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HomeMy WebLinkAbout2015-08-05; Planning Commission; ; PUD 13-06A / PUD 13-06B / SDP 15-01 - ROBERTSON RANCH PLANNING AREAS 3,4,6, AND 13 The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION Item No. Application complete date: June 15, 2015 P.C. AGENDA OF: August 5, 2015 Project Planner: Christer Westman Project Engineer: Steve Bobbett SUBJECT: PUD 13-06(A)/PUD 13-06(B)/SDP 15-01 – ROBERTSON RANCH PLANNING AREAS 3, 4, 6, AND 13 – A 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 subsequent Mitigated Negative Declaration and a request for approval of single- family home floor plans and architectural elevations, plotting for the 197 single-family lots, design of neighborhood parks within Planning Areas 3, 6 and 13, and the floor plan, architectural elevations, and site plan for the Planning Area 4 West Village community recreation facility located south of Tamarack Avenue, east of El Camino Real and north of Cannon Road in Local Facilities Management Zone 17. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7117 APPROVING Planned Development Permit amendment PUD 13-06(A), Planned Development Permit amendment PUD 13- 06(B) and Site Development Plan SDP 15-01 based on the findings and subject to the conditions therein. II. PROJECT DESCRIPTION AND BACKGROUND The Robertson Ranch Master Plan was first approved in November 2006. The Master Plan includes approximately 400 acres and is divided into an East Village and a West Village. The project is located within the West Village portion of the Robertson Ranch Master Plan. The Robertson Ranch West Village includes nine planning areas intended for neighborhood development. (See attachment #6) Planning Areas 7 and 8 are designated for multi-family residential development and have been approved by the City to include 101 senior lower income restricted apartments, 56 moderate income restricted apartments, and 207 market rate apartments. Planning Areas 2 and 11 are designated for Neighborhood Commercial and Community Facilities development. Neither planning area has been approved for development. To date, no development application has been submitted for either planning area. Planning Areas 3, 5, 6, 9/10, and 13 are all designated for development as single-family residential neighborhoods with a total of 308 single-family residential lots varying in size from 4,000 square feet to over 8,500 square feet. Planning Area 4 is designated for development as a one acre common recreation facility for use by all West Village residents. The entire West Village has been mass graded. Refined grading will occur with the development of each of the individual planning areas. Open space preservation and enhancement has taken place on a Master Plan scale consistent with the limitations established by the mass grading plans for the West Village. (CT 13- 03/DWG 477-6) The project encompasses Planning Areas 3, 4, 6, and 13. Planning Area 3 has 87 single-family residential lots ranging in size from 4,000 to 4,800 square feet. Five single-family home floor plans and three individual architectural styles (English Country, Italian Tuscany, and Mission) are proposed. The homes generally include 3-4 bedrooms, 3-4 bathrooms, kitchen and great room, and attached two-car garage. 4 PUD 13-06(A)/PUD 13-06(B)/SDP 15-01 – ROBERTSON RANCH PLANNING AREAS 3, 4, 6, AND 13 August 5, 2015 Page 2 Plan One is a true single-story home, Plan Two is a modified single-story home which includes a second floor that is less than 40% in floor area than the ground floor. The remaining Plans Three, Four, and Five are all two-story homes. Planning Area 6 has 87 single-family residential lots ranging in size from 5,000 to 5,800 square feet. Five single-family home floor plans and three individual architectural styles (English Country, Italian Tuscany, and Mission) are proposed. The homes generally include 3-4 bedrooms, 3-4 bathrooms, kitchen and great room, and attached two-car garage. Plan One is a true single-story home, Plan One-X is a modified single-story home which includes a second floor that is less than 40% in floor area than the ground floor. The remaining Plans Two, Three, and Four are all two-story homes. Planning Area 13 has 23 single-family residential lots ranging in size from 5,000 to 5,800 square feet. Five single-family home floor plans and three individual architectural styles (English Country, Italian Tuscany, and Mission) are proposed. The homes generally include 3-4 bedrooms, 3-4 bathrooms, kitchen and great room, and attached two-car garage. Plan One is a true single-story home, Plan One-X is a modified single-story home which includes a second floor that is less than 40% in floor area than the ground floor. The remaining Plans Two, Three, and Four are all two-story homes. Planning Area 4 is a single one acre lot located in close proximity to residential Planning Areas 3, 5, 6, 7, and 8. In addition to a 7,800 square foot Mission style community building with lounge, the facility includes onsite parking for 16 vehicles, swimming pool, spa, patio, and outdoor cabanas. Table A below includes the General Plan designations, zoning and current land uses of the project site as approved in the Robertson Ranch Master Plan and surrounding properties. TABLE A Location General Plan Designation Zoning Current Land Use Sites RLM PC (RD-M/OS) Vacant North RLM/OS PC Single-family Residential South L/RLM/OS C-2/RMHP/OS R-A-10,000/R-1 Neighborhood Commercial Single- family Residential and Open Space East RM/RMH/RH/OS PC (RDM) Single-family and Multi-family Residential and Open Space West RM/RLM PC Single-family and Multi-family Residential Table B below includes the Robertson Ranch West Village net acreage, the number of dwelling units allowed by the General Plan’s Growth Management Control Point (GMCP) density and the number of dwelling units and density for Planning Areas 3, 6, and 13 as approved in the Robertson Ranch Master Plan. TABLE B Planning Area Net Acres DUs Allowed at GMCP Density (6 du/ac) Approved DUs 3 15.4 92.4 87 4 1.0 N/A N/A 6 14.8 88.8 87 13 4.3 25.8 23 PUD 13-06(A)/PUD 13-06(B)/SDP 15-01 – ROBERTSON RANCH PLANNING AREAS 3, 4, 6, AND 13 August 5, 2015 Page 3 No change is proposed to the existing density or the maximum number of residential homes allocated for each of the Planning Areas per the approved Robertson Ranch Master Plan. III. ANALYSIS The proposed project is subject to the following plans, ordinances, and standards as analyzed within the following section of this staff report. A. General Plan; B. Robertson Ranch Master Plan (MP 02-03); C. Hillside Ordinance (Carlsbad Municipal Code: Chapter 21.95); D. Inclusionary Housing Ordinance (Carlsbad Municipal Code: Chapter 21.85); and E. Growth Management Ordinance (Carlsbad Municipal Code: Chapter 21.90) and Local Facilities Management Plan Zone 14. The recommendation of approval for this project was developed by analyzing the project’s consistency with the applicable policies and regulations above. The following analysis section discusses compliance with each of these regulations/policies using both text and tables. A. General Plan The proposed development of individual residential neighborhoods with single-family homes does not change the master plan densities or change the boundaries of the subject property. The development of the planning areas with single-family residential units as shown in the Robertson Ranch Master Plan does not involve the addition of a new use or group of uses not already shown in the approved master plan. Therefore, the proposed project remains consistent with the previously approved Robertson Ranch Master Plan which was analyzed and found to be consistent with the City’s General Plan. B. Robertson Ranch Master Plan The proposed project is required to comply with all of the applicable land use and development standards of each of the Planning Areas of the West Village of the Robertson Ranch. Discretionary permits, Planned Development Permit Amendments, are required for the review and approval of the building elevations and plotting of all single-family residential dwelling units and all future commercial and community facilities buildings. The applicable development standards for the project are those that relate to the development of individual single-family lots within Planning Areas 3, 6, and 13 and are listed below in Table C for each of the planning areas. PUD 13-06(A)/PUD 13-06(B)/SDP 15-01 – ROBERTSON RANCH PLANNING AREAS 3, 4, 6, AND 13 August 5, 2015 Page 4 TABLE C – PLANNING AREA COMPLIANCE Planning Area Standards Minimum Required Provided Planning Area 3 Setbacks Front – Garage Front – Habitable Front - Porch Side Street Side Rear Alternate Rear 20 Ft. 15 Ft. 10 Ft. 5 Ft. 10 Ft. 10 Ft. 5 Ft. @ 50% of building width 20 Ft. 15 Ft. 10 Ft. 5 Ft. 10 Ft. 10 Ft. 5 Ft. @ 50% of building width Lot Coverage Single-Story Single-Story Modified Two-Story 60% 60% 45% 30.4% - 49.8% 30.4% - 49.8% 25.5% - 45.0% Building Height 35 Ft. 29 Ft. 9 in. Special Design Criteria 60 Ft. wide fire suppression Trail to El Camino Real Traffic Calming Landscaped Focal Points 60 Ft. wide fire suppression Master Plan trail connection Bulb Outs, Traffic Circles At cul-de-sacs and T-intersections Planning Area 6 Setbacks Front – Garage Front – Habitable Front - Porch Side Street Side Rear Alternate Rear 20 Ft. 15 Ft. 10 Ft. 5 Ft. 10 Ft. 10 Ft. 5 Ft. @ 50% of building width 20 Ft. 15 Ft. 10 Ft. 5 Ft. 10 Ft. 10 Ft. 5 Ft. @ 50% of building width Lot Coverage Single-Story Single-Story Modified Two-Story 60% 60% 45% 44.5% - 56.0% 44.5% - 56.0% 36.4% - 44.8% Building Height 35 Ft. 29 Ft. 10 in. Special Design Criteria Trail Connection Traffic Calming Landscaped Focal Points Master Plan trail connection Bulb Outs, Traffic Circles At cul-de-sacs and T-intersections PUD 13-06(A)/PUD 13-06(B)/SDP 15-01 – ROBERTSON RANCH PLANNING AREAS 3, 4, 6, AND 13 August 5, 2015 Page 5 TABLE C – PLANNING AREA COMPLIANCE (CONTINUED) Planning Area Standards Minimum Required Provided Planning Area 13 Setbacks Front – Garage Front – Habitable Front - Porch Side Street Side Rear Alternate Rear 20 Ft. 15 Ft. 10 Ft. 5 Ft. 10 Ft. 10 Ft. 5 Ft. @ 50% of building width 20 Ft. 15 Ft. 10 Ft. 5 Ft. 10 Ft. 10 Ft. 5 Ft. @ 50% of building width Lot Coverage Single-Story Single-Story Modified Two-Story 60% 60% 45% 34.5% - 56.0% 34.5% - 56.0% 25.6% - 44.5% Building Height 30 Ft. 29 ft. 10 in. Special Design Criteria Trail Connection Shared Access Roadway with PA 12 Master Plan trail connection Shared Access Roadway with PA 12 Table C above illustrates that each of the single-family residential neighborhoods proposed meets or exceeds the minimum development standard established by the respective Planning Area. In addition to the development standards enumerated in Table C, the Robertson Ranch Master Plan includes Architectural Design Guidelines which established five styles of architecture to be used throughout the master plan neighborhoods including: California Monterey; California Bungalow; English Country; Italian Tuscany; and, Mission. Three of the five styles are proposed for use and they are: English Country; Italian Tuscany; and, Mission. Building materials indicative of each building style are used including concrete tile roofing, stucco or plaster finishes, rock and stone (including veneers), mission-tile roofing, and brick. Paints and stains are subdued and limited to neutral colors and earth tones that are appropriate for the architectural style. City Council Policy No. 44 – Neighborhood Architectural Design Guidelines has the purpose and intent of ensuring that a variety of architectural elements are incorporated into production single-family homes so that they 1) are visually interesting, 2) have sufficient building articulation to reduce bulk and mass, 3) are in scale to their lot size, and 4) strongly contribute to the creation of livable neighborhoods. A full assessment of the proposed homes’ consistency with the intent and purpose of the policy was completed and the findings are described in Attachment 4. City Council Policy No. 66 – Livable Neighborhoods establishes principles for the development of livable neighborhoods that have a sense of identity and where houses are interesting to look at with strong architectural elements. Accordingly the houses have been designed with varied and articulated facades with clearly definable front door. Porches and courtyards enhance the street scene and create opportunities for social interaction within the neighborhood. All of the houses feature a habitable portion of the building more prominently by recessing the garages. PUD 13-06(A)/PUD 13-06(B)/SDP 15-01 – ROBERTSON RANCH PLANNING AREAS 3, 4, 6, AND 13 August 5, 2015 Page 6 Planning Area 4 – Community Recreation Facility Planning Area 4 is the main recreational focal point of the West Village and incorporates the Ahwahnee Principles through its provision of active recreational facilities, its central location to the majority of homes in the village and its pedestrian and bicycle connections. Planning Area 4 may include a swimming pool, spa, clubhouse, tennis courts, volleyball courts, children’s tot lots, play structures, grassy open play area, outdoor basketball courts, seating areas, benches, tables, or other facilities as deemed appropriate. The vision of this planning area is to provide the residents of the West Village a variety of recreational activities within walking and biking distance to their homes that would otherwise not be found within the community recreation areas of the individual planning areas. However, site planning shall minimize, to the greatest extent possible, light and noise impacts to adjacent residences. The clubhouse building is approximately 803 Sq. Ft. with an additional 2,000 Sq. Ft. of covered outdoor patio space. The clubhouse includes bathrooms, a lounge, and kitchen. Outdoor patio areas include lounging areas as well as a kitchen and dining tables. The building is designed in the Mission style. The recreation area includes a larger swimming pool, an adult whirlpool, and children’s pool. Site lighting is integrated onto the various structures. Development Standards No special development standards were developed for Planning Area 4. Development in Planning Area 4 shall comply with all applicable regulations and development standards of the Carlsbad Municipal Code, including the Planned Development Standards, except as modified by the Robertson Ranch Master Plan. PUD 13-06(A)/PUD 13-06(B)/SDP 15-01 – ROBERTSON RANCH PLANNING AREAS 3, 4, 6, AND 13 August 5, 2015 Page 7 Planning Area 4 Standard Required Provided Setbacks: Clubhouse Front Side Rear 15 Ft. 5 Ft. 10 Ft. 16 Ft. 3 in. 108 Ft. / 77 Ft. 11 Ft. Setbacks: Cabanas Front Side Rear 10 Ft. 5 Ft. 5 Ft. 49 Ft. 10 Ft. 10 in. 7 Ft. Building Height 25 Ft. 23 ft. 7 in. Special Design Criteria Building placement shall be designed to create opportunities for plazas and other landscaped open space areas within the Planning Area The community facility includes a large outdoor patio and landscaped areas. Pedestrian access shall be provided from Planning Areas 3, 5, 6, 7, 8, 9 and 10 to Planning Area 4 The internal master plan sidewalk and trail system is linked to the facility. Bike racks shall be provided to encourage alternative means of transportation Bike racks are provided near the gates leading into the pool area. If public streets are provided, on-street parking immediately adjacent to the site may satisfy a portion of or all of the recreation facility parking requirements. 14 parking spaces are provided onsite for the convenience of future residents that will arrive by vehicle. The parking area is paved with pervious pavers to allow for water absorption. The Master HOA shall maintain landscaping within the community recreation area. The recreation facility will be maintained by the master homeowners association. C. Hillside Ordinance The initial design and mass grading development of the property was subject to the provisions of the Hillside Ordinance. Although the site has been graded consistent with those approvals and an analysis of the grading and slope creation per the Hillside Ordinance is not applicable, a Hillside Ordinance standard applicable to the development of lots with hillside slopes, is the top-of-slope setback. Buildings located on lots with a downhill perimeter manufactured slope are to be setback 0.7 feet from the top-of-slope for each vertical foot of the building face. Typical setback for a single story home is eight (8) feet and for a two-story home is sixteen (16) feet. All of the proposed homes along downhill perimeter slopes are located so as to comply with the top-of-slope setback. PUD 13-06(A)/PUD 13-06(B)/SDP 15-01 – ROBERTSON RANCH PLANNING AREAS 3, 4, 6, AND 13 August 5, 2015 Page 8 D. Inclusionary Housing The Master Plan established a program for the development of the Robertson Ranch East and West Villages which includes residential units that are both market rate and affordable to lower income households. Satisfaction of the Inclusionary Housing Ordinance for the West Village has been completed through an Affordable Housing Agreement stipulating that 56 units in the West Village shall be provided for the moderate income category household and 101 units in the West Village shall be provided for the lower income category household. All of the moderate and lower income housing will be built within Planning Areas 7 and 8 pursuant to the discretionary actions approved by the Planning Commission and City Council. (SDP 14-08) E. Local Facilities Management Plan: Zone 14 The Robertson Ranch Master Plan was adopted in 2006 and several Robertson Ranch Master Plan amendments thereafter were adopted as being in compliance with the Zone 14 Local Facilities Management Plan. The proposed development of the individual residential neighborhoods with single- family homes does not change the growth projections analyzed in the Zone 14 Local Facilities Management Plan. No new facilities analysis is required and no amendment to the facilities plan is necessary. The project’s compliance with the growth management performance standards was evaluated at the time the tentative map to create the individual residential lots was approved. V. ENVIRONMENTAL REVIEW Pursuant to the California Environmental Quality Act (CEQA) and the Environmental Protection Ordinance (Title 19) of the Carlsbad Municipal Code, staff has conducted an environmental impact assessment to determine if the project could have any potentially significant impact on the environment. Documents referenced for the analysis included the Certified Environmental Impact Report for the Robertson Ranch which was certified by the Carlsbad City Council on November 14, 2006 (EIR 03-03, State Clearinghouse #2004051039) and a Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP) adopted December 4, 2012 for an amendment to the Master Plan MP 02-03(C). The project is consistent with the project descriptions of both the Environmental Impact Report and the Mitigated Negative Declaration and therefore within the scope identified within those CEQA documents. Master Plan level mitigation measures have been incorporated into the overall design of the Master Plan project or have been placed as conditions of approval such that all potentially significant impacts have been mitigated to below a level of significance. ATTACHMENTS: 1. Planning Commission Resolution No. 7117 2. Location Map 3. Disclosure Statement 4. City Council Policy No. 44 Compliance Table 5. City Council Policy No. 66 Compliance Table 6. Robertson Ranch Master Plan West Village Planning Areas 7. Reduced Exhibits 8. Full Size Exhibits; P3 “A” – “J” and P3 “A1.1” – “A1.25” dated August 5, 2015 9. Full Size Exhibits P4 “A” – “R” dated August 5, 2015 10. Full Size Exhibits P6/13 “A” – “P” and P6/13 “A1” – “A42” dated August 5, 2015 EL CAMINO REAL PONTIACDR CINDY AV SALISBURYDR CANNONRDTA MARACKAVGLASGOW DRCREST VIEWDRLAMB ETHCT GLEN AV S O U T HAMPTONRDPARK DR GATESHE A D RD FOURPEAKSST KELLYDRE SSEX C T VI A MARTAREGEN T R D PA 13PA 3 PA 4 PA 6 PUD 13-06(A) / PUD 13-06(B) / SDP 15-01Robertson Ranch Planning Areas 3,4,6 & 13 SITE MAP JPALOMARAIRPORTRD EL C A MREAL L A COSTA AV C A R L S B A D B LELC AMINOREAL MELR O S E DR A VIARAPY RANCHOS ANTAFERDCOLLEGEBLSITE «~> ~ CITY OF DISCLOSURE STATEMENT P-1(A) Development Services Planning Division 1635 Faraday Avenue (760) 602-4610 www.carlsbadca.gov CARLSBAD Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as ''Any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as 1'1 unit." Agents may sign this document; however, the legal name and entity .of the applicant and property owner must be provided below. · 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having a *See attached financial interest in the application. If the applicant includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person N/A Corp/Part Rancho Costera LLC Title Title N/A ·-------------------------- Address. ___________________ _ Address250 Gibraltar Road, Horsham, PA 19044 2. OWNER (Not the owner's agent) P-1 (A) Provide the COMPLETE, LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person N/A Corp/Part Rancho Costera LLC Title Title N/A ---------------------- Address. ___________________ _ Address 250 Gibraltar Road Horsham, PA 19044 Page 1 of 2 Revised 07/10 Name: Title: Address: Name: Title: Address: Name: Title: Address: ( CITY OF CARLSBAD DISCLOSURE STATEMENT P-l(A) Shapell Land Company, LLC Sole Member of Rancho Costera LLC 250 Gibraltar Road Horsham, P A 19044 ShapeUindustries, LLC Sole Member of Shapell Land Company, LLC 250 Gibraltar Road Horsham, P A 19044 Toll CA.Holdings, Inc. Sole Member of Shapell Industries, LLC . 250 Gibraltar Road Horsham, P A 19044 >· ., ATTACHMENT 4 CITY COUNCIL POLICY 44 – NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES Architectural Guideline Compliance Comments Floor Plans and Elevations 1 All residential projects shall be required to have a minimum number of different floor plans, different front and corresponding matching rear elevations with different color schemes as identified below: 2-4 dwelling units shall provide 1 floor plan and 2 different elevations. 5-12 dwelling units shall provide 2 different floor plans and 2 different elevations. 13-20 dwelling units shall provide 2 different floor plans and 3 different elevations. 21+ dwelling units shall provide 3 different floor plans and 3 different elevations. Planning Area 3 has 5 floorplans with 3 different elevation styles. Planning Areas 6 and 13 share 5 floorplans each with 3 different elevation styles. 2 Every house should have a coherent architectural style. All elevations of a house, including front, side and rear, should have the same design integrity of forms, details and materials. The architectural styles proposed include: Mission, Italian Tuscany, and English Country. 3 In addition to the previous requirements, design details should reinforce and enhance the architectural form and style of every house and differ from other elevations of the same floor plan. A minimum of 4 complimentary design details, including but not limited to those listed below, shall be incorporated into each of the front, rear and street side building façade(s) of the house. Design Details At least 4 design details have been incorporated into each of the 3 architectural styles. Additional design details include: MISSION hand-painted tile shelf; decorative entry and window surround foam trim; wrought iron pot shelf; wood bay; wood corbels; Mission style front entry door; decorative sill with stucco finish; and, window mullions ITALIAN TUSCANY decorative shutter with wood rain finish; wood exposed rafter tails; arched entry with decorative foam trim surround; stone veneer; wood bay; wood corbel; decorative sill with corbel; decorative entry and window surround foam trim; Juliet balcony; wrought iron railings; decorative gable end medallion; columns; window mullions ENGLISH COUNTRY wood bay with standing seam metal roof; stone veneer; wood corbel; decorative foam entry surround; wrought iron porch railing; window trim surround with stucco finish; window mullions Balconies Decorative eaves and fascia Exposed roof rafter tails Arched elements Towers Knee braces Dormers Columns Exterior wood elements Accent materials (i.e.; brick, stone, shingles, wood or siding) CITY COUNCIL POLICY 44 – NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES (CONTINUED) Architectural Guideline Compliance Comments Floor Plans and Elevations 4 Floor plans in a project shall exhibit a variety of roof ridges and roof heights within a neighborhood. Roof heights vary from 25 feet 4 inches to 29 feet 10 inches. Mission and Tuscan styles are predominantly 4:12 pitch and English Country are 5:12 pitch. All styles include a mix of gable, hip, and tower elements. 5 Houses with both the same floor plan and elevation style shall not occur on adjacent lots. Yes 6 Reverse floor plans shall be included where possible to add variety to the street scene. Yes Single Story Requirements 7 A minimum of 15% of the total number of homes shall be single- story structures. Single-story is defined as a maximum plate-line of 15 feet and a maximum building height of 20 feet. Lofts are permitted subject to CMC Section 21.04.330. or A minimum of 10% of the total number of homes shall be single- story structures and 15% shall be reduced second story structures. A reduced second story structure shall comply with the following criteria: A minimum of 60% of the roofline shall be single story; A 2-story element may be added in the central portion of the front and rear elevation; and The second story element may be no greater than 25% of the floor area of the first floor of the house (including garage). or For alley-loaded product, a minimum of 20% of the homes shall be single-story for the front 20% of the home (overall depth of house times 20%). The master plan requires that a minimum of 25% of the homes in any single family neighborhood are either single-story or modified single- story. 8 A maximum of 20% of the total number of homes are exempt from the requirement to have a single-story building edge. 18 of 87 homes in Planning Area 3 may be exempted. 18 of 87 homes in Planning Area 6 may be exempted. 5 of 23 homes in Planning Area 13 may be exempted. CITY COUNCIL POLICY 44 – NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES (CONTINUED) Architectural Guideline Compliance Comments Single Story Requirements 9 The remaining total (Minimum 80%) number of homes shall comply with one of the following guidelines: 1) The home shall have a single-story building edge with a depth of not less than 8 feet and shall run the length of the building along one side except for tower elements. The roof covering the single-story element shall incorporate a separate roof plane and shall be substantially lower than the roof for the two-story element. Porches and porte-cochere elements shall qualify as a single-story edge. Houses with courtyards that are a minimum of 15 feet wide located along the side of the house and setback a minimum of 15 feet from the property line are not required to have a single-story building edge. 2) The home shall have a single-story building edge with a depth of not less than 5 feet and shall run the length of the building along one side. The roof of the single-story element shall be substantially lower than the roof for the two-story element of the building. 3) The home shall have a single-story building edge with a depth of not less than 3 feet for 40% of the perimeter of the building. 70 of 87 (81%) of the floorplans plotted in Planning Area 3 have a minimum 3 foot depth single story edge for 40% of the floorplan perimeter. 45 of 87 (52%) of the floorplans plotted in Planning Area 6 meet guideline #1 and 42 0f 87 (48%) of the floorplans plotted in Planning Area 6 meet guideline # 3 therefore exceeding the minimum requirement. 10 of 23 (44%) of the floorplans plotted in Planning Area 13 meet guideline #1 and 13 of 23 (56%) of the floorplans plotted in Planning Area 13 meet guideline # 3 therefore exceeding the minimum requirement. Multiple Building Planes 10 For at least 66% of the homes in a project, there shall be at least 3 separate building planes on street side elevations of lots with 45 feet of street frontage or less and 4 separate building planes on street side elevations of lots with a street frontage greater than 45 feet. Balconies and covered porches qualify as a building plane. The minimum offset in planes shall be 18 inches and shall include, but not be limited to, building walls, windows, porches and roofs. The minimum depth between the faces of the forward-most plane and the rear plane on the front elevation shall be 10 feet. A plane must be a minimum of 30 sq. ft. to receive credit under this section. 100% of the floorplans in Planning Area 3 have a minimum of 4 planes on the front elevations. 100% of the floorplans in Planning Areas 6 and 13 have a minimum of 4 planes on the front elevations. 11 Rear elevations shall adhere to the same criteria outlined in Number 10 above for front elevations except that the minimum depth between front and back planes on the rear elevation shall be 4 feet. Rear balconies qualify as a building plane. 76% of the floorplans in Planning Area 3 have a minimum of 4 planes on the rear elevations. 83% of the floorplans in Planning Areas 6 and 13 have a minimum of 4 planes on the rear elevations. CITY COUNCIL POLICY 44 – NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES (CONTINUED) Architectural Guideline Compliance Comments Multiple Building Planes 12 For at least 66% of the homes in a project, one side elevation shall have sufficient offsets or cutouts so that the side yard setback averages a minimum of 8.5 feet. 62 of 87 (71%) of the floorplans plotted in Planning Area 3 have offsets or cutouts in combination with specific lot conditions to meet the required side yard setback average of 8.5 feet on one side. 84 of 87 (97%) of the floorplans plotted in Planning Area 6 have offsets or cutouts in combination with specific lot conditions to meet the required side yard setback average of 8.5 feet on one side. 18 of 23 (78%) of the floorplans plotted in Planning Area 13 have offsets or cutouts in combination with specific lot conditions to meet the required side yard setback average of 8.5 feet on one side. Windows/Doors 13 At least 66% of exterior openings (door/windows) on every home in the project shall be recessed or projected a minimum of 2 inches and shall be constructed with wood, vinyl or colored aluminum window frames (no mill finishes). 100% of the door and window openings are either recessed or are trimmed for a depth of two inches. 14 Windows shall reinforce and enhance the architectural form and style of the house through, the use of signature windows and varied window shapes and sizes. Yes Front Porches 15 Fifty percent (50%) of the homes shall be designed with a covered front porch, open courtyard, or balcony (each with a minimum depth of 6 feet and a minimum area of 60 square feet) located at the front of the dwelling. The minimum depth for a covered front porch shall be measured from the front façade of the home to the inside of any supporting porch posts. The front and sides of porches shall be open except for required and/or ornamental guardrails. A variety of roof elements shall be provided over porches. Porches may not be converted to living space. 84% of the floorplans in Planning Area 3 include a front porch of at least 60 square feet. 74% of the floorplans in Planning Areas 6 and 13 include a front porch of at least 60 square feet. Front Entries 16 Seventy-five percent (75%) of the homes must have a front entry to the home that is clearly visible from the street. Walkways from the front door to the street are encouraged. 100% of the proposed floorplans have front entries that are clearly visible from the street. Architectural Guideline Compliance Comments Chimneys 17 Chimneys and chimney caps shall be in scale with the size of the home. No more than 2 chimneys shall be allowed for homes on lots in planned developments having an area less than 7,500 square feet. No chimneys are proposed. Garage Doors 18 Garage doors for 3 or 4 cars in a row that directly face the street must have a minimum of an 18” plane change between the garage doors after the 2 car garage door. No three or four car garages are proposed. Note #1: Fractional units of .5 or greater shall be rounded up to the next whole number and located in a manner to achieve the best project design as determined by the project planner. When a percentage of units are described in the guidelines, the intent is to have that percentage spread throughout the entire project. ATTACHMENT NO. 5 CITY COUNCIL POLICY 66 – LIVABLE NEIGHBORHOODS Principle Compliance Comments 1 Building Facades, Front Entries, Porches Facades create interest and character and should be varied and articulated to provide visual interest to pedestrians. Clearly identifiable front doors and porches enhance the street scene and create opportunities for greater social interaction within the neighborhood. Building entries and windows should face the street. Front porches, bay windows, courtyards and balconies are encouraged. All of the homes have been designed with a variation in front building planes consistent with CC Policy 44. All homes have also been designed with front doors that will be clearly visible from the street. 2 Garages Homes should be designed to feature the residence as the prominent part of the structure in relation to the street. A variety of garage configurations should be used to improve the street scene. This may include tandem garages, side-loaded garages, front-loaded garages, alley-loaded garages and recessed garages. All floor plan designs accentuate the habitable portions of the home. Garages are in all cases recessed behind the habitable portion of the home and none are larger in width than a standard two-car width of 20 feet. 3 Street Design An interconnected, modified (grid) street pattern should be incorporated into project designs when there are no topographic or environmental constraints. Interconnected streets provide pedestrians and automobiles many alternative routes to follow, disperse traffic and reduce the volume of cars on any one street in the neighborhood. Streets should be designed to provide both vehicular and pedestrian connectivity by minimizing the use of cul-de-sacs. The street network should also be designed to create a safer, more comfortable pedestrian and bicycling environment. Local residential streets should have travel and parking lanes, be sufficiently narrow to slow traffic, provide adequate access for emergency and service vehicles and emergency evacuation routes for residents and include parkways with trees to form a pleasing canopy over the street. Local residential streets are the public open space in which children often play and around which neighborhoods interact. Within this context, vehicular movement should be additionally influenced through the use of City-accepted designs for traffic calming measures. N/A 4 Parkways Street trees should be planted in the parkways along all streets. Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage and minimize water consumption. N/A CITY COUNCIL POLICY 66 – LIVABLE NEIGHBORHOODS (CONTINUED) Principle Compliance Comments 5 Pedestrian Walkways Pedestrian walkways should be located along or visible from all streets. Walkways (sidewalks or trails) should provide clear, comfortable and direct access to neighborhood schools, parks/plazas and transit stops. Primary pedestrian routes should be bordered by residential fronts, parks or plazas. Where street connections are not feasible (at the end of cul-de-sacs), pedestrian paths should also be provided. N/A 6 Centralized Community Recreation Areas Park or plazas, which serve as neighborhood meeting places and as recreational activity centers should be incorporated into all planned unit developments. As frequently as possible, these parks/plazas should be designed for both active and passive uses for residents of all ages and should be centrally located within the project. Parks and plazas should be not be sited on residual parcels, used as buffers from surrounding developments or to separate buildings from streets. N/A TAMARACK AVE .EL CAMINO REALC A N N O N R D . KELLY DR. GLAS G O W D R .PA 5PA 6PA 7PA 8PA 9/10PA 11PA 12PA 23APA 23CPA 2PA 3PA 13PA 4PA 23BWEST RANCH ST.GAGE DR.2004000NORTHROBERTSON RANCH - WEST VILLAGE100RANCHO COSTERACarlsbad, California