HomeMy WebLinkAbout2016-04-20; Planning Commission; Resolution 71601
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
PLANNING COMMISSION RESOLUTION NO. 7160
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
CARLSBAD, CALIFORNIA, RECOMMENDING APPROVAL OF A MASTER
PLAN AMENDMENT TO 1) CHANGE THE MASTER PLAN LAND USE
DESIGNATION OF PLANNING AREA 22 FROM OFFICE {0) TO THE R-23
RESIDENTIAL {15-23 DU/AC) DESIGNATION CONSISTENT WITH THE
CITY'S GENERAL PLAN UPDATE AND HOUSING ELEMENT; 2) CHANGE
THE UNDERLYING MASTER PLAN ZONING FOR PLANNING AREA 22
FROM OFFICE (0) TO RESIDENTIAL DENSITY-MULTIPLE (RD-M)
CONSISTENT WITH THE LAND USE DESIGNATION; AND 3) UPDATE THE
PLANNING AREA 22 DEVELOPMENT STANDARDS TO FACILITATE THE
SUBDIVISION OF A 7.52 ACRE PARCEL INTO THREE LOTS, RELOCATION
OF AN EXISTING RV STORAGE LOT AND DEVELOPMENT OF A 98-UNIT
SENIOR APARTMENT PROJECT ON PROPERTY GENERALLY LOCATED
SOUTHEAST OF THE INTERSECTION OF CANNON ROAD AND WIND TRAIL
WAY, WITHIN THE ROBERTSON RANCH MASTER PLAN, PLANNING
AREAS 22 AND 23G, IN LOCAL FACILITIES MANAGEMENT ZONE 14.
CASE NAME: CANNON ROAD SENIOR HOUSING
CASE NO: MP 02-03(H)
WHEREAS, Calavera Hills II, LLC, 110wner/Developer," has filed a verified application
with the City of Carlsbad regarding property described as
Parcel "A" of Certificate of Compliance Document No. 2010··0225511
of Official Records, Recorded May 5, 2010 in the Office of the County
Recorder, County of San Diego
(
11the Property"); and
WHEREAS, said verified application constitutes a request for a Master Plan Amendment
as shown on Exhibit "X" dated April 20, 2016, on file in the Carlsbad Planning Division, MP 02-03(H)-
CANNON ROAD SENIOR HOUSING, as provided by MP 02-03{G) and Chapter 21.38 of the Carlsbad
Municipal Code; and
WHEREAS, the Planning Commission did, on April20, 2016, consider said request; and
WHEREAS, at said public hearing, upon hearing and considering all testimony and
arguments, if any, of all persons desiring to be heard, said Commission considered all factors relating to
the Master Plan Amendment.
WHEREAS, on November 14, 2006, the City Council approved,. MP 02-03, as described
and conditioned in Planning Commission Resolution No. 6106 and City Council Ordinance No. NS-822;
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
and amended MP 02-03{G) most recently on May 19, 2015 as described and conditioned in Planning
Commission Resolution No. 7093 and City Council Resolution No. 2015-123.
NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of
Carlsbad as follows:
A)
B)
That the foregoing recitations are true and correct.
That based on the evidence presented at the public hearing, the Commission
RECOMMENDS APPROVAL of MP 02-03{H)-CANNON ROAD SENIOR HOUSING based
on the following findings and subject to the following conditions:
Findings:
1. The Planning Commission finds that the project, as conditioned herein, is in conformance with
the Elements of the City's General Plan, based on the facts set forth in the staff report dated
April 20, 2016 including, but not limited to the following:
The General Plan Land Use designation for PA 22 is R-23 Resid1mtial, while PA 23G is
designated Open Space {OS). For PA 22, the R-23 designation allows for residential
development at a density range of 15-23 dwelling units per acre with a Growth Management
Control Point (GMCP) of 19 dwelling units per acre (du/ac). However, according to Appendix-
8 of the City's Housing Element, PA 22 is identified as a site for lower to moderate income
housing and is assigned a higher minimum density requirement o1: 20 du/ac. With a net
developable acreage of 4.88 acres, a minimum of 98 dwelling units is required on PA 22. This
is consistent with the number of units allocated to the site with the General Plan Update. The
project's proposed density of 20 du/ac is within the R-23 density range of 15-23 du/ac, and is
also consistent with the higher minimum density that is specified by the City's Housing
Element. As it relates to PA 23G, the project does not propose any ch:anges that would impact
the open space designation, other than placing it into a separate 1.1S acre open space parcel
(i.e., Parcel C).
a. Land Use & Community Design Goal 2-G.5 -Protect the neighborhood atmosphere and
identity of existing residential areas -The reconfigured RV storage facility and proposed
98-unit senior apartment project is well designed and integrated with the adjacent
residential areas. The proposed senior housing use is compatibl1:'! with the adjacent age-
restricted Rancho Carlsbad community to the south; the densi1ty is comparable to the
multi-family residential and courtyard homes to the north; and the building design is
consistent with Robertson Ranch Master Plan Design Guidelines. The proposed senior
apartment buildings have been situated as far away as possible from the adjacent Rancho
Carlsbad community providing approximately 145 to 190 feet of building separation,
which is further buffered by dense mature vegetation. Additional! landscaping is provided
along the southern edge of the project site to provide additionalllandscape screening. All
exterior lighting is shielded downward and away from the open space in PA 23G, the
Calavera Creek and Rancho Carlsbad community. The RV storage area is further screened
by an 8-foot tall masonry wall enclosure with equally tall gatE!S that tie into and are
architecturally consistent with the design of an existing masonry sound wall running along
Cannon Road. Along the exterior of this wall, dirt is bermed against the lower 2 feet with
landscape planted at the interface to soften and reduce massing. Vehicle headlight glare
PC RESO NO. 7160 -2-
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
on Rancho Carlsbad is reduced by a dense landscape screen proposed along the outer
edge of the drive-aisle near the project entrance and also a 6-foot tall decorative masonry
screen wall proposed along the southern edge of the parking lot east of the proposed
buildings.
b. Land Use & Community Design Policy 2-P.6 -Encourage the prov1s1on of lower and
moderate-income housing to meet the objective of the Housing Element -The proposed
98-unit senior apartment project, at a minimum density of 20 du/ac, satisfies the Regional
Housing Needs Assessment (RHNA) objective of accommodating housing in the low
income category.
c. Land Use & Community Design Policy 2-P.46-Require new residential development provide
pedestrian and bicycle linkages, when feasible, which connect with nearby shopping
centers, community centers, parks, schools, points of interest, major transportation
corridors and the Carlsbad Trail System -The project site is part of the Robertson Ranch
master planned community, which includes a network of sidewalks and trails connections
providing direct access to nearby future parks and shopping cente~rs. Additionally, Cannon
Road is a major east-west transportation corridor and includes a bus stop with bench at
the project entrance east of Wind Trail Way. The site plan inciUides pedestrian sidewalk
connections to these existing linkages, thus facilitating and enc•Juraging walkability and
the use of nearby public transportation.
d. Mobility Policy 3-P.5 -Require developers to construct or pay their fair share toward
improvements for all travel modes consistent with the Mobility Element, Growth
Management Plan, and specific impacts associated with their development -The project
does not require additional improvements to the existing street system in that the project
frontage along Cannon Road is fully constructed and improved as part the Robertson
Ranch East Village including the signalized intersection at Wind Trail Way and Cannon
Road. Cannon Road improvements include full width right-of-way, curb, gutter,
decomposed granite pedestrian trail, bus stop with bench, landscaped parkway and a 6-
foot tall decorative masonry sound wall.
e. Mobility Policy 3-P.11-Require new development that adds vehicle traffic to street facilities
that are exempt from the vehicle LOS standard to implement a) transportation demand
management strategies that reduce the reliance on single-occupant automobiles and assist
in achieving the city's livable streets vision; and b) transportation system strategies that
improve traffic signal coordination and improve transit services -The project will add
vehicle traffic to El Camino Real which in areas has been identi1'ied as an exempt street
facility in the General Plan. Accordingly, the project is conditioned to provide a
Transportation Demand Management (TOM) strategy and contriibute fees toward a city
wide Transportation System Management (TSM) program.
f. Housing Policy 10-G.2 -New housing developed with diversity of types, prices, tenures,
densities, and locations, and in sufficient quantity to meet the demand of anticipated tity
and regional growth -The majority of housing in Carlsbad is detached single-family
dwellings, occupied by above-moderate income households. The proposed senior
apartment project will increase the diversity of housing in Carlsbad by adding 98 for-rent
apartment units to the city's housing inventory, which will be restricted to senior tenants.
In addition, the project will increase housing diversity by providing housing offered at a
price affordable to low income tenants (20 apartment units will be provided onsite for
low-income senior households).
PC RESO NO. 7160 -3-
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
g. Housing Program 2.1-Maintain adequate residential sites to accommodate the 2010-2020
Regional Housing Needs Assessment (RHNA)-The project site is part of the city's Housing
Element inventory of sites (RHNA housing sites) that can accommodate low income
households, based on a requirement for a minimum density of 20 du/ac. The project's
proposed density is 20 du/ac and will remain part of the city's RHNA housing sites
inventory until such time that the site is developed (the RHNA housing sites inventory only
includes sites with development potential).
h. Housing Programs 3.1 and 3.10-Implement lnclusionary Housing Ordinance and work with
senior housing developers and non-profit organizations to locate and construct at least 50
units of senior low-income housing between 2013 and 2020 -In accordance with the
General Plan Update (Planning Commission Resolution No. 7114), the project is
conditioned to enter into an affordable housing agreement with the City of Carlsbad to
provide a minimum of 20% (i.e., 20 units) of the total housing units onsite as affordable to
lower income households at 80% or below the San Diego County A.rea Median Income.
i. Open Space, Conservation and Recreation Policy 4-P.9-Maintain and implement the city's
Habitat Management Plan (HMP), including the requirement that all development projects
comply with the HMP and related documents -The project has been reviewed in
accordance with the city's Habitat Management Plan (HMP]I. The project site is
extensively disturbed and is identified in the HMP as a "Development Area" with no
adjacent HMP "Hard line" boundaries. According to the Robertson Ranch Master Plan EIR
and Preliminary Biological Assessment, the project site does n<>t support any riparian,
aquatic or wetland habitat, or any other sensitive natural communities. Calavera Creek is
located off-site and adjacent to the project's southerly boundary within the Rancho
Carlsbad community. The project site and creek channel are septarated by an existing 6-
foot tall masonry wall located on the north side of the creek and belonging to the Rancho
Carlsbad community. A 100-foot buffer from Calavera Creek is pn,vided, except in an area
nearest to the main project entrance at Wind Trail Way and Cannon Road where a buffer
of lesser width was previously approved by the Wildlife Agencies as part of the grading for
the existing PA 22 development pad. Tubular steel fencing and a masonry wall are
proposed along the southern boundary of the PA 22 development site to discourage
pedestrian trespass into the adjacent PA 23G open space. The landscape plans require
that all exterior lighting be shielded downward and away from the PA 23G open space
parcel, Calavera Creek and the Rancho Carlsbad community beyond, as well as prohibiting
exotic and invasive plant species. Best Management Practices (BIVIPs), as required by the
Stormwater Management Plan, contains adequate measures that will preclude significant
sediment runoff from the site. The project will implement standard erosion control
measures to avoid pollution and sedimentation of important watE!r resources and the loss
of vegetative resources from sloped areas.
j.' Noise Policy 5-P.3 -For all projects that require discretionary review and have noise
exposure levels that exceed the standards in Table S-1, require site planning and
architecture to incorporate noise-attenuating features. With mitigation, development
should meet the allowable outdoor and indoor noise exposure standards in Table 5-2 -
According to the project noise study, the site is impacted by traffiic noise originating from
Cannon Road. The project site already includes an existing 6-foot tall masonry noise wall
atop an earthen berm along Cannon Road. No exterior noise mitigation is necessary for
compliance with the City of Carlsbad Noise Guidelines Policy Goa1l of 60 dBA CNEL at the
common use areas, which are shielded by the existing noise wall and the proposed
building configurations. However, exterior noise levels at the resiidential building facades
PC RESO NO. 7160 -4-
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
2.
3.
4.
(Floor Levels 1-3) were found to be above the 60 dBA CNEL threshold in various locations,
and the project would thus be required to perform an interior assessment prior to
issuance of a building permit in order to ensure a 45 dBA CNEL interior noise level
consistent with the City of Carlsbad's Noise Guidelines and also Title 24 of the California
Code of Regulations. The report indicates that interior noise levels of 45 dBA CNEL can
easily be obtained with conventional building construction methods and upgraded
windows. A mitigation measure has been included requiring submittal of an acoustical
study prior to issuance of a building permit to ensure a 45 dBA CI\IEL interior noise level is
achieved consistent with the City of Carlsbad's Noise Guidelines and Title 24 of the
California Code of Regulations.
k. Public Safety Policy 6-P.34 -Enforce the Uniform Building and Fire codes, adopted by the
City, to provide fire protection standards for all existing and proposed structures -The
project requires building permit approval. The building permit review process requires
submittal of construction drawings for review and compliance with the Uniform Building
and Fire codes.
That all necessary public facilities can be provided concurrent wJth need, and adequate
provisions have been provided to implement those portions of tlhe Capital Improvement
Program applicable to the subject property, in that the Master Plan includes conditions
requiring the completion of infrastructure identified in the Local Fac:ilities Management Plan
(LFMP) for Zone 14 and in accordance with a financing plan approved by the City Council for
LFMP Zone 14.
That the residential and open space portions of the community will constitute an environment
of sustained desirability and stability, and that it will be in harmony wi.th or provide compatible
variety to the character of the surrounding area, and that the sites proposed for public facilities,
such as schools, playgrounds, and parks, are adequate to serve the anticipated population and
appear acceptable to the public authorities having jurisdiction thereof, in that the residential
segments of the Master Plan include a wide variety of housing types that range from lower-
income attached units to 8,500-square-foot single-family lots; over 40% of the Master Plan is
designated for active recreation, passive recreation, and open spac:e preservation; and the
Master Plan vision is to create a neighborhood that embodies the "Jl~hwahnee Principles" for
the development of "livable communities."
That the streets and thoroughfares proposed are suitable and adequate to carry the anticipated
traffic thereon, in that the proposed 98-unit senior housing use and RV storage facility is
expected to generate approximately 392 Average Daily Trips (ADT) with 20 AM peak hour trips
(8 inbound/12 outbound) and 27 PM peak hour trips {16 inbound/11 outbound). The
previously approved office use and RV storage was expected to generate approximately 1,320
ADT with 185 AM peak hour trips (167 inbound/18 outbound) and 172 PM peak hour trips (34
inbound/138 outbound), which was determined to have less than siB~nificant impacts relating
to transportation and traffic. In contrast, the proposed project would be generating
approximately 928 fewer ADT (70% reduction) than the previously approved office project
with a reduction in AM peak hour trips by 165 trips {90% reduction) and a reduction in PM
peak hour trips by 145 trips {84% reduction). Additionally, the project does not require
additional improvements to the existing street system in that the project frontage along
Cannon Road is fully constructed and improved as part the Robertson Ranch East Village
including the signalized intersection at Wind Trail Way and Canncm Road. Cannon Road
improvements include full width right-of-way, curb, gutter, decomposed granite pedestrian
trail, bus stop with bench, landscaped parkway and a 6-foot tall decorative masonry sound
PC RESO NO. 7160 -5-
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
5.
6.
7.
wall. Where the project will add vehicle traffic to El Camino Real which in areas has been
identified as an exempt street facility in the General Plan, the project is conditioned to
provide a Transportation Demand Management (TOM) strategy and contribute fees towards a
city wide Transportation System Management (TSM) program.
That the area surrounding the development is or can be planned and zoned in coordination and
substantial compatibility with the development, in that proposed Master Plan perimeter land
uses were determined based on achieving compatibility with surrounding existing
development and zoning designations.
The Planning Commission of the City of Carlsbad does hereby find:
a. it has reviewed, analyzed, and considered the Mitigated Negative Declaration and
Mitigation Monitoring and Reporting Program for CANNON ROAD SENIOR HOUSING -MP
02-03(H)/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12, the environmental impacts therein
identified for this project and any comments thereon prior to APPROVING the project; and
b. the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program has
been prepared in accordance with requirements of the California Environmental Quality Act,
the State Guidelines and the Environmental Protection Procedures of the City of Carlsbad;
and
c. it reflects the independent judgment of the Planning Commission of the City of Carlsbad;
and
d. based on the EIA and comments thereon, there is no substantial evidence the project will
have a significant effect on the environment.
The Planning Commission has reviewed each of the exactions imposed on the Developer
contained in this resolution, and hereby finds, in this case, that the exactions are imposed to
mitigate impacts caused by or reasonably related to the project, and the extent and the degree
of the exaction is in rough proportionality to the impact caused by the project.
Conditions:
1.
2.
3.
Staff is authorized and directed to make, or require Developer to make, all corrections and
modifications to the Master Plan document(s) necessary to make them internally consistent
and in conformity with final action on the project. Development shall occur substantially as
shown in the approved Exhibits. Any proposed development, different from this approval, shall
require an amendment to this approval.
Prior to approval of a parcel map or issuance of any permits for the project, the applicant shall
submit to the City Planner a digital copy and camera-ready master c:opy of the ROBERTSON
RANCH MASTER PLAN-MP 02-03(H}, in addition to the required number of bound copies.
Developer shall implement, or cause the implementation of, the CANNON ROAD SENIOR
HOUSING -MP 02-03(H}/SDP 15-13/SDP 15-19/CUP 15-05/MS 15-12 Project Mitigation
Monitoring and Reporting Program.
4. This approval is granted subject to the approval of the Mitigated Negative Declaration and
Mitigation Monitoring and Reporting Program, SOP 15-13, SOP 15-19, CUP 15-05 and MS 15-12
PC RESO NO. 7160 -6-
1
2
3
4
5
6
-CANNON ROAD SENIOR HOUSING and is subject to all conditions contained in Planning
Commission Resolutions No. 7159 and 7161 for those other approvals incorporated herein by
reference.
NOTICE
Please take NOTICE that approval of your project includes the "imposition" of fees, dedications,
reservations, or other exactions hereafter collectively referred to for convenience as "fees/exactions."
You have 90 days from date of final approval to protest imposition of thes1e fees/exactions. If you
7 protest them, you must follow the protest procedure set forth in Government Code Section 66020(a),
and file the protest and any other required information with the City Manager for processing in
8 accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely follow that procedure will
bar any subsequent legal action to attack, review, set aside, void, or annul their imposition.
9
You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT
10 APPLY to water and sewer connection fees and capacity charges, nor planning, zoning, grading, or other
similar application processing or service fees in connection with this project; NOR DOES IT APPLY to any
11 fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the
statute of limitations has previously otherwise expired.
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
PC RESO NO. 7160 -7-
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission of
the City of Carlsbad, California,-held on April 20, 2016, by the following vote, to wit:
AYES:
NOES:
ABSENT:
ABSTAIN:
Chairperson Anderson, Commissioners Black, L'Heureux, Segall and
Siekmann
Commissioners Goyarts and Montgomery
VEL YN ANDERSON, Chairperson
CARLSBAD PLANNING COMMISSION
ATIEST:
~n
DON NEU
City Planner
PC RESO NO. 7160 -8-
1
2
3
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
ORDINANCE NO. __ _
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF CARLSBAD,
CALIFORNIA, APPROVING AN AMENDMENT TO THE ROBERTSON
RANCH MASTER PLAN, MP 02-03{H) FOR PROPERTY GENERALLY
LOCATED SOUTHEAST OF THE INTERSECTION OF CANNON ROAD
AND WIND TRAIL WAY, WITHIN THE ROBERTSON RANCH MASTER
PLAN, PLANNING AREAS 22 AND 23G, IN LOCAL FACILITIES
MANAGEMENT ZONE 14.
CASE NAME: CANNON ROAD SENIOR HOUSING
CASE NO.: MP 02-03(H)
Exhibit "X"
April 20, 2016
The City Council of the City of Carlsbad, California, does ordain as follows:
WHEREAS, the City Council approved the Robertson Ranch Master Plan MP 02-03
on November 14, 2006 by adopting Ordinance No. NS-822; and
WHEREAS, after procedures in accordance with the requirements of law, the City
Council has determined that the public interest indicates that said master plan amendment MP
02-03{H) be approved; and
WHEREAS, the City Council did on the ____ day of ____ 2016
hold a duly noticed public hearing as prescribed by law to consider said request.; and
WHEREAS, said application constitutes a request for a Master Plan Amendment as
shown on Exhibit "MP 02-03{H)" dated April 20, 2016 incorporated by reference.
NOW, THEREFORE, the City Council of the City of Carlsbad ordains as follows that:
1. The above recitations are true and correct.
2. That Master Plan Amendment MP 02-03{H) dated April 20, 2016 attached
hereto, and incorporated herein by reference, is approved. The Master Plan shall constitute the
development plan for the property and all development within the plan area shall conform to the
plan.
3. That the findings and conditions of the Planning Commission in Planning
Commission Resolution No. 7160 shall also constitute the findings and conditions of the City
Council.
1
2 EFFECTIVE DATE: This ordinance shall be effective thirty days after its adoption; and
3 the city clerk shall certify the adoption of this ordinance and cause the full text of the ordinance or a
4 summary of the ordinance prepared by the City Attorney to be published at least once in a
5 newspaper of general circulation in the City of Carlsbad within fifteen days after its adoption.
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
the __ dayof
Ill
Ill
Ill
Ill
Ill
Ill
Ill
Ill
Ill
Ill
Ill
Ill
Ill
Ill
Ill
Ill
Ill
Ill
Ill
INTRODUCED AND FIRST READ at a regular meeting of the Carlsbad City Council on
_____ , 2016, and thereafter.
-2-
1
2 PASSED AND ADOPTED at a regular meeting of the City Council of the City of
3 Carlsbad on the __ day of ____ , 2016, by the following vote, to wit:
4
5
6
7
8
9
10
11
12
13
14
15
16
17
18
19
20
21
22
23
24
25
26
27
28
AYES:
NOES:
ABSENT:
APPROVED AS TO FORM AND LEGALITY:
CELIA A. BREWER, City Attorney
MATI HALL, Mayor
ATIEST:
BARBARA ENGLESON, City Clerk
-3-
Exhibit "MP 02-03H"
April 20, 2016
ROBERTSON RANCH MASTER PLAN
PROPOSED MASTER PLAN AMENDMENT
PLANNING AREAS 22 AND 23G
Proposed Revised Pages
LEGEND
RLM
RM
RMH
RH
R-23
@L
OS
Low-Medium Density (0-4 DU/AC)
Medium Density (4-8 DU/AC)
Medium-High Density (8-15 DU/AC)
High Density (15-23 DU/AC)
Residential (15-23 DU/AC)
Community Facility/ Local Shopping Center
Open Space
LA Po!?~"i
<-'~o-1 o,
•
TAMARACK AVE. , ' .,...---~ ~ .....
.-' / ;
~ PA1 .. ~OS
' PA2
"CF .. ..
g
)..
-.}
id ::.:
', '--... __
Robertson Ranch
MASTER PLAN
/ , ,
,/ ,
/
!ii
~ :::;
ff
PA 11
L
@
" ~~
'f>o-s-
PA 9/10
RLM
WEST I EAST
VILLAGE : VILLAGE
___ I __ _
I
I
I
I OS I
I
I
I
I
I
I
I
I
PA12 OS
-----------
PA16
RM
OS
/ /
"'-,
..
_;(_OS ;
OS
--.......... ... I
r-----,
I I
i \ \
I
I
I
I
I
I
I
I
I
I
PA18
RM
OS
'-----PA19 OS
\
\
\
\
I
I
I
I
I
I
I
I
I
I • I
I
0 150 300 600 ~ II ~~~~ I '•II UI-..J ~
FIGURE NO. 1-6
GENERAL PLAN LAND USE MAP
PAGE 1-12
LEGEND
R-1 -6,000
R-1 -8,500
RD-M
CL/CF
L-C
OS
OS (CR)
OS (P)
One Family Residential Zone -6,000 SF Lot Size
One Family Residential Zone -8,500 SF Lot Size
Residential Density -Multiple Zone
Local Shopping Center/ Community Facility
Limited Control
Open Space
Open Space (Community Recreation)
Open Space (Park)
LA Pof<~-1
(-qo
'10 'l'>
TAMARACK AVE "'/ ,__ ...... ---~"
/ ;
.,.;
PA1 OS -~' ~ ... PA2
"'.CF ...
.. "' ...
-../ iii !:<:
Q! .............. ~ ...... ......_
PA4
;;
OS (CR)
Robertson Ranch
MASTER PLAN
;/
/;
..,.: en
<( en ::;
:{
PA 11
CL/CF
'4-t, ~</. '?«s. ------
PA 9/10
RD-M
OS
WEST I EAST
VILLAGE : VILLAGE
___ I __ _
I
I
I
I OS I
I
I
I
I
I
I
I
I
PA12 OS (P)
-----------
PA16
RD-M
OS
PA17
RD-M
r--:
• I
I • I
I
t
I
I
I • I
I
PA 18
RD-M
OS
I
\
\
\
\
\
\
'
,,
.................
... ;<:_OS ;
OS
I
0 150 300 600 ~ II ~Vs~~w~ ' '•II ~ EJQ
FIGURE NO. 11-2
UNDERLYING MASTER PLAN ZONE DESIGNATIONS
PAGE 11-9