
Proposed is the deletion of the 20% option for a
single-story requirement and that 25% of the
homes in PAs 3, 6, 9/10, and 13 are built as a
combination of single-story and modified single-
story structures.
The rear yard setback standard is 20% of the lot’s
width in PA 5 and 10 feet in PAs 3, 6, 9/10, and 13.
In addition to the standard setback, proposed is an
alternative 5 foot setback for single-story building
elements, for 50% of a lot’s width in combination
with a minimum private outdoor recreation area.
Planning Area 5 development standards:
Building Height: 30 feet maximum
Front Yard Setback: 20 feet minimum
Garage and habitable residential space
Lot Coverage: 40% maximum (single-story)
Lot Coverage: 40% maximum (two-story)
Planning Area 5 development standards:
Building Height: 32 feet maximum
Front Yard Setback: 10 feet minimum side loaded
garage, porch, or covered entry
Front Yard Setback: 15 feet minimum habitable
residential space
Front Yard Setback: 20 feet minimum Garage
Lot Coverage: 50% maximum (single-story)
Lot Coverage: 40% maximum (two-story)
III. ANALYSIS
The project is subject to the following plans, ordinances and standards, as analyzed in the following
section of the staff report.
A. General Plan; and
B. Robertson Ranch Master Plan.
The recommendation for approval of this project was developed by analyzing the projects consistency
with the policies or standards contained in the General Plan, Robertson Ranch Master Plan, and City
Council Policies No. 44 and No. 66. The project complies with these standards as discussed in detail in
the section below.
MP 02-03(F) – ROBERTSON RANCH MASTER PLAN DEVELOPMENT STANDARDS AMENDMENT
August 20, 2014
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A. General Plan
The proposed modifications to the single family residential development standards for PAs 3, 5, 6, 9/10
and 13 do not increase the densities or change the boundaries of the subject property or involve the
addition of a new use or group of uses not already shown in the approved master plan. Therefore, the
proposed amendments remain consistent with the previously approved master plan which was analyzed
and found to be consistent with the City’s General Plan.
B. Robertson Ranch Master Plan
The overall goal of the Robertson Ranch Master Plan is to develop a “livable community” by providing a
blend of compatible land uses that will meet the daily needs of the residents it will serve. The Master
Plan has been designed to provide future residents of the project with places to live, work, shop and
recreate. The Ahwahnee Principles (included in Appendix “B” and discussed throughout the Master
Plan) form the basis for many of the design concepts proposed for the community. These principles
include designing residential neighborhoods at a pedestrian scale and integrating them with nearby local
stores and community gathering places that can be comfortably accessed by pedestrian trails. The
proposed single family residential development standards modifications for single family Planning Areas
3, 5, 6, 9/10 and 13 are compatible with the Robertson Ranch Master Plan in that they will continue to
allow for the development of a livable community pursuant to the Ahwahnee Principles.
City Council Policy No. 44 is the Neighborhood Architectural Design Guidelines which applies to new
single-family and two-family residential projects of 2 or more homes. Policy No. 44 has specific design
guidelines for the creation of neighborhood friendly building masses. This policy also has a flexibility
clause that allows the applicant to justify deviations to the design guidelines if the intent of the policy is
still being satisfied. City Council Policy No. 66 is Livable Neighborhoods and includes principles for the
development of livable neighborhoods. Policy No. 66 does not have specific design guidelines but
general neighborhood design principles which establishes intent. Livable neighborhoods have a sense of
identity and community where residents are encouraged to walk instead of using their cars; where
homes are in scale to the size of their lots; where streets are pedestrian-friendly with walkways to
common destinations such as schools, parks, stores, and transit; where houses are interesting to look at
with strong architectural elements; and where open spaces form focal points, gathering places, and
recreational spaces for a variety of age groups. The requested text change is to establish that
development within the west villages of the Robertson Ranch should be in compliance with the “intent”
of the two policies with some flexibility to satisfy the intent without complying with the letter of the
policy. Modification to the text within the master plan to establish that development must meet the
intent of the policies highlights the provisions in the policies that are in place that allow for some
flexibility in their compliance.
The Robertson Ranch Master Plan allows for the development of single-story, modified single-story and
two-story single family homes. A modified single-story home is a two-story structure of which the
footprint of the second floor is limited to a defined percentage of the ground floor footprint. As
currently adopted, modified single-story homes are allowed in PAs 3, 6, 9/10, and 13 of the west village
in the Robertson Ranch and are limited to a second floor footprint no greater than 25% of the ground
floor. The applicant has proposed to change the definition of “modified” to a 40% second floor
footprint. The effect of a change in definition is an across the board increase of 15% for the allowed
second floor footprint which, based on a maximum lot coverage, equates to a maximum increase for
homes in PA3 of 360 square feet, in PA6 of 450 square feet, in PA 9/10 of 540 square feet and in PA 13
MP 02-03(F) – ROBERTSON RANCH MASTER PLAN DEVELOPMENT STANDARDS AMENDMENT
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of 450 square feet. Increasing the maximum second floor footprint will not significantly diminish the
intended final product of limited second floor massing.
Single-family Planning Areas 3, 6, 9/10, and 13 in the adopted Master Plan have a requirement to either
provide at least 20% of the homes as single-story or alternatively to provide 25% as either single-story or
modified single-story structures. The applicant’s requested modification to the standard is to delete the
20% single story option and only mandate that 25% of the homes are built as single-story and modified
single-story structures. The modification simplifies and clarifies that a minimum of 25% of each of the
four planning areas must be developed with homes that are either single-story, modified single-story, or
a combination of both single-story and modified single-story structures.
Each of the single-family residential planning areas in the master plan includes yard setback
development standards from the front, side, and rear property lines. The minimum rear property line
setback for Planning Area 5 is 20% of the lot width (minimum lot width is 75 feet which equals a
minimum 15 foot rear yard setback) and for PAs 3, 6, 9/10, and 13, the minimum setback is 10 feet
regardless of lot width. The applicant has proposed an alternative in addition to the standard rear yard
setback which would allow a reduced rear yard setback of a minimum 5 feet, for single story building
elements, for 50% of the lot width in combination with a minimum private outdoor recreation area.
Planning Areas 3, 6, 9/10, and 13 are required to have 450 square feet on single-story and modified
single-story home lots and 540 square feet on two-story home lots. Planning Area 5 is required to have
880 square feet of private outdoor recreation area. The net effect of allowing a reduced setback for one
half of the lot and a minimum private outdoor recreation area for the other half of the lot is the
maintenance of the same “back yard” area, however, in a different configuration.
Three development standards specific to Planning Area 5 that the applicant has proposed to modify are
1) the maximum building height, 2) minimum front yard setback, and 3) maximum lot coverage.
1) The maximum building height as adopted for PA 5 is 30 feet consistent with the Carlsbad
Municipal Code Chapter 21.10 which is the R-1 One-Family Residential chapter of the Zoning Ordinance.
The other four single-family residential Planning Areas, PAs 3, 6, 9/10, and 13, implement Chapter 21.24,
the RD-M Residential Density Multiple chapter of the Zoning Ordinance. The proposed modification is
an increase of 2 feet for a maximum height of 32 feet. Although Planning Area 5 has the largest lots for
single-family in the West Village, the maximum height standard is the most restrictive as adopted. The
other single-family residential planning areas, because they implement the RD-M zone versus the R-1
zone, are allowed a maximum building height of 35 feet. The proximity of the nearest residential lots in
Planning Area 5 to the existing homes on Glasgow Drive is approximately 225 feet. Given the distance at
which the closest homes would be seen from the nearest existing neighboring lots, an increase in two
feet in height is negligible.
2) The applicant has requested that the Planned Development Ordinance one-family on small lots
minimum setback from a private street (10 feet for side loaded garage, porch and covered entry; 15 feet
for habitable residential space; and 20 feet for direct entry garage) substitute as the required
development standard for the standard R-1 front yard setback of 20 feet. Planning Area 5 will be
developed as a gate guarded neighborhood with a private street and was approved as a Planned
Development. Applying the Planned Development Ordinance standard to this planning area would be
consistent with other planned developments with one-family lots in the City of Carlsbad.
3) As adopted in the Robertson Ranch Master Plan, Planning Area 5 implements the R-1 One
Family Residential zone development standards. Lot coverage for properties in the R-1 zone is a
MP 02-03(F) – ROBERTSON RANCH MASTER PLAN DEVELOPMENT STANDARDS AMENDMENT
August 20, 2014
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maximum of 40% of the lot regardless of the number of stories in the building. The applicant has
proposed a 50% maximum lot coverage for single-story structures and 40% maximum lot coverage for
two-story structures as the standards for Planning Area 5. The proposal is consistent with the standards
established for the other single-family planning areas in the West Village.
IV. ENVIRONMENTAL REVIEW
The proposed action is legislative and will not have an environmental impact. The project is within the
scope of the previously certified Robertson Ranch Master Plan Environmental Impact Report (EIR 03-03)
and mitigated negative declaration adopted for the Robertson Ranch West Village [MP 02-03(C)] and no
further review is required.
ATTACHMENTS:
1. Planning Commission Resolution No. 7070 with Exhibit “MP 02-03(F)” Proposed Text
Modifications
2. Location Map
3. Master Plan Planning Area map
4. Disclosure Statement
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Robertson Ranch Master Plan
Development Standards Amendment
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PA 18
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13.6 Gross AC.
Open Space
6.8 Gross AC.
5.1 Net AC.
22.7 DU/AC.
116 Du's
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14.7 Gross AC.
Village Center/
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14.6 Gross AC.
11.8 Net AC.
21.0 DU/AC.
WEST VILLAGE248 Du's
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17.7 Gross AC.
14.8 Net AC.
5.9 DU/AC.
87 Du's
5,000 S.F. Lots
10.1 Gross AC.
9.5 Net AC.
3.8 DU/AC.
36 Du's
8,500 S.F. Lots
12.4 Gross AC.
Open Space
20.4 Gross AC.
18.8 Net AC.
4.0 DU/AC.
75 Du's
6,000 S.F. Lots
15.4 Gross AC.
Park &
40.3 Gross AC.
Open Space
17.0 Gross AC.
16.8 Net AC.
5.1 DU/AC.
85 Du's
5,000 S.F. Lots
3.5 Gross AC.
3.5 Net AC.
22.3 DU/AC.
78 Du's
Multifamily
6.6 Gross AC.
Office
2.0 Gross AC.
2.0 Net AC.
Community
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9.0 Gross AC.
7.0 Net AC.
12.4 DU/AC.
84 Du's
Courtyard Homes
22.2 Gross AC.
21.3 Net AC.
5.2 DU/AC.
110 Du's
4,500 - 5,000 S.F. Lots
25.2 Gross AC.
25.0 Net AC.
4.4 DU/AC.
109 Du's
5,000 S.F. Lots
39.7 Gross AC.
Open Space
30.4 Gross AC.
Open Space
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16 Du's
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4.5 Gross AC.
4.3 Net AC.
5.4 DU/AC.
23 Du's
12.0 Net AC.SERVICE
5,000 S.F. Lots
PA 2
2.3 Gross AC.
Community
Facility Site
22.2 Gross AC.
Open Space
PA 3
17.2 Gross AC.
15.4 Net AC.
5.7 DU/AC.
87 Du's
4,000 S.F. Lots
PA 13
5,000 S.F. Lots
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LAND USE PLAN - AERIAL PHOTOGRAPH OVERLAYRobertson Ranch
August 14, 2014Carlsbad, California
600 FT
NORTH