HomeMy WebLinkAboutMP 02-03H; Robertson Ranch West Village; MASTER PLAN AMENDMENT; 2016-05-17
ROBERTSON RANCH
WEST VILLAGE
MASTER PLAN AMENDMENT
MP 02-03H
City of Carlsbad
Applicants: Calavera Hills II LLC
Rancho Costera LLC
Brookfield Residential
May 17, 2016
ROBERTSON RANCH MASTER PLAN
MP 02‐03
Master Plan Development of 1,122 dwelling units (1,154 with alternative land uses), a 13 acre
(net) village commercial center with a community facilities component, an elementary school site,
a 13.5 acre (net) public park, over 140 acres of open space preserve, and additional community
recreation open space located within Local Facilities Management Zone 14.
APPROVED BY:
City Council Ordinance No. NS‐822, November 14, 2006
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ROBERTSON RANCH MASTER PLAN AMENDMENT
MP 02‐03(A)
An amendment to Master Plan to change the land use designation of Planning Area 14 from
Elementary School (E) to Residential Medium Density (RM) and to transfer 2 dwelling units from
Planning Area 21 to Planning Area 14.
APPROVED BY:
City Council Ordinance No. CS‐020, December 2, 2008
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ROBERTSON RANCH MASTER PLAN AMENDMENT
MP 02‐03(B)
An amendment to Master Plan to change the land use and underlying zoning designations of
Planning Area 22 from Unplanned Area (UA) and Residential Low‐Medium (RLM) to Office and
Related Commercial (O) and Open Space, and to establish permitted land uses and development
standards and a permanent RV storage area for the Planning Area 22 uses.
APPROVED BY:
City Council Ordinance No. CS‐076, January 26, 2010
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ROBERTSON RANCH MASTER PLAN AMENDMENT
MP 02‐03(C)
An amendment to Master Plan to provide an update to the West Village, modify the
configurations of planning areas, modify land uses, and modify future development standards
within the previously approved Robertson Ranch Master Plan.
APPROVED BY:
City Council Ordinance No. CS‐197, December 4, 2012
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ROBERTSON RANCH MASTER PLAN AMENDMENT
MP 02‐03(D)
An amendment to Master Plan to modify a development standard on Planning Area 17 within
the previously approved Robertson Ranch Master Plan.
APPROVED BY:
Planning Commission Resolution No. 6970, May 1, 2013
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ROBERTSON RANCH MASTER PLAN AMENDMENT
MP 02‐03(E)
An amendment to Master Plan to modify the location of Planning Area 4 within the previously
approved Robertson Ranch Master Plan.
APPROVED BY:
City Council Ordinance No. CS‐244, May 11, 2014
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ROBERTSON RANCH MASTER PLAN AMENDMENT
MP 02‐03(F)
A minor amendment to Master Plan to modify certain development standards in Planning Areas
3, 5, 6, 9/10 and 13 within the previously approved Robertson Ranch Master Plan.
APPROVED BY:
Planning Commission Resolution No. 7070, August 20, 2014
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ROBERTSON RANCH MASTER PLAN AMENDMENT
MP 02‐03(G)
An amendment to the Master Plan to transfer 20 dwelling units from Planning Area 7 to Planning
Area 8 within the West Village of the Robertson Ranch Master Plan.
APPROVED BY:
City Council Resolution No. 2015‐123, May 19, 2015
ROBERTSON RANCH MASTER PLAN AMENDMENT
MP 02‐03(H)
An amendment to the Master Plan to change the Master Plan Land Use designation of Planning
Area 22 from Office (O) to the R‐23 (Residential (15‐23 du/ac designation, to change the Master
Plan Zoning on Planning Area 22 from Office (O) to Residential Density‐Multiple (RD‐M), and to
the update the Planning Area 22 development standards to accommodate this revised land use.
APPROVED BY:
City Council Ordinance No. CS‐297, June 14, 2016
*******
Robertson Ranch TABLE OF CONTENTS
Robertson Ranch Master Plan Page i-1
May 17, 2016
i. TABLE OF CONTENTS ................................................................................................... i-1
EXECUTIVE SUMMARY ................................................................................................... 1
I. INTRODUCTION .......................................................................................................... I-1
A. HISTORICAL CONTEXT OF THE ROBERTSON RANCH MASTER PLAN ................ I-1
B. MASTER PLAN PURPOSE AND INTENT ............................................................. I-3
C. PROJECT LOCATION AND SITE DESCRIPTION ................................................... I-5
D. PROJECT DESCRIPTION .................................................................................. I-14
E. ENTITLEMENTS NEEDED TO IMPLEMENT THE MASTER PLAN ........................ I-21
1. Concurrent Entitlement Applications .................................................... I-21
2. Subsequent/Concurrent Entitlements to Implement the Master Plan .... I-22
F. AUTHORITY .................................................................................................. I-25
II. DETAILED PLAN DESCRIPTION ................................................................................. II-1
A. PLANNING CONTEXT FOR THE ROBERTSON RANCH MASTER PLAN ................ II-1
B. GENERAL PLAN ............................................................................................. II-6
C. ZONING REGULATIONS .................................................................................. II-7
D. OVERVIEW OF LAND USES ........................................................................... II-10
1. Overview of the Village Concept ......................................................... II-10
2. East Village Land Uses ........................................................................ II-14
3. West Village Land Uses ....................................................................... II-14
4. Master Plan Buildout ............................................................................ II-14
5. Alternative Land Uses .......................................................................... II-15
E. DETAILED DESCRIPTION OF PROPOSED LAND USES ..................................... II-15
1. Residential ............................................................................................ II-16
2. Open Space Plan .................................................................................. II-19
3. Village Center ...................................................................................... II-25
4. Public Parks and Community Facilities ............................................... II-27
5. Community Recreation ........................................................................ II-27
6. RV Storage ........................................................................................... II-28
7. Water Quality Facility .......................................................................... II-29
8. Roadways ............................................................................................. II-29
F. GENERAL PROVISIONS ................................................................................. II-31
1. Growth Management ............................................................................ II-31
2. Maximum Number of Dwelling Units ................................................. II-31
3. Transfer of Dwelling Units .................................................................. II-31
4. Option Parcel ........................................................................................ II-32
5. Unplanned Area ................................................................................... II-32
6. Recordation .......................................................................................... II-32
7. Non-Vesting of Rights ......................................................................... II-33
8. Mitigation Monitoring .......................................................................... II-33
9. Condition Validity ................................................................................ II-33
10. Dedications ........................................................................................... II-33
11. Availability of Public Services ............................................................. II-33
12. Grading/Hillside Development Ordinance ........................................... II-34
13. Location of Improvements ................................................................... II-36
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May 17, 2016
14. Landscaping ......................................................................................... II-36
15. Noise .................................................................................................... II-36
16. Homeowners’ Association ................................................................... II-36
III. DEVELOPMENT AND REGULATORY PROVISIONS .................................................... III-1
A. DEVELOPMENT STANDARDS AND LAND USE REGULATIONS ......................... III-1
1. Purpose and Applicability of Standards ................................................ III-1
2. Development Standards......................................................................... III-2
3. Grading Concepts .............................................................................. III-106
B. DESIGN GUIDELINES ................................................................................. III-107
1. Project Design Theme ....................................................................... III-108
2. Architectural Design Guidelines ....................................................... III-108
a) California Monterey .................................................................... III-109
b) California Bungalow ................................................................... III-109
c) English Country .......................................................................... III-109
d) Italian Tuscany ............................................................................ III-109
e) Mission Style .............................................................................. III-109
3. Architectural Design Standards and Requirements ........................... III-109
a) Building Materials ...................................................................... III-109
b) Colors .......................................................................................... III-118
c) Building Mass, Form and Scale .................................................. III-118
d) Building Elevations ..................................................................... III-120
e) Roofs ........................................................................................... III-121
f) Chimneys .................................................................................... III-122
g) Doors and Windows .................................................................... III-122
h) Garages ....................................................................................... III-122
i) Porches, Arcades and Entryways ................................................ III-122
j) Balconies and Overhangs ............................................................ III-123
k) Refuse Collection Areas ............................................................. III-123
4. Landscape Guidelines ....................................................................... III-126
a) Introduction ................................................................................. III-126
b) Landscape Design Elements ....................................................... III-126
c) Entries and Monumentation ........................................................ III-128
d) Community Streetscapes ............................................................. III-138
e) Fire Fuel Modification Zone ....................................................... III-159
f) Community Edges, Boundaries and Transitions ......................... III-159
g) Trails and Pedestrian Circulation ................................................ III-170
h) Landscape Zones ......................................................................... III-175
i) General Standards ....................................................................... III-176
j) Walls and Fences ........................................................................ III-177
k) Signs ............................................................................................ III-182
l) Lighting ....................................................................................... III-183
IV. PUBLIC FACILITIES AND INFRASTRUCTURE PLAN ................................................. IV-1
A. RELATIONSHIP TO ZONE 14 LOCAL FACILITIES MANAGEMENT PLAN
(AMENDED) ................................................................................................. IV-1
B. CIRCULATION PLAN ..................................................................................... IV-1
Robertson Ranch TABLE OF CONTENTS
Robertson Ranch Master Plan Page i-3
May 17, 2016
1. Intersection Spacing ............................................................................. IV-1
2. Arterial Roadways ................................................................................ IV-1
3. Primary Entry Streets ........................................................................... IV-4
4. Collector and Local Streets .................................................................. IV-5
5. Traffic Calming .................................................................................... IV-5
6. Street Naming Requirements ............................................................. IV-10
7. Public Transportation ......................................................................... IV-10
8. Bike Routes ........................................................................................ IV-11
C. SEWER PLAN.............................................................................................. IV-11
D. WATER AND RECLAIMED WATER PLAN ..................................................... IV-12
E. DRAINAGE PLAN ........................................................................................ IV-16
F. SOLID WASTE DISPOSAL ............................................................................ IV-17
G. FIRE PROTECTION ...................................................................................... IV-17
H. GAS AND ELECTRIC ................................................................................... IV-18
V. MASTER PLAN IMPLEMENTATION MEASURES ......................................................... V-1
A. MASTER PLAN ENVIRONMENTAL REVIEW ..................................................... V-1
B. CAPITAL IMPROVEMENT PROGRAMS AND FINANCING MEASURES TO
IMPLEMENT THE MASTER PLAN ..................................................................... V-2
C. MASTER PLAN PHASING ................................................................................ V-2
D. RELATION OF THE MASTER PLAN AND THE VILLAGE DEVELOPMENT PLANS V-11
E. REVISIONS TO THE MASTER PLAN ................................................................ V-11
F. DEVELOPMENT REVIEW PROCESS ................................................................ V-13
G. STATE REQUIREMENTS ................................................................................ V-17
Robertson Ranch TABLE OF CONTENTS
Robertson Ranch Master Plan Page i-4
May 17, 2016
LIST OF FIGURES
Figure I-1 Regional Map ............................................................................................................. I-6
Figure I-2 Aerial Photo ............................................................................................................... I-7
Figure I-3 Vicinity Map .............................................................................................................. I-8
Figure I-4 On-Site and Surrounding Land Use Map ................................................................... I-9
Figure I-5 Topographic Map ..................................................................................................... I-11
Figure I-6 General Plan Land Use Map .................................................................................... I-12
Figure I-7 General Plan Roadways ........................................................................................... I-13
Figure II-1 Zoning Map ............................................................................................................... II-9
Figure II-2 Underlying Master Plan Zone Designations ........................................................... II-10
Figure II-3 Master Plan Land Use Map ..................................................................................... II-12
Figure II-4 Open Space Plan and Recreation Plan .................................................................... II-22
Figure II-5 HMP Focus Planning Areas .................................................................................... II-23
Figure II-6 HMP Hardline Map ................................................................................................. II-24
Figure II-7 Steep Slope Map ..................................................................................................... II-39
Figure II-8 Conceptual Grading Plan ........................................................................................ II-40
Figure III-1 Planning Areas 1 and 2 ............................................................................................ III-5
Figure III-2 Planning Area 3 ...................................................................................................... III-14
Figure III-3 Planning Area 4 ...................................................................................................... III-18
Figure III-4 Planning Area 5 ...................................................................................................... III-23
Figure III-5 Planning Area 6 ...................................................................................................... III-29
Figure III-6 Planning Area 7 ...................................................................................................... III-37
Figure III-7 Planning Area 8 ...................................................................................................... III-44
Figure III-8 Planning Area 9/10 ................................................................................................ III-52
Figure III-9 Planning Area 11 .................................................................................................... III-59
Figure III-10 Planning Area 12 .................................................................................................... III-63
Figure III-11 Planning Areas 13 and 14 ...................................................................................... III-69
Figure III-12 Planning Area 15 .................................................................................................... III-77
Figure III-13 Planning Areas 16, 17 and 18 ................................................................................ III-85
Figure III-14 Planning Area 19 .................................................................................................... III-89
Figure III-15 Planning Area 20 .................................................................................................... III-91
Figure III-16 Planning Area 21 .................................................................................................... III-98
Figure III-17 Planning Area 22 .................................................................................................. III-101
Figure III-18 Planning Areas 23A through 23F ........................................................................ III-105
Figure III-19 Conceptual Residential Elevation, California Monterrey .................................... III-110
Figure III-20 Conceptual Residential Elevation, California Bungalow .................................... III-111
Figure III-21 Conceptual Residential Elevation, English Country ............................................ III-112
Figure III-22 Conceptual Residential Elevation, Italian Tuscany ............................................. III-113
Figure III-23 Conceptual Residential Elevation, Mission Style ................................................ III-114
Figure III-24 Conceptual Multifamily Residential Elevation .................................................... III-115
Figure III-25 Conceptual Courtyard Homes Elevation .............................................................. III-116
Figure III-26 Conceptual Courtyard Homes, Cluster Site Plan ................................................. III-117
Figure III-27 Key to Entries, Signs and Edge Conditions ......................................................... III-124
Figure III-28 Community Entry Feature .................................................................................... III-125
Figure III-29 Conceptual East Village Entry Elevation............................................................. III-130
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May 17, 2016
Figure III-30 Conceptual East Village Entry Plan ..................................................................... III-131
Figure III-31 Conceptual West Village Entry Elevation ........................................................... III-132
Figure III-32 Conceptual West Village Entry Plan ................................................................... III-133
Figure III-33 Conceptual Neighborhood Entry Plan ................................................................. III-135
Figure III-34 Conceptual Neighborhood Entry Elevation ......................................................... III-136
Figure III-35 Conceptual Community Core Plan ...................................................................... III-137
Figure III-36 General Plan Roadway Streetscape – El Camino Real ........................................ III-139
Figure III-37 General Plan Roadway Streetscape – Cannon Road ............................................ III-140
Figure III-38 General Plan Roadway Streetscape – College Boulevard ................................... III-141
Figure III-39 Primary West Village Entry (Street “Z”) Streetscape .......................................... III-147
Figure III-40 Primary East Village Entry (Street “A”) Streetscape ........................................... III-148
Figure III-41 Conceptual Traffic Circle Treatment ................................................................... III-149
Figure III-42 East Village Entry (Street “O”) Streetscape ........................................................ III-150
Figure III-43 Conceptual Collector Road Streetscape. .............................................................. III-154
Figure III-44 Conceptual Local Road and Cul-de-Sac Streetscape. .......................................... III-155
Figure III-45 Fuel Modification Plan ........................................................................................ III-160
Figure III-46 Fuel Modification Zone Sections A through C .................................................... III-161
Figure III-47 Fuel Modification Zone Sections D through F .................................................... III-162
Figure III-48 Single Family/Multifamily Transition Detail ...................................................... III-164
Figure III-49 Village Center/Open Space Transition Detail ...................................................... III-165
Figure III-50 Park/Open Space Transition Detail ...................................................................... III-166
Figure III-51 Park/Single Family Transition ............................................................................. III-168
Figure III-52 Cannon Road/Open Space/Rancho Carlsbad Transition Detail ........................... III-169
Figure III-53 Planning Area 9/Off-Site Transition Detail ......................................................... III-171
Figure III-54 Pedestrian Circulation Plan .................................................................................. III-172
Figure III-55 Trail Node and Trail Marker ................................................................................ III-174
Figure III-56 Conceptual Theme Walls and Fence Detail ......................................................... III-179
Figure III-57 Fence and Wall Plan ............................................................................................ III-180
Figure IV-1 Circulation Plan ...................................................................................................... IV-2
Figure IV-2 Road Cross Sections ............................................................................................... IV-3
Figure IV-3 Location of the Colony Neighborhood ................................................................... IV-6
Figure IV-4 Traffic Calming Details (1 of 2) ............................................................................. IV-8
Figure IV-5 Traffic Calming Details (2 of 2) ............................................................................. IV-9
Figure IV-6 Master Sewer Plan ................................................................................................ IV-13
Figure IV-7 Master Water Plan ................................................................................................. IV-14
Figure IV-8 Master Drainage Plan ............................................................................................ IV-15
Figure V-1 Master Phasing Plan .................................................................................................. V-3
Figure V-2 El Camino Real Phasing ........................................................................................... V-8
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Robertson Ranch Master Plan Page i-6
May 17, 2016
LIST OF TABLES
Table I-1 Land Use Summary .................................................................................................. I-15
Table I-2 Robertson Ranch Master Plan Permit Matrix .......................................................... I-24
Table II-1 General Plan Designations (Existing and Amended) ................................................ II-8
Table II-2 Detailed Land Use Summary .................................................................................. II-13
Table II-3 Lower-Income Affordable Housing Requirements ................................................. II-17
Table II-4 Community Recreation Requirements .................................................................... II-30
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Robertson Ranch Master Plan Page i-7
May 17, 2016
LIST OF ACRONYMS
ADA Americans with Disabilities Act
Ave. Avenue
Blvd. Boulevard
BMP Best Management Practices
CESA California Endangered Species Act
CC&Rs Covenants, Conditions and Restrictions
CDFG California Department of Fish and Game
CEQA California Environmental Quality Act
CMC Carlsbad Municipal Code
CMWD Carlsbad Municipal Water District
CF Community Facilities
CF/L Community Facilities/Local Shopping Center
CUP Conditional Use Permit
CUSD Carlsbad Union School District
D.G. Decomposed Granite
Dr. Drive
du dwelling unit
DU/AC Dwelling Units per Acre
E Elementary School
EIR Environmental Impact Report
ESA Endangered Species Act
FEIR Final Environmental Impact Report
fps feet per second
GPA General Plan Amendment
HDP Hillside Development Permit
HGL Hydraulic Grade Line
HMP Habitat Management Plan
HOA Homeowners’ Association
L Local Shopping Center
LFMP Local Facilities Management Plan
o.c. On Center
OS Open Space
OS-P Open Space – Park
OS (CR) Open Space (Community Recreation)
MHCP Multiple Habitat Conservation Plan
MMRP Mitigation, Monitoring, and Reporting Program
MP Master Plan
NCCP California Natural Community Conservation Planning Act
NCTD North County Transit District
PA Planning Area
PAR Property Analysis Record
PC Planned Community
PDO Planned Development Ordinance
RCHOA Rancho Carlsbad Homeowners’ Association
Robertson Ranch TABLE OF CONTENTS
Robertson Ranch Master Plan Page i-8
May 17, 2016
RCP Reinforced Concrete Pipe
Rd. Road
RD-M Residential Density – Multiple
RMHP Residential Mobile Home Park
RH Residential High Medium Density
RLM Residential Low-Medium Density
ROW Right-of-Way
RM Residential Medium Density
RV Recreational Vehicle
SDG&E San Diego Gas and Electric
SDP Site Development Plan
St. Street
SUP Special Use Permit
SWPPP Storm Water Pollution Prevention Plan
SWRCB State Water Resources Control Board
USFWS U.S. Fish and Wildlife Service
Robertson Ranch I. INTRODUCTION
Robertson Ranch Master Plan Page I-1
May 17, 2016
I. INTRODUCTION
The Robertson Ranch Master Plan establishes a “livable community” by providing a blend of
compatible land uses that will meet the various daily needs of the residents it will serve. The Master
Plan design is strongly influenced by the principles of “New Urbanism,” developed as a response to
the zoning and automobile focused development patterns that arose after World War II. Residential
neighborhoods, which traditionally had been designed at a pedestrian scale and were integrated with
local stores and community gathering places, instead were designed as homogenous clusters of
homes separated from the places where people work, shop, and play. The automobile gradually
became a necessity of modern life, as people could no longer walk to meet their day-to-day needs.
As more and more communities were designed around the automobile, the result was increased air
and noise pollution, traffic, and the loss of open space. Meanwhile, “…public squares, the corner
store, main street, and all the places where people could meet and a sense of community could
happen were replaced by the abyss of asphalt.”1
A number of leading thinkers in the planning profession have recognized these challenges over the
years, as evidenced by the abundance of literature on the subject. In the early 1990s, several well-
known leaders in the planning and architecture professions were tasked with consolidating the
various ideas into a single set of community principles that could be used as a basis for improving the
quality of community design throughout the nation. The result of this effort was presented in the fall
of 1991 to about 100 local elected officials at the Ahwahnee Hotel in Yosemite.1 Dubbed the
“Ahwahnee Principles” by the enthusiastic attendants; the planning concepts that emerged have
influenced many new developments across the nation, including the Robertson Ranch Master Plan.
The Ahwahnee Principles are referenced throughout this Master Plan because they have formed the
basis for many of the design concepts proposed for the community. Section II.A, Planning Context
for the Robertson Ranch Master Plan, provides a detailed discussion of how the Master Plan has
incorporated the various Ahwahnee Principles into a cohesive development strategy for the site.
A. Historical Context of the Robertson Ranch Master Plan
(This section is based on the book “Seekers of the Spring” by Marje Howard-Jones)
The City of Carlsbad, long time home of the Kelly Family (Robertson), has survived, grown and
thrived during its rich and interesting history to become the city it is today. Like the newcomers
to the city who will live at the community created by the Robertson Ranch Master Plan, the City
is built as much by the people who have (and will continue to) come here to build a life for
themselves.
Located within the rolling, coastal hills of the Pacific Coast of Southern California, the Carlsbad
area was inhabited for more than 10,000 years by indigenous peoples. The portion of Carlsbad
today called “Agua Hedionda” was once known as “Palamei”, and was originally inhabited by
the La-Jolla Pauma Indians nearly 6,000 years B.C., and later by the Luiseno Indians. With the
coming of Spanish soldiers and missionaries in 1769, the name “Palamei”, and the traditional
culture of the Luiseno Indians was destined to end.
1 Local Government Commission 2004; http://www.lgc.org/
Robertson Ranch I. INTRODUCTION
Robertson Ranch Master Plan Page I-2
May 17, 2016
As part of the Spanish colonization of California, an expedition including a conquistador, a
Franciscan friar and soldiers, led by Don Gaspar de Portola and Father Juan Crespi, moved north
from San Diego. Three days out of San Diego the expedition stopped along the banks of a tidal
lagoon, which the troops christened “Agua Hedionda” (“stinking waters”), for the smell of
decaying fish and other debris that surrounded the lagoons’ shores. This was the site of the
ancient native village of “Palamei”. The next temporary campsite described by Father Crespi,
was on the western side of the canyon, near today’s intersection of El Camino Real and
Tamarack Avenue, the western boundary of Robertson Ranch.
As the Spanish padre’s established Missions throughout “Alta California” and settled the land,
the character of “Agua Hedionda” would shift dramatically. What was once considered
communal land by the indigenous peoples was now property of the Mission San Luis Rey, under
protection of the Spanish crown. However, the Church’s ownership of the land would eventually
end.
After Mexico gained its independence from Spain in 1821, the Californios (pensioned Spanish
soldiers) pushed a series of reforms which eventually left the Missions with little more than the
land their churches were built on. The final blow to the Mission Period in California occurred
when the church land was secularized to allow for private development.
The original grantee of what came to be known as Rancho Aqua Hedionda was Juan Maria
Romouldo Marron II, a Spanish native of San Diego. Through a series of financial events,
including unpaid loans and mortgages, Marrons’ family lost the rights to the original Mexican
land grant to Rancho Agua Hedionda. Ownership transferred to Francis J. Hinton, who called on
an old acquaintance by name of Robert Kelly, to tend to the land. When Hinton passed away, he
willed the ownership of Rancho Agua Hedionda to his friend and associate, Robert Kelly.
Ironically, it was not Robert Kelly’s ownership of land that changed the course of Carlsbad’s
history, so much as the land he gave away. In 1888, the San Diego County yearbook described
Kelly as “one of the public spirited men of the county…who contributed liberally to every
movement intended to advance the public interest.” Robert Kelly donated forty acres of land,
which eventually brought the rail line that linked San Diego with Los Angeles through Rancho
Aqua Hedionda land. As pioneer settlements began to sprout around Rancho Agua Hedionda,
two pioneers, Gerhard Schutte and Samuel Church Smith recognized the potential financial
prospect of the mineral laden water being sold by John Frazier at a nearby train watering stop.
It was, in turn, this mineral water that gave rise to the name and fame of Carlsbad. After studies
had shown that the mineral water was chemically identical to that of the world famous spa, Well
Number Nine in Karlsbad, Bohemia, the directors of what was to be Carlsbad Land and Mineral
Company, renamed their town Carlsbad, hoping to use the fame of the real Bohemian spa to their
advantage. This strategic move resulted in interest in Carlsbad throughout the country, and
settlers began to arrive.
Robert Kelly died of cancer in 1890, leaving Rancho Aqua Hedionda to the children of his
brother, Mathew Kelly. In the generations to come, the Kelly family, other families and the town
of Carlsbad itself, would benefit from the legacy of Robert Kelly. The Rancho was split into nine
parcels, which were distributed to the Kelly children and others.
Robertson Ranch I. INTRODUCTION
Robertson Ranch Master Plan Page I-3
May 17, 2016
B. Master Plan Purpose and Intent
Prior to the approval of the Robertson Ranch Master Plan the properties within the Master Plan
boundaries were zoned Planned Community (PC), as shown on Figure II-1, 2006 Zoning Map.
The PC Zone requires that a Master Plan be approved prior to any development on the site. The
Robertson Ranch Master Plan constitutes the zoning standards for the area contained within the
plan boundaries, as provided for by the Planned Community Zone, Section 21.38 of the Carlsbad
Municipal Code. All provisions of the Master Plan are imposed as a condition of zoning. The
underlying Master Plan Land Use zoning for each neighborhood area is shown on Figure II-3,
Underlying Master Plan Zone Designations. In many cases the standards of the underlying
Master Plan zones have been modified from the Carlsbad Municipal Code. Therefore, the
specific neighborhood area development standards of this Master Plan must be consulted as they
apply to the Master Plan area.
This Master Plan has been prepared in compliance with the four goals of the Intent and Purpose
section (21.38.010) of the PC Zone.
Provide a method for and to encourage the orderly implementation of the General
Plan and any applicable specific plans by the comprehensive planning and
development of large tracts of land under unified ownership or developmental control
so that the entire tract will be developed in accord with an adopted master plan to
provide an environment of stable and desirable character;
Provide a flexible regulatory procedure to encourage creative and imaginative
planning of coordinated communities involving a mixture of residential densities and
housing types, open space, community facilities, both public and private and, where
appropriate, commercial and industrial areas;
Allow for the coordination of planning efforts between the developer and the City to
provide for the orderly development of all necessary public facilities to ensure their
availability concurrent with need;
Provide a framework for the phased development of an approved master planned area
to provide some assurance to the developer that later development will be acceptable
to the City; provided such plans are in accordance with the approved planned
community master plan.
More specifically, the Robertson Ranch Master Plan provides for a long-range comprehensive
planning approach to the development in a manner which cannot be accomplished on a parcel-
by-parcel basis. To achieve this goal, a number of important issues were examined, analyzed and
considered during the preparation of this Master Plan document, including the Ahwahnee
Principles, the City of Carlsbad’s General Plan, Growth Management Plan, Local Facilities
Management Plan for Zone 14, Hillside Development Ordinance, Planned Development
Ordinance, Livable Communities Policies (Council Policy Nos. 44 and 66), Habitat Management
Plan, engineering feasibility, market acceptance, economic viability, development phasing, and
local community goals. Included within the Appendix in this Master Plan are consistency
analyses with the General Plan, the El Camino Real Corridor Study, and the Hillside
Development Ordinance. A consistency analysis with the Ahwahnee Principles is also available
Robertson Ranch I. INTRODUCTION
Robertson Ranch Master Plan Page I-4
May 17, 2016
in Appendix B. To ensure the functional integrity, economic viability, environmental sensitivity
and positive aesthetic contribution of the Master Plan, these important considerations helped to
establish the following list of distinct planning and development goals for the project. The
Robertson Ranch Master Plan project is intended to:
Implement the applicable portions of the City of Carlsbad General Plan and Zoning
Code;
Implement applicable aspects of Carlsbad Zone 14 Facilities Management Plan;
Establish a comprehensive development plan for the approximately 398 acre site that
provides an appropriate balance of residential, recreational, commercial and open
space land uses;
Furnish a plan for development that implements the policies and achieves the goals of
the adopted Habitat Management Plan (HMP);
Provide for compatible and complementary adjacent land uses and facilities while
offering a diversity of land uses throughout the community;
Implement a plan which is sensitive to the environment and results in an aesthetically
pleasing community;
Establish a community that creates an urban design concept consistent with the
Ahwahnee Principles by:
o Incorporating a variety of public spaces and recreation elements that attract
the presence of people;
o Accommodating the housing needs of a wide range of economic levels and
age groups;
o Promoting public transportation while providing consistency with the existing
vehicular circulation network;
o Providing a variety of employment opportunities within the Master Plan
boundaries;
o Promoting a diversity of land uses of different types within the project; and
o Conserving open space areas for recreation and the preservation of sensitive
environmental resources;
Establish and promote a project-wide circulation system which is responsive to
regional and local transportation needs, is consistent with existing surrounding
vehicular circulation networks, and which accommodates a variety of transportation
modes;
Provide for the recreational and open space needs of project residents and the City at
large, by incorporating recreational land uses including a City park site, community
recreation facilities, pocket parks, a pedestrian circulation system and substantial
areas of permanently preserved natural open space;
Robertson Ranch I. INTRODUCTION
Robertson Ranch Master Plan Page I-5
May 17, 2016
Develop a community identity for the project through control of project design
elements such as architecture, clustering of development, landscaping, color
treatment, paving, walls, fencing, signage, and entry treatments which present
balanced, attractive, and resident friendly neighborhoods;
Provide an appropriate mix of architectural styles and housing types to meet the
City’s goals for establishing a sustainable community that is marketable within the
evolving economic profile of the surrounding community and the City of Carlsbad as
a whole;
Encourage housing diversity by providing a variety of detached single-family
residential lot sizes in traditional subdivision layouts and courtyard neighborhoods;
Encourage housing diversity by providing a variety of multifamily and affordable
housing opportunities that are conveniently located adjacent to transportation,
commercial, recreational and community facilities; and
Provide flexibility in the Master Plan amendment process by allowing amendments to
either the East or West Villages of the Master Plan to be processed without initiating
review of the other Village.
C. Project Location and Site Description
The Robertson Ranch Master Plan consists of 398.0 acres of undeveloped agricultural lands
located on the lower slopes of the foothills that comprise the Aqua Hedionda area of the City of
Carlsbad, approximately two miles from the Pacific Ocean. As indicated in Figure I-1, Regional
Map, the site is located approximately 1.5 miles east of Interstate 5. The project site is nestled
among the rolling hills of the City of Carlsbad with the higher on-site elevations providing views
of the Pacific Ocean. As shown on Figure I-2, Aerial Photo, the West Village site is primarily in
agricultural use, surrounded by both proposed and existing residential uses and urban densities of
development. As of 2012, the East Village property is undergoing construction for development
consistent with this Master Plan. The site represents an important component of the overall
development of this portion of the City.
The majority of the site is located along the north side of El Camino Real between Tamarack
Avenue on the west, and Cannon Road and College Boulevard, which traverse the eastern and
southeastern portions of the site, respectively. Small portions of the site are located south of
Cannon Road, and east of College Boulevard. The site and its relationship to the surrounding
roadways are illustrated in Figure I-3, Vicinity Map. Access to the site and existing ranch homes
is available from a private road that extends onto the site from El Camino Real.
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Robertson Ranch I. INTRODUCTION
Robertson Ranch Master Plan Page I-10
May 17, 2016
Figure I-4, On-Site and Surrounding Land Use Map, provides an overall view of the project site
including the on-site land uses in 2009, as the East Village section of the property was
undergoing initial grading pursuant to the original approved Master Plan, as well as those uses
located on the adjacent and surrounding properties. Surrounding land uses vary considerably and
include undeveloped/ agricultural land to the south and east, established residential subdivisions
located to the north, west and south, and the Rancho Carlsbad manufactured home subdivision
located along the projects’ southeast property line. The Calavera Hills project is adjacent to the
eastern portion of the projects’ northern boundary. Directly to the east of the site is the Carlsbad
Unified School District high school site which began development in 2011. To the northeast is
an undeveloped parcel under the ownership of the State of California, which is part of the City’s
adopted Habitat Management Plan (HMP) preserve area. Beyond these adjacent land uses to the
north lie the boundaries of the City of Oceanside. The remainder of the City of Carlsbad lies to
the west, south and east of the site.
Prior to 2009, the majority of the site was used for agricultural purposes, including a wholesale
palm tree nursery and the cultivation of field crops and flowers. The on-site structures included
one single-family residence in the West Village, agricultural outbuildings and irrigation
infrastructure. In addition, the site is traversed by two SDG&E utility easements which contain
high voltage electrical transmission lines, poles and access roads. Those portions of the site not
appropriate for agricultural uses (primarily steep slopes and drainages) are undeveloped and
contain a variety of native and non-native vegetation, including chamise chaparral and Diegan
coastal sage communities on the higher slopes and canyons, with riparian habitat located within
the natural drainages. Figure II-8, HMP Hardline Map, indicates the locations of the habitat and
biological resources located on the site. Calavera Creek, an intermittent tributary of Agua
Hedionda Creek, runs north to south along the eastern boundary of the site.
Biological resources on the site include Diegan coastal sage scrub habitat and a variety of
mammalian, reptilian and avian species typical for this area and the existing habitat. The
biological assessment for the site indicates that a bird species of concern, the California
gnatcatcher, has been located on the site. Also, a single Bell’s Vireo was detected on-site;
however, a Section 7 Consultation was undertaken by the U.S. Fish and Wildlife Service in 2002-
2003 which authorized impacts to this area of Cannon Road and College Boulevard. No plants or
other animals of special concern were identified on the site during the biological surveys of the
site. Topographically, the site varies considerably and ranges in elevation from approximately 40
feet to 225 feet above mean sea level as shown on Figure I-5, Topographic Map.
As established by the initial Master Plan adoption, the site contained two residential and two
nonresidential General Plan designations, as follows: Residential Low-Medium (RLM);
Residential Medium (RM); Local Shopping Center (L), and Elementary School (E). The Local
Facilities Management Plan (LFMP) constraints analysis for Zone 14 approved by the City
Council in 1989 determined that a maximum of 1,122 residential dwelling units were allowed
within the LFMP zone. Since the adoption of the original Master Plan in 2006, the Carlsbad
Unified School District (CUSD) has declined to purchase the Elementary School site and thus
“Alternative Uses” for the school site are reflected in the West Village Update Master Plan
Amendment of 2012.
3006001500TOPOGRAPHIC MAPRobertson RanchFIGURE NO. I-5PAGE I-11MASTER PLAN
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CANNONROADSRD.SERVICE ROADERVICESRD.ERVICE300 6001500GENERAL PLAN LAND USE MAPRobertson RanchFIGURE NO. I-6PAGE I-12MASTER PLANEDINBURGH DR.Option ParcelPA 1PA 3RMPA 6RMPA 8RHPA 5RLMPA 4OSPA 11LPA 7RHPA 9/10RLMPA 12OSPA 13RMPA 14RMPA 16RMPA 17RMPA 19OSPA 18RMPA 22R-23PA 15RHPA 21RMHOSOSOSOSOSOSOSOSOSCFLEGENDRLMRMRMHRHLOSCFLow-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)Open SpaceCommunity Facility/ Local Shopping CenterOSPA 2CFRVR-23 Residential (15-23 DU/AC)
Robertson Ranch I. INTRODUCTION
Robertson Ranch Master Plan Page I-14
May 17, 2016
An amended LFMP accompanied the original Master Plan adoption in 2006. This LFMP
included a revised constraints analysis which determined that the maximum number of dwelling
units for the Robertson Ranch was 951 dwelling units (or 983 dwelling units if the Alternative
Uses for the elementary school was implemented). However, the Robertson Ranch Master Plan
was approved with the statement that a total of 171 additional units would be allocated to the
Master Plan, bringing the total project units to 1,122 (1,154 with the Alternative Use scenario).
The additional 171 units (under either the Elementary School or the Alternative Use scenario)
will be made available from the City’s Excess Dwelling Unit Bank. Then in 2015, the City
allocated 98 additional units from the Excess Dwelling Unit Bank to Planning Area 22 as part of
their General Plan Update. As a result, the total number of residential units within the project is
1,252 units.
The project site is bound on three sides by General Plan Circulation Element roadways, as
indicated on Figure I-7, General Plan Roadways. El Camino Real forms the project site’s
southern boundary and is designated as a “Primary Arterial” in the General Plan Circulation
Element and as a “Community Theme” Corridor in the City’s Scenic Corridor Guidelines.
College Boulevard and Cannon Road traverse the eastern portion of the site and both are
designated “Major Arterial” roadways by the General Plan Circulation Element, and as
“Community Scenic Corridors” in the City’s Scenic Corridor Guidelines. Tamarack Avenue,
which forms the site’s western boundary, is designated as a “Secondary Arterial” in the General
Plan Circulation Element.
D. Project Description
The Robertson Ranch Master Plan is envisioned as a balanced master planned community which
successfully integrates residential, commercial, recreational and open space land uses. As shown
on the Master Plan Land Use Map, Figure II-3, the project design provides for the creation of a
remarkable community composed of the 178.6-acre East Village and the 219.4-acre West
Village. Table I-1, Land Use Summary identifies the land uses proposed for each of the two
villages. Since the original Master Plan approval in 2006, the Carlsbad Unified School District
has rejected the Planning Area 13/14 Elementary School site. Thus, combined upon buildout, the
villages of the Robertson Ranch Master Plan, including the Alternative Uses, comprise a total of
1,252 dwelling units in a wide range of product types, densities and price ranges, including
multifamily neighborhoods and dwelling units provided under the City’s Inclusionary Housing
Ordinance.
The land uses within the Robertson Ranch Master Plan have been chosen to provide residents the
opportunity to live, shop and enjoy open space and active recreational facilities within their own
community. As a result, each of the villages has a distinct set of land uses, physically linked by a
pedestrian circulation system and thematically linked through the implementation of strong,
consistent landscape design theme and related architecture.
Robertson Ranch I. INTRODUCTION Robertson Ranch Master Plan Page I-15 May 17, 2016 Table I-1 Land Use Summary General Plan Designation Development Type Gross Acreage (Net) Units Density1 East Village West Village Total East Village2 West Village2 Total2 East Village West Village Total RLM2 Residential Low-Medium Density (0-4 du/ac) Single Family (8,500 s.f. min. lot size) 0.0 9.7 (9.5) 9.7 (9.5) 0 36 36 0.0 3.8 3.8 Single Family (6,000 s.f. min. lot size) 0.0 20.3 (18.5) 20.3 (18.5) 0 74 74 0.0 4.0 4.0 RM Residential Medium Density (4-8 du/ac) Single Family (5,000 s.f. min. lot size) 68.0 (66.4) 22.2 (19.1) 90.2 (85.5) 320 113 433 4.8 5.9 5.0 Single Family (4,000 s.f. min. lot size) 0.0 17.1 (15.4) 17.1 (15.4) 0 85 85 5.5 5.5 RMH Residential Medium High Density (8-15 du/ac) Courtyard Homes 9.0 (7.0) 0.0 9.0 (7.0) 84 0 84 12.0 0.0 12.0 RH/R-23 Residential High Density (15-23 du/ac) Multifamily 11.0 (9.3) 21.7 (16.9) 32.7 (26.2) 176 364 540 21.0 21.5 18.7 RESIDENTIAL SUBTOTAL: 88.0 (81.8) 91.0 (79.4) 179.0 (156.3) 5803 6723 1,252 7.1 8.4 8.0 1 Density based on estimated net developable acreage. 2 Affordable units will be provided within each Village, in conformance with the Inclusionary Housing Ordinance. 3 Unit distribution may change if units are transferred between Planning Areas or Villages, in accordance with Master Plan Section II.F.
Robertson Ranch I. INTRODUCTION Robertson Ranch Master Plan Page I-16 May 17, 2016 Table I-1 Land Use Summary (Cont’d) General Plan Designation Development Type Gross Acreage (Net) Units Density1 East Village West Village Total East Village2 West Village2 Total2 East Village West Village Total L/CF Local Shopping Center/Community Facility Village Center 0.0 15.3 (12.0) 15.3 (12.0) - - - - - - OS Open Space Community Recreation5 2.0 (2.0) 1.0 (1.0) 3.0 (3.0) - - - - - - - - - - - - Community Facilities Community Facilities 0.0 2.3 2.3 - - - - - - OS Open Space City Park 0.0 16.1 (16.1) 16.1 (16.1) - - - - - - OS Open Space Water Quality Facility 2.9 (2.9) 0.0 2.9 (2.9) - - - - - - OS Open Space Open Space Preserve 72.4 88.3 160.7 - - - - - OS Open Space PA 23G Open Space 1.1 1.1 Roads Roads 13.16 5.4 18.5 - - - - - - NONRESIDENTIAL SUBTOTAL: 91.5 (4.9) 128.4 (29.17) 219.9 (34.0) - - - - - - MASTER PLAN TOTALS: 178.6 (83.9) 219.4 (102.1) 398.08(186.0)9 580 672 1,2528 - - 5 Community Recreation total is approximately 3.0 acres. Additional recreation facilities will be provided within each residential planning area pursuant to the Master Plan and Planned Development Ordinance. 6 Includes 12.8 acres of College Boulevard and Cannon Road constructed on-site as part of Calavera Hills II. 8 In accordance with Master Plan Sections II.F and V.E, acreage totals and unit distribution may be modified if the 5.7-acre Option Parcel located between Planning Areas 22 and 23F is incorporated into the Master Plan through a Focused Master Plan Amendment. Total Master Plan acreage would increase to 403.7. 9 Total Master Plan net acreage is based on the Zone 14 LFMP net constraints acreage and is not reflective of the net acreage values shown herein for each General Plan Designation.
Robertson Ranch I. INTRODUCTION
Robertson Ranch Master Plan Page I-17
May 17, 2016
Extensive design guidelines and implementation standards ensure high quality development and
recognizable community identities, while providing the architectural and landscape design
flexibility necessary to successfully accommodate future market demands. In addition, the
project design has incorporated the requirements of the City’s Livable Neighborhood Policy and
Livable Streets Ordinance and reflects smart growth elements, as exemplified by the Ahwahnee
Principles.
East Village Land Uses
The Architectural Design Guidelines are intended to evoke a rural atmosphere by utilizing the
architectural elements consistent with both traditional European and related early California
design. The Landscape Design Guidelines establish the project’s character and provide thematic
continuity throughout the entire community. Through the thematic blending of hardscape and
planting elements, the landscape plan helps create a strong "sense of identity." Elements of the
landscape theme include appropriately landscaped common areas and landscape materials
identified with rural communities, including river rock, stone, clusters and groves of trees, wood
materials, earth-tone colors, and a diversity of materials.
The 178.6-acre East Village provides 482 dwelling units within seven residential neighborhoods
consisting of four planning areas totaling 320 dwelling units on 5,000 square-foot lots2, one
planning area consisting of 84 courtyard homes, and a multifamily neighborhood composed of 78
units and a senior housing site composed of 98 senior units. The affordable units for the East
Village will be accommodated in the multifamily neighborhood. The majority of the East
Village single-family neighborhoods will utilize a grid-pattern of streets, resulting in a high
degree of internal connectivity, in conformance with the Ahwahnee Principles. The
nonresidential portion of the East Village includes 2.0 net acres of the required Community
Recreation facilities within a centrally-located community park site, and approximately 16.5
acres of roads. The East Village also provides approximately 72.4 acres of open space, mostly
located within the wildlife corridor, as well as recreation and circulation trails to encourage
alternative transportation methods, in conformance with the Ahwahnee Principles.
Planning Area 22, located south of Cannon Road between Street “A” and Street “O” within the
East Village, shall be designated for high density senior housing and a permanent RV storage
facility for the Robertson Ranch Master Plan.
2 Within Planning Area 18, a minimum lot size of 4,500 square feet is permitted for those lots which abut Cannon
Road.
Robertson Ranch I. INTRODUCTION
Robertson Ranch Master Plan Page I-18
May 17, 2016
West Village Land Uses
The West Village residential Land Uses include a total of 672 dwelling units in five single-
family neighborhoods and two multifamily neighborhoods. Single family neighborhoods within
the West Village include 308 dwelling units which are distributed as follows: 36 units in
Planning Area 5 on 8,500 square-foot minimum lots, 74 units in Planning Area 9/10 on 6,000
square-foot minimum lots, 113 units in Planning Areas 6 and 13 on 5,000 square-foot minimum
lots, and 85 units in Planning Area 3 on 4,000 square-foot lots. The two high-density multifamily
neighborhoods include a total of 364 dwelling units on Planning Areas 7 and 8, including the
required inclusionary housing units and a maximum of 56 units of moderate income housing. A
maximum unit transfer of 10 percent between villages and/or planning areas may be permitted
through a Minor Master Plan Amendment (refer to Section V, MASTER PLAN IMPLEMENTATION
MEASURES).
In addition to the residential component of the Master Plan, the West Village provides a 12.0 net-
acre Village Center which will accommodate commercial uses and a portion of the project’s 5.0-
acre community facilities requirement. The Village Center also could be developed as a mixed
use project. The Master Plan Community Facilities requirements will be accommodated in part
within the Village Center. The remainder of the Community Facilities will be located on
Planning Area 2. The West Village also provides a public park site on 16.1 acres and 1.0-net
acre of centralized community recreation for the surrounding neighborhoods. The West Village
provides approximately 88.3 acres of open space, mostly located within the wildlife corridor, as
well as recreation and circulation trails to encourage alternative transportation methods.
Open Space and Recreation
The Master Plan preserves approximately 161.8 acres of open space, including re-vegetated
manufactured slopes, detention basins, Diegan coastal sage scrub habitat, and riparian and
wetland habitats. In accordance with the standards for the project site contained in the adopted
Habitat Management Plan (HMP), the Master Plan permanently preserves and protects more than
67 percent of the existing 71.6 acres of Diegan coastal sage scrub habitat existing on the site. In
addition to providing for the permanent conservation of “Link B” as a 500 to 600-foot wide
Wildlife Corridor, the project exceeds the HMP requirements by providing a 400 to 500-foot
wide east-west wildlife corridor, utilizing an existing 12 feet wide by 6 feet high arched soft-
bottom culvert under-crossing of College Boulevard, which was not envisioned by the adopted
HMP. In accordance with the Citywide Trails Program, portions of this open space are made
accessible by a trail system consisting of both paved circulation trails and unpaved recreation
trails, which encourage the movement of pedestrians and bicyclists throughout the project.
One of the goals of the Robertson Ranch Master Plan is to incorporate a functional
pedestrian/bike circulation system that will facilitate the movement of pedestrians and bicyclists
through the site while minimizing the need for motorized forms of transportation. Figure III-54,
Pedestrian Circulation Plan, includes a “5-minute Walk Radius Plan” which helps to illustrate
the pedestrian/bike orientation of the Master Plan. As depicted on this figure, many of the
proposed residential planning areas will be located within close proximity to the commercial,
Robertson Ranch I. INTRODUCTION
Robertson Ranch Master Plan Page I-19
May 17, 2016
recreation, community facilities, and open space components of the project, and access to these
areas will be facilitated by the project’s extensive pedestrian and bicycle trail system.
As shown on Figure III-54, Pedestrian Circulation Plan, the pedestrian/bike trail system will be
composed of various types of pathways. Forming the backbone of the pedestrian/bike circulation
system within each village will be landscaped paseos featuring enhanced pedestrian walkways
that are intended to minimize the conflict between pedestrian and vehicular traffic. These
landscaped paseos will be supported by several pedestrian and bicycle-oriented parkways that
offer connectivity within each village, while a variety of unpaved trails will connect each village
and surrounding communities. The trail system also provides alternative transportation links for
residents of both villages to Cannon Road, College Boulevard and El Camino Real, as well as
through the open space, providing access to parks and other land uses. The trail system is
designed to permit future connections with adjacent off-site unpaved recreational trails as well as
circulation trails and sidewalks in accordance with the Citywide Trails Program.
The provision of trails and pedestrian circulation elements are important components of the
Ahwahnee Principles. The connectivity afforded by the trails network will ensure that
pedestrians and bicyclists are provided with access from each residential neighborhood to the
various land uses that are essential to the daily life of residents, such as parks, community
facilities, and commercial uses. The direct pedestrian/bike connectivity from all portions of the
Master Plan to major roadways, such as El Camino Real and College Boulevard, will ensure a
short walking/riding distance to public transit. Finally, the centrally located paseos will
encourage frequent use of the trail network, and will include aesthetically enhanced landscape
and hardscape treatments so as to attract the presence of people.
Circulation
The Robertson Ranch Master Plan also accommodates and implements elements of the regional
transportation system, including El Camino Real, Cannon Road and College Boulevard.
Development of the West Village requires construction of El Camino Real to its ultimate half-
width of a 63-foot right of way, as well as providing setbacks, walls and landscaping as required
by the City Landscape Manual and Scenic Corridor Guideline. The majority of the construction
of College Boulevard and Cannon Road has been completed as part of the Calavera Hills project,
adjacent to the north. The Robertson Ranch Master Plan will be responsible for completing
College Boulevard and Cannon Road by constructing the outside lanes, landscaping medians,
and ultimate project landscaping components.
Traffic calming measures will be implemented where appropriate to slow traffic and provide for
a safer pedestrian and bicycle oriented community. Such measures may consist of, but are not
limited to roundabouts/traffic circles, intersection bulb-outs, and/or mid-block choker curb
extensions that narrow a street by extending the curbs towards the center of the roadway. Traffic
calming measures are discussed in more detail in Section IV of this Master Plan.
Primary access to the West Village from El Camino Real is provided by a 116-foot-wide
landscaped boulevard (Figure III-39, Primary West Village Entry Street (Street “Z”)
Streetscape), consisting of 96 feet of right-of-way, composed of 60 feet of pavement, a 16-foot-
wide landscaped center median, and a 20-foot-wide landscape parkway (including 10 feet within
the right-of-way and 10 feet of additional landscape design zone outside of the right-of-way)
Robertson Ranch I. INTRODUCTION
Robertson Ranch Master Plan Page I-20
May 17, 2016
with a meandering 6-foot sidewalk on each side of the roadway. Street “Z” terminates at the
community focal point, where the multifamily and community facility land uses are clustered
around a landscaped plaza. Secondary access to the West Village is provided at two locations,
i.e.; Street “Y" (a local hillside street referenced in this Master Plan as the "Tamarack
Connection”), which extends southward from Tamarack Avenue, and also a driveway access at
the south end of Planning Area 11, which provides access to the Village Center. This access to
the Village Center is a right-in, right-out access onto El Camino Real and is designed in
accordance with the standards of the City of Carlsbad Engineering Department.
Primary access to the East Village is from Cannon Road and is provided by a wide, richly
landscaped boulevard (Figure III-40, Primary East Village Entry Street (Street “A”)
Streetscape). Street “A” consists of an 88-foot wide right-of-way, including 50 feet of pavement
and an 18-foot wide landscaped median, in addition to a 15- to 20-foot3 wide landscaped
parkway along both sides of the roadway (including 10 feet within the right-of-way and 5 to 10
feet3 of additional landscape design zone outside of the right-of-way) which includes a 5-foot
wide meandering sidewalk. Street “A” also will feature a 46-foot wide landscaped traffic circle
that will slow vehicular traffic (Figure III-41, Conceptual Traffic Circle Treatment), provide an
attractive scenic vista for motorists passing by on Cannon Road, and will help identify this
boulevard as a focal point within the community. The community park located adjacent to Street
“A” also will help identify this boulevard as a community focal point and will provide access to
the project’s extensive pedestrian trail system.
Secondary access to the East Village is provided via Street “O,” which extends northward from
Cannon Road into the project site. Street “O” consists of a 78-foot-wide right-of-way, composed
of 40 feet of pavement and an 18-foot wide landscaped median (Figure III-42, East Village Entry
Street (Street “O”) Streetscape). Five-foot meandering sidewalks will be provided along both
edges of Street “O” which will meander within a 10-foot parkway. An additional 10-foot
Homeowners’ Association landscaped area will be provided along both sides of the roadway
outside of the right-of-way as a buffer between the residential lots and the road. Where feasible,
the meandering sidewalk also may meander within the additional 10-foot Homeowners’
Association landscaped area. Accessing the East Village on these entry roads provides a view of
the community recreation facility or 13.9-acre community park.
Access to the individual residential neighborhoods in both the East and West Villages is provided
by collector and local streets constructed in accordance with the City’s Livable Streets Policy.
Additionally, internal streets in the East Village will be designed in a grid pattern to achieve
maximum circulation connectivity in accordance with the City’s Livable Streets Policy and the
Ahwahnee Principles. Moreover, the single-family neighborhoods within the Master Plan will be
designed to promote street scene diversity by encouraging variation in setbacks, architectural
enhancements, and single-story elements. Details and cross sections of the project roadways are
provided in Section III-B, DESIGN GUIDELINES. The project is phased in a logical sequence and is
expected to be constructed over a period of approximately 10 years, in response to market
demands. Several development phases may occur, and the development of roadways and public
facilities would occur as needed to support development of land uses contained within each
phase.
3 Street “A” has a 10-foot landscape buffer adjacent to Planning Areas 12 and 15, and a 5-foot landscape buffer
adjacent to Planning Areas 13 and 14.
Robertson Ranch I. INTRODUCTION
Robertson Ranch Master Plan Page I-21
May 17, 2016
E. Entitlements Needed to Implement the Master Plan
Implementation of the various components of the development plan contained within the
Robertson Ranch Master Plan required the concurrent approval of entitlement applications
and permits, by the City of Carlsbad, as well as by State and Federal resource agencies. Table
I-2, Robertson Ranch Master Plan Permit Matrix, organizes the required and dependent
permits by planning area.
1. 2006 Concurrent Entitlement Applications:
During the City's consideration and approval of the original 2006 Master Plan, the
processing, favorable consideration and approval of the Robertson Ranch Master Plan
required that the following applications be considered concurrently:
General Plan Amendment (GPA 02-04)
As part of the proposed project, a General Plan Amendment was filed which amended
the General Plan Land Use designations within the project site to be consistent with
the land uses proposed by the Master Plan document. The redistribution of land uses
proposed included the following designations: “OS” (Open Space),” “RLM,” “RM,”
“RMH” (Medium-High Density, 8 to 15 du/ac), “RH” (High Density, 15 to 23 du/ac),
“CF” (Community Facilities), “E” (Elementary School), “UA” (Unplanned Area),
and “L.”
Amended Local Facilities Management Plan for Zone 14 (LFMP 14(B))
Pursuant to the City’s Growth Management Program (Title 21, Chapter 21.90 of the
Municipal Code), a Local Facilities Management Plan (LFMP) amendment was filed
for Zone 14 concurrently with this Master Plan. The amendment addressed the
public facilities, infrastructure requirements, capital improvements and financing
mechanisms which are required to adequately serve the project.
Certification of a Program Environmental Impact Report (EIR 03-03)
The Program EIR constituted all environmental review required for approval of this
Master Plan and all related discretionary actions.
Master Tentative Map (CT 02-16)
A Master Tentative Map was filed concurrently with this Master Plan for the portion
of the site identified as the “East Village.”
Hillside Development Permit (HDP 02-07)
A Hillside Development permits was processed for all neighborhoods proposed on
land with a slope gradient of 15 percent or greater and a slope height greater than 15
feet in accordance with Chapter 21.95 of the Carlsbad Municipal Code.
Special Use Permit (SUP 02-05) (Flood Plain Special Use Permit)
A Flood Plain Special Use Permit was applied for at the time the related Master
Tentative Tract Map was submitted for development within any area of special flood
hazards, area of flood-related erosion hazards, or areas or mudslide hazards
established in Section 21.110.070 of the Carlsbad Municipal Code.
Robertson Ranch I. INTRODUCTION
Robertson Ranch Master Plan Page I-22
May 17, 2016
2. Subsequent/Concurrent Entitlements to Implement the Master Plan
Over the life of the Robertson Ranch Master Plan, a variety of entitlement actions and
discretionary permits will be required to implement the components of the plan. The
following entitlements are anticipated to be required for the implementation of one or more
aspects of the Master Plan:
Planning Discretionary Actions:
1. Master Tentative Tract Map(s) may be processed to divide the West Village of the
Master Plan area into distinct parcels. The Master Tentative Tract Map may
encompass the entire West Village or a portion thereof to facilitate development
phasing.
2. Master Plan Amendment In 2010, the City of Carlsbad adopted a General Plan
Amendment, Zone Change, Master Plan Amendment, Subdivision, Site Development
Plan and an Office Planned Development Permit to allow for an office and a
permanent RV storage facility on Planning Area 22. The off-site Option Parcel is
owned by the Rancho Carlsbad HOA and no plan exists to include it within this
Master Plan.
3. Tentative Tract Maps and Final Maps shall be processed to further subdivide planning
areas.
4. Planned Unit Development Permits or Condominium Permits shall be processed to
create single-family residential lots which are less than 7,500 square feet in area, to
allow for airspace ownership of dwelling units, or to provide for planning areas with
private roads.
5. Site Development Plans shall be processed for any multifamily residential
developments having more than four dwelling units or an affordable housing project
of any size. A Site Development Plan also is required for neighborhoods having a
minimum lot size of 7,500 square feet or greater. A Site Development Plan shall be
required for the community recreation areas (Planning Areas 4 and 19), daycare
centers, and commercial development (Planning Area 11).
6. Conditional Use Permits shall be obtained for any fire station, church, community
facilities, public park (Planning Area 12), temporary RV storage facilities, as well as
other uses designated as allowed by a conditional use permit.
7. Hillside Development Permits shall be processed for all planning areas proposed on
land with a slope gradient of 15 percent or greater and a slope height greater than 15
feet in accordance with Chapter 21.95 of the Carlsbad Municipal Code.
Robertson Ranch I. INTRODUCTION
Robertson Ranch Master Plan Page I-23
May 17, 2016
8. Nonresidential Planned Unit Development Permits pursuant to Chapter 21.47 must be
submitted with any nonresidential tentative map that creates commercial lots less than
one acre in size, or lots that do not have frontage on a public street or have shared
access or parking. A nonresidential PUD also shall be required for the subdivision of
residential units if proposed as part of a mixed-use development.
9. El Camino Real Scenic Corridor Special Use Permits shall be obtained before
construction or development occurs within any planning area adjacent to El Camino
Real.
10. Flood Plain Special Use Permits shall be applied for at the time the related Master
Tentative Tract Map is submitted and shall be obtained before construction or
development begins within any area of special flood hazards, area of flood-related
erosion hazards, or areas of mudslide hazards established in Section 21.110.070 of
the Carlsbad Municipal Code.
Robertson Ranch I. INTRODUCTION Robertson Ranch Master Plan Page I-24 May 17, 2016 Table I-2 Robertson Ranch Master Plan Permit Matrix DEVELOPMENT PERMIT PLANNING AREAS 1 2 3 4 5 6 7 8 9/10 11 12 13 14 15 16 17 18 19 20 21 22 23A-B23C-G Tent. Subdivision Map Planned Dev. Permit Site Dev. Plan Hillside Dev. Permit4 Scenic Corridor SUP CUP Other = Denotes permit required for development = Denotes permit may be required for development depending upon type of development = This permit required if developed as condominiums = This permit required if developed as apartments and/or affordable housing = Site Development Plan is for review of architecture and plotting. = Nonresidential Planned Unit Development Permit if developed as a mixed-use project with ‘for sale’ condominiums. = Special Use Permit (flood plain) required if not previously processed with Master Tentative Map 4 A Hillside Development Permit shall be required with the Master Tentative Maps for the East and West Villages and may be required for individual planning areas.
Robertson Ranch I. INTRODUCTION
Robertson Ranch Master Plan Page I-25
May 17, 2016
F. Authority
The Robertson Ranch Master Plan has been prepared in accordance with Title 21, Section 21.38
of the City of Carlsbad Municipal Code, Planned Community Zone, and in consideration of, and
in accordance with, all regulations, conditions, programs, and policies of the City of Carlsbad
General Plan, including but not limited to the Growth Management Plan, Local Facilities
Management Plan for Zone 14, and the adopted Habitat Management Plan. These considerations
include: 1) the location of and standards for land uses, building and facilities; 2) the location of
and standards for roadways, drainage, and other essential facilities; 3) standards for population
density and building intensity and provisions for supporting services; 4) standards for the
conservation, development and use of natural resources; 5) a program of implementing the
conservation and open space element, and 6) other implementation measures. The Master Plan
has been prepared in accordance with the City of Carlsbad Municipal Code Section 21.38.060,
Contents of a master plan.
This Master Plan establishes land uses, residential densities, infrastructure improvements, and a
circulation pattern for the area historically referred to as Robertson Ranch. This document also
establishes a set of zoning regulations, regulatory procedures, and design guidelines that have
been formulated for the implementation of the land uses included within the Robertson Ranch
Master Plan. Infrastructure and public facilities, both on-site and off-site, are planned to
accommodate the buildout requirements of the Robertson Ranch Master Plan, ensuring that the
City's goals for balanced, orderly growth are implemented. Implementation of this Master Plan
will provide assurance to the City of Carlsbad that ultimate development of the site will be
consistent with the intended goals and objectives of the City General Plan and the Facilities
Management Plan for Zone 14.
The adopted Master Plan functions as an important component in the development
implementation process, by serving as the basis for reviewing subsequent development plans,
subdivisions, and other discretionary permits.
The Robertson Ranch Master Plan shall constitute the orderly development and the zoning for the
property. Consistent with the City of Carlsbad Municipal Code, any violation of the standards
and regulations identified in the Robertson Ranch Master Plan adopted by the City of Carlsbad’s
City Council shall be considered a violation of the Zoning Ordinance. Should any conflict arise
between the Master Plan zoning regulations and existing City policies, procedures or ordinances,
the provisions of this Master Plan shall prevail. Where the Master Plan is silent on an issue, the
requirements of the Carlsbad Municipal Code shall apply. If any term, provision or condition of
this Master Plan is found to be invalid or unenforceable, the remainder of this Master Plan shall
not be affected.
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-1
May 17, 2016
II. DETAILED PLAN DESCRIPTION
A. Planning Context for the Robertson Ranch Master Plan
The Robertson Ranch Master Plan is intended to provide future residents of the project with
places to work, live, shop, and recreate within a single, consolidated community. By meeting
many of the daily needs of residents within the Master Plan boundaries, many impacts associated
with traditional development patterns such as traffic congestion, air pollution, loss of open space,
and increased costs for public services and infrastructure could be reduced, and perhaps more
importantly, the creation of places that lack character and a sense of community would be
avoided. These considerations are at the center of a relatively recent trend in community design,
commonly referred to as “smart growth,” which recognizes the critical connection between the
physical relationships and components comprising development and the quality of life for the
residents of a community.
Techniques for implementing smart growth elements are perhaps best expressed by the
Ahwahnee Principles. One key goal of the Ahwahnee Principles is to create walkable
communities that meet the day-to-day needs of the residents that will inhabit them. Other
considerations addressed by the Ahwahnee Principles are the importance of public spaces, the
need to provide areas of open space and greenbelts, and the benefits of land use efficiency. The
design proposed for the Robertson Ranch Master Plan reflects many of the Ahwahnee Principles
and seeks to meet the needs of those who will ultimately live, work, and shop within the
community.
Each of the Ahwahnee Principles is listed below, followed by a discussion of how the project has
addressed that principle.
1. All Planning should be in the form of complete and integrated communities containing
housing, shops, work places, schools, parks and civic facilities essential to the daily life
of the residents.
The Robertson Ranch Master Plan is a complete and fully integrated community which
meets the various daily needs of future residents. The Land Use Plan is composed of two
distinct communities separated by a wildlife corridor, and the dual village concept is the
result of the need to accommodate the wildlife corridor. The land use plan provides for
the development of a diversity of housing choices, including a wide range of single-
family housing opportunities and a variety of multifamily housing densities, including
affordable housing units. The master plan includes a commercial component to provide
opportunities for employment and shopping, which will be integrated with a community
facility site to meet a variety of civic purposes, including a daycare facility. The project
contains a centrally located park site which may act as the focus of community activity.
Recreational uses are provided throughout the plan, including 13.9 acres of parkland
within Planning Area 12, 5.0 acres of community recreation facilities conveniently
located near the residential areas they will serve, and a variety of paved circulation
element trails and unpaved recreation element trails, which wind through the project open
space, residential villages, and along Cannon Road, College Boulevard and El Camino
Real.
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-2
May 17, 2016
2. Community size should be designed so that housing, jobs, daily needs, and other
activities are within easy walking distance of each other.
The Robertson Ranch Master Plan Land Use Plan is composed of two distinct
communities separated by a wildlife corridor. While the dual village concept utilized by
this plan was the result of the need to accommodate the wildlife corridor, the result is a
project which provides for a human scale of development within each village. Although
not all daily needs could be practically accommodated within each village, the villages
are designed to accommodate many of the daily needs of the residents of each village
within a short walk of their homes. Pedestrian circulation within each village and
between the villages is encouraged by the provision of community gathering or focal
points within each village, and by the provision of an extensive pedestrian trail system.
Figure III-54, Pedestrian Circulation Plan, includes a “Five Minute Walking Radius”
which demonstrates that the majority of the homes in each village are within a short walk
of the focal points and gathering places within the respective villages.
The land use concept for the East Village creates two community activity nodes within
walking distance of the majority of homes in this Village. These activity nodes include
the community park located adjacent to major roadways where public transit facilities are
or will be available, and the community recreation facility within Planning Area 19.
The land use concept for the West Village also creates two community activity nodes
within walking distance of the majority of homes in this Village. The primary community
activity node is envisioned as a 12.0 net-acre Village Center within Planning Area 11,
which will accommodate a combination of community facilities, commercial land uses
and/or multifamily units on the second story above the commercial components. This
community activity node is located adjacent to two West Village multifamily
neighborhoods as well as the transit opportunities provided by El Camino Real. A
secondary community activity node is created by the 1.0-acre Community Recreation
area located in Planning Area 4.
3. As many activities as possible should be located within easy walking distance of transit
stops.
The land use concept for the Robertson Ranch Master Plan anticipates that future public
transit along El Camino Real, Cannon Road, and Tamarack Avenue provided by the
North County Transit District will be in close proximity to the community activity nodes
within the project. Therefore, the multifamily and affordable residential planning areas
and community activity nodes are located either adjacent to anticipated future bus routes
on El Camino Real, Cannon Road, College Boulevard, and Tamarack Avenue, or within
a 5-minute walking distance of anticipated locations for future public transit facilities.
4. A community should contain a diversity of housing types to enable citizens from a wide
range of economic levels and age groups to live within its boundaries.
The Robertson Ranch Master Plan includes a wide range of housing opportunities
including housing types and residential densities which make the community available to
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-3
May 17, 2016
people in a variety of age groups, living arrangements and economic circumstances. An
array of multifamily housing types including high density products in excess of 20 du/ac
are provided within the community, including “affordable” housing units as defined by
City of Carlsbad “Inclusionary Housing” ordinance, which make up at least 15 percent of
all housing units. These “lower-income” affordable housing units are provided in both the
East Village and the West Village. In addition, and in conformance with the Ahwahnee
Principles, the Robertson Ranch Master Plan will exceed the inclusionary housing within
the project established policies by providing units to “moderate-income” households
within the West Village of this Master Plan. As agreed to by the City of Carlsbad, 56
homes shall be provided. A selection of single-family housing types and densities,
including detached courtyard homes, patio homes, and residences on lot sizes ranging
from minimum 4,000 square feet to 8.500 square feet in size are provided1.
5. Businesses within the community should provide a range of job types for the
community’s residents.
Employment opportunities within the Robertson Ranch Master Plan are provided by the
proposed Village Center. The range of employment opportunities associated with the
proposed community facilities and commercial land uses within the Village Center
include: retail sales, management, service and professional positions.
6. The location and character of the community should be consistent with a larger transit
network.
The project site is located adjacent to several General Plan designated roadways,
including Tamarack Avenue, El Camino Real, Cannon Road, and College Boulevard.
Each of these roadways is designed for relatively high volumes of vehicular traffic;
therefore, project entries and internal roadways have been designed to complement,
accommodate, and seamlessly integrate with these roadways.
In addition, and as discussed earlier, the community activity nodes, affordable housing
and higher density multifamily housing units are located adjacent to, or in close
proximity to, existing or anticipated future locations of transit stops along the General
Plan roadways.
7. The community should have a center focus that combines commercial, civic, cultural
and recreational uses.
To accommodate the required wildlife corridor, the Robertson Ranch Master Plan is
composed of two distinct villages, each providing community focal points which mix
community activities and informal gathering places. These gathering places and focal
points are located within a short walking distance of the majority of residents within each
village, and can be reached by residents of the other village via the extensive pedestrian
circulation system.
1 Lots within Planning Area 18 that abut Cannon Road may be provided with a minimum lot size of 4,500 s.f.
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-4
May 17, 2016
The East Village’s primary community focal point is formed by the park facility, located
adjacent to the main village entry road traffic circle. A second informal community
gathering place is created by the Community Recreation facility in the center of the East
Village.
The community focal point for the West Village is created by the mixture of residential,
commercial, civic and cultural uses located along the primary entry road to this village.
A second community gathering place is created by the Community Recreation facility in
the center of the West Village.
8. The community should contain an ample supply of specialized open space in the form
of squares, greens and parks whose frequent use is encouraged through placement and
design.
The Robertson Ranch Master Plan integrates open space land uses into the community in
a manner which, where appropriate, encourages use by project residents. The project
includes the preservation of approximately 161.8 acres of the site as natural open space to
facilitate wildlife movement and preserve sensitive habitat. Portions of this area will be
fenced to discourage unauthorized use of the natural open space, except along the
designated trails. The project trail and pedestrian circulation system provides connections
to the citywide trail system. In addition, a centrally located city park is provided to serve
the whole community, and is accessible from the West Village via the main trail crossing
the wildlife corridor. Each Village contains a primary Community Recreation area as
well as pocket parks within each neighborhood, all of which include opportunities for
passive and/or active recreation. The Village Center development standards ensure that a
public gathering place which provides an opportunity for residents and shoppers to
interact with one another will be incorporated into the design.
9. Public spaces should be designed to encourage the attention and presence of people.
The use of the community activity areas and the public spaces by project residents is
promoted by the project design, which locates these uses in areas that are easily
accessible to project residents and are near complementary land uses. The community
activity areas are located adjacent to the project’s higher density residential uses, which
allow these public spaces to augment the limited private space available to these
residents. The pedestrian trail and circulation system are designed to encourage
pedestrian access to these areas. The primary village entries are located adjacent to or
lead to the village community activity areas, which feature enhanced landscaping
treatments. The community activity areas are located in close proximity to the projects
primary roadways and are reachable by pedestrian trails and sidewalks. The primary
village entries and streetscapes are designed to encourage pedestrian use with the
introduction of wide meandering sidewalks with parkways and trees separating
pedestrians from vehicular traffic. The Village Center provides a public meeting place as
an opportunity for people to gather and socialize encouraging the presence and attention
of residents and visitors.
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-5
May 17, 2016
10. Each community or cluster of communities should have a well-defined edge, such as
agricultural greenbelts or wildlife corridors, permanently protected from development.
The Robertson Ranch Master Plan provides for two distinct development clusters; the
East Village and West Village, connected by a 500 to 600-foot wide wildlife corridor.
The project includes approximately 161.8 acres of clearly defined, permanently protected
open space provided as part of a regional wildlife habitat conservation program and
includes areas preserved as wildlife movement corridors and for sensitive habitat
protection. The edge of these open space areas are clearly defined through the use of fuel
modification zones or perimeter roadways separating the open space from the developed
areas.
11. Streets, pedestrian paths and bike paths should contribute to a system of fully
connected and interesting routes to all destinations. Their design should encourage
pedestrian and bicycle use by being small and spatially defined by buildings, trees and
lighting, and by discouraging high speed traffic.
The pedestrian facilities proposed for the project include a fully integrated system of
landscaped pedestrian/bicycle trails which provide pleasant and convenient access
between the various portions of the community. Two types of trails are provided within
the plan: trails adjacent to roadways, and trails that traverse open space areas. Soft
surface trail facilities traverse the project open space areas will be narrow and spatially
defined by fences and landscaping, as appropriate and/or required by city regulations.
The project also provides a variety of pedestrian trails adjacent to roadways. In certain
key locations, a landscaped parkway will be placed between the driving area and
pedestrian trails and sidewalks in order to encourage pedestrian activity. Paseos in each
Village will promote pedestrian connectivity throughout the project area, and shared
parking between the commercial and community facilities will encourage pedestrian
movement. Finally, a variety of product types will be encouraged within single-family
neighborhoods in order to create a more interesting and diverse street scene.
12. Wherever possible, the natural terrain, drainage, and vegetation of the communities
should be preserved with superior examples contained within parks or greenbelts.
Substantial portions of the project site have been disturbed by historical and ongoing
agricultural operations. However, portions of the site have not been farmed and contain
sensitive biological resources, steep slopes, and/or drainage courses that will be preserved
and/or restored as natural open space as part of the project. Approximately 142.5 acres of
the site are preserved, including areas of steep slopes containing Diegan coastal sage
scrub habitat preferred by the coastal California gnatcatcher, and 21.1 acres of re-
vegetated areas will be provided, as depicted on Figure II-6, HMP Hardline Map.
13. The community design should help conserve resources and minimize waste.
The Robertson Ranch Master Plan design creates a community which conserves
important environmental resources and offers residents alternatives to motorized vehicles
for meeting their daily needs. The project landscape plan maximizes the use of drought
resistant and low water use materials where practical to minimize the use of water. The
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-6
May 17, 2016
project will be designed to connect to the City’s reclaimed water system, and reclaimed
water will be used for landscape irrigation. Furthermore, a solid waste recycling program
will be instituted within the project to reduce the amount of solid waste going to local
landfills.
14. Communities should provide for the efficient use of water through the use of natural
drainage, drought tolerant landscaping, and recycling.
The majority of landscape elements within the plan feature drought tolerant or drought
resistant plant species. In addition, reclaimed water lines are located adjacent to the
project and will be utilized as appropriate. Municipal services will be available to future
residents and will provide a solid waste recycling program to reduce the amount of solid
waste going to local landfills.
15. The street orientation, the placement of buildings, and the use of shading should
contribute to the energy efficiency of the community.
The project’s Design Guidelines encourage the use of trellises, porches, or other
structures to create shaded areas that will minimize the need for air conditioning. The
circulation network within the project consists of a traditional hierarchy of roadways
which enable buildings to be oriented in a manner which maximizes opportunities for
passive solar heating. Deciduous trees will be used to provide shade during the summer
and will allow for light during the winter.
B. General Plan
The Robertson Ranch Master Plan is adopted by ordinance by the City Council of Carlsbad. The
Master Plan is not a component of the City’s General Plan, but rather a separate document that
systematically implements the City’s General Plan. It creates a link between the broad-based
General Plan policies and the individual development proposals and neighborhood concerns for
the Master Plan area.
The City of Carlsbad General Plan land use designations for the project site are shown in Figure
I-6, General Plan Land Use Map, in Section I, INTRODUCTION. The General Plan Land Use
Designations are indicated in Table II-1, General Plan Designations.
The land uses and development contained in the Robertson Ranch Master Plan is consistent with
the General Plan, as described in Appendix “A,” Robertson Ranch Master Plan General Plan
Consistency Analysis, and must comply with the Master Plan development standards. All future
Vesting Tract Maps or Tentative Maps and amendments to the Master Plan must be consistent
with the General Plan and with the vision, goals, and programs of this Master Plan.
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-7
May 17, 2016
Table II-1 General Plan Designations
1. Residential High Density may exceed 23 du/ac per the requirements of CMC Chapter 21.53.120 and the City
Housing Element policies regarding high density and State requirements to provide affordable housing.
2. The City of Carlsbad owns 2.0 acres within Planning Area 12 for purposes of constructing a fire station.
3. The General Plan requires that the PA 22 density be developed at between 20-23 du/ac.
C. Zoning Regulations
The properties within the boundaries of this Master Plan are zoned Planned Community (P-C), as
depicted on Figure II-1, Zoning Map. However, the P-C Zone stipulates that development within
a P-C Zone may only occur in conformance with an approved Master Plan for the site. The
underlying Master Plan land use zoning is shown in Figure II-2, Underlying Master Plan Zone
Designations.
This Master Plan complies with Chapter 21.38 of Carlsbad Municipal Code, Planned Community
Zone (P-C Zone) and shall constitute the zoning for all lands within the Master Plan. No person
shall use or develop any land located within the boundaries defined by the Master Plan in a
manner which is contrary to the provisions of the Master Plan. All provisions of the Master Plan
are imposed as a condition of zoning. Approval of this document does not affect the applicability
of all other City ordinances in effect at the time building permits are issued. Pursuant to Section
21.38.030(d) of the City of Carlsbad Municipal Code, where a conflict in regulation occurs, the
provisions of this Master Plan shall control. Pursuant to Section 21.38.020 of the Carlsbad
Municipal Code, uses permitted in the E-A zone (agricultural uses) are permitted in the P-C Zone
and shall be permitted as interim uses by the Master Plan.
General Plan
Designations
Description Density Range
Dwelling units per acre
Growth Control Point
RLM Residential Low Medium 0-4 3.2 du/ac
RM Residential Medium 4-8 6 du/ac
RMH Residential Medium High 8-15 11.5 du/ac
RH Residential High 15-23 1 19 du/ac
R-23 Residential Density 23 15-23 du/ac3 19 du/ac
CF Community Facilities - -
L Local Shopping Center - -
OS
Park
Open Space
Wildlife Corridor
Community Park
Water Quality Facility
Community Recreation
Areas
Fire Station2
-
-
OS Open Space (Hillside) - -
N.A.P.KELLY DR.
LISA ST.EL CAMINO REALTAMARACK AVE.G
COLLEGE BLVD.LAPORTALADADR.WESTVILLAGEEASTVILLAGELASGOW DR
CANNONROADSRD.SERVICE ROADERVICESRD.ERVICE300 6001500UNDERLYING MASTER PLAN ZONE DESIGNATIONSRobertson RanchFIGURE NO. II-2PAGE II-9MASTER PLANEDINBURGH DR.Option ParcelPA 1PA 3RD-MPA 6RD-MPA 8RD-MPA 5R-1 - 8,500PA 4OS (CR)PA 11CL/CFPA 7RD-MPA 9/10RD-MPA 12OS (P)PA 13RD-MPA 14RD-MPA 16RD-MPA 17RD-MPA 19OS (CR)PA 18RD-MPA 22RD-MPA 15RD-MPA 21RD-MOSOSOSOSOSOSOSOSOSLEGENDR-1 - 6,000R-1 - 8,500RD-MCL/CFL-COSOS (CR)One Family Residential Zone - 6,000 SF Lot SizeOne Family Residential Zone - 8,500 SF Lot SizeResidential Density - Multiple ZoneLocal Shopping Center/ Community FacilityOpen SpaceOpen Space (Community Recreation)Limited ControlOS (P)Open Space (Park)OSPA 2CFRV
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-10
May 17, 2016
Uses and development standards allowed in each Planning Area are indicated in Section III,
DEVELOPMENT AND REGULATORY PROVISIONS of this Master Plan. Uses which would be allowed
as conditional uses shall be permitted only upon obtaining a Conditional Use Permit processed
according to the applicable provisions of the Carlsbad Municipal Code. This Master Plan has
been prepared in compliance with the following four goals in Section 21.38.010 of the Planned
Community Zone, in the Carlsbad Municipal Code:
1. Provide a method for and to encourage the orderly implementation of the General
Plan and any applicable specific plans by the comprehensive planning and
development of large tracts of land under unified ownership or developmental control
so that the entire tract will be developed in accord with an adopted master plan to
provide an environment of stable and desirable character;
2. Provide a flexible regulatory procedure to encourage creative and imaginative
planning of coordinated communities involving a mixture of residential densities and
housing types, open space, community facilities, both public and private and, where
appropriate, commercial and industrial areas;
3. Allow for the coordination of planning efforts between developer and City to provide
for the orderly development of all necessary public facilities to insure their
availability concurrent with need; and
4. Provide a framework for the phased development of an approved master planned area
to provide some assurance to the developer that later development will be acceptable
to the City, provided such plans are in accordance with the approved planned
community master plan.
D. Overview of Land Uses
1. Overview of the Village Concept
The Robertson Ranch Master Plan consists of a variety of land uses (see Figure II-3, Master
Plan Land Use Map, and Table II-2, Detailed Land Use Summary), and is envisioned as a
balanced master planned community integrating residential, commercial, recreational and
open space land uses. The project provides for the creation of a community composed of two
villages, the “East Village” and the “West Village.” However, the entire 398.0-acre site is a
single master planned community in order to ensure that adequate provisions are made for
public facilities, open space, and affordable housing, as required by the City’s Growth
Management Ordinance and Habitat Management Plan. This Master Plan encompasses the
entire 398.0-acre site.
PA 5PA 6PA 7PA 8PA 9/10PA 11PA 12PA 15PA 16PA 17PA 18PA 19PA 20PA 21PA 22PA 23APA 23BPA 23CPA 23DPA 23EPA 23FN.A.P.Option ParcelKELLY DR.
LISA ST.EL CAMINO REALTAMARACK AVE.G
COLLEGE BLVD.LAPORTALADADR.SD
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E
N
T13.8 Gross AC.Open Space7.0 Gross AC.5.1 Net AC.18.8 DU/AC.96 Du'sMultifamily15.3 Gross AC.Village Center/Commercial C.F.14.7 Gross AC.11.8 Net AC.22.7 DU/AC.268 Du'sMultifamily17.7 Gross AC.14.8 Net AC.5.9 DU/AC.87 Du's5,000 S.F. Lots9.7 Gross AC.9.5 Net AC.3.8 DU/AC.36 Du's8,500 S.F. Lots12.7 Gross AC.Open Space20.3 Gross AC.18.5 Net AC.4.1 DU/AC.75 Du's6,000 S.F. Lots16.1 Gross AC.Park &39.8 Gross AC.Open Space17.0 Gross AC.16.8 Net AC.5.1 DU/AC.85 Du's5,000 S.F. Lots3.5 Gross AC.3.5 Net AC.22.3 DU/AC.78 Du'sMultifamily5.4 Gross AC.Senior Housing2.9 Gross AC.2.9 Net AC.Water QualityFacility2.0 Gross AC.2.0 Net AC.CommunityRecreation9.0 Gross AC.7.0 Net AC.12.0 DU/AC.84 Du'sCourtyard Homes2.3 Gross AC.Open Space22.2 Gross AC.21.3 Net AC.5.2 DU/AC.110 Du's4,500 - 5,000 S.F. Lots25.2 Gross AC.25.0 Net AC.4.4 DU/AC.109 Du's5,000 S.F. Lots39.7 Gross AC.Open Space30.4 Gross AC.Open Space1.0 Gross AC.1.0 Net AC.Community RecreationWESTVILLAGEEASTVILLAGELASGOW DR
CANNONROADRD.SERVICE ROADTRAILTSRD.ERVICERAILPA 23G1.1 Gross AC.Open SpacePA 143.6 Gross AC.3.3 Net AC.4.8 DU/AC.16 Du'sProposedHigh SchoolSiteFire StationRV4.5 Gross AC.4.3 Net AC.5.3 DU/AC.23 Du's12.0 Net AC.EDINBURGH DR.SERVICEPA 23B5,000 S.F. LotsPA 22.3 Gross AC.CommunityFacility Site22.0 Gross AC.Open SpacePA 317.1 Gross AC.15.4 Net AC.5.6 DU/AC.87 Du's4,000 S.F. LotsPA 135,000 S.F. Lots98 Du'sRESIDENTIALPALAND USEGROSS ACRESNET ACRESDU'SNET DENSITY1112RESIDENTIAL TOTALSNON-RESIDENTIAL1319202223A-GSTATISTICAL SUMMARYVillage Center/CommercialPark and Fire StationCommunity RecreationWater Quality FacilitySenior HousingOpen Space15.316.14.52.02.94.9139.812.016.14.32.02.94.9------23----98------5.3----20.0--NON-RESIDENTIAL TOTALSPROJECT TOTALSMajor Roads19.7------221.636.5----398.0197.7 1,252 --176.4161.2 1,252 --300 6001500MASTER PLAN LAND USE MAPRobertson Ranch32OVERALL TOTAL299.85 1,252 --51. Actual number of affordable units that will be provided within the Multifamily Residentialneighborhoods of each Village of the Master Plan will be no less than 15% of the total numberof units approved for each Village.2. Includes 12.8 acres of Cannon Road and College Blvd.3. Net acres excludes brush management.4. Minimum lot size of 4,500 s.f. is permitted only for lots which abut Cannon Road.5. See Zone 14 LFMP for Net Constraints Acrerages.Limits of Hardline Map BoundaryBrush Management per HMP Hardline MapSingle Family Residential - 8.500 S.F.59/1036161718781521Single Family Residential - 6,000 S.F.Courtyard ResidentialSingle Family Residential - 4,000 S.F.Multifamily Residential9.720.317.117.717.025.222.27.014.73.59.09.518.515.414.816.825.021.35.111.83.57.036758787851091109626878843.84.15.65.95.14.45.218.822.722.312.0Single Family Residential - 5,000 S.F.Single Family Residential - 5,000 S.F.Single Family Residential - 5,000 S.F.Single Family Residential - 4,500 - 5,000 S.F.Multifamily ResidentialMultifamily Residential414 Single Family Residential - 5,000 S.F.3.63.3164.8FIGURE NO. II-3PAGE II-11MASTER PLAN2 Community Facility Site2.32.0----4 Community Recreation1.01.0----1 Open Space22.0------Single Family Residential - 5,000 S.F.22 RV Storage0.50.5----
Robertson Ranch II. DETAILED PLAN DESCRIPTION Robertson Ranch Master Plan Page II-12 May 17, 2016 Table II-2 Detailed Land Use Summary Land Use Designation Underlying Zoning Land Use Planning Area Gross Acres Net Acres Growth Control Point Net Density (du/ac) GCP du’s1 Proposed du’s WEST VILLAGE - RESIDENTIAL RM RD-M Medium Density Residential (4,000 s.f.) 3 17.1 15.4 6.0 du/ac 5.5 92.4 85 RLM R-1-8,500 Low-Medium Density Residential (8,500 s.f.) 5 9.7 9.5 3.2 du/ac 3.8 30.4 36 RM RD-M Medium Density Residential (5,000 s.f.) 6 17.7 14.8 6.0 du/ac 5.9 86.4 87 RH1 RD-M Multifamily 7 7.0 5.1 19.0 du/ac 22.7 96.9 116 RH1 RD-M Multifamily 8 14.7 11.8 19.0 du/ac 21.0 224.2 248 RLM R-1-6,000 Low-Medium Density Residential (6,000 s.f.) 9/10 20.3 18.5 3.2 du/ac 4.0 59.2 74 RM RD-M Medium Density Residential (5,000 s.f.) 13 4.5 4.3 6.0 du/ac 6.0 27.6 26 Village Total-- 91.0 79.4 -- 9.7 617.1 6723 EAST VILLAGE2- RESIDENTIAL RM RD-M Medium Density Residential (5,000 s.f.) 14 3.6 3.3 6.0 du/ac 4.8 19.8 16 RH RD-M Multifamily 15 3.5 3.5 19.0 du/ac 22.3 66.5 78 RM RD-M Medium Density Residential (5,000 s.f.) 16 17.0 16.8 6.0 du/ac 5.1 100.8 85 RM RD-M Medium Density Residential (5,000 s.f.) 17 25.2 25.0 6.0 du/ac 4.4 150.0 109 RM RD-M Medium Density Residential (4,500 to 5,000 s.f.) 184 22.2 21.3 6.0 du/ac 5.2 127.8 110 RMH RD-M Courtyard Residential 21 9.0 7.0 11.5 du/ac 12.4 80.5 84 R-23 RD-M Senior Housing 22 4.9 4.9 19.0 du/ac 20.0 92.7 98 Village Total-- 85.4 81.8 -- 7.1 570.5 5803 RESIDENTIAL SUBTOTAL -- 176.4 161.2 -- 7.8 1,187.6 1,2525 Notes: 1 – Residential High Density may exceed 23 du/ac up to a maximum of 32 du/ac on Planning Areas 7 and 8 per the requirements of CMC Chapter 21.53.120 (Density Modification).
Robertson Ranch II. DETAILED PLAN DESCRIPTION Robertson Ranch Master Plan Page II-13 May 17, 2016 Table II-2 Detailed Land Use Summary (Continued) Land Use Designation Underlying Zoning Land Use Planning Area Gross Acres Net Acres Growth Control Point Net Density (du/ac) GCP du’s Proposed du’s WEST VILLAGE- NON-RESIDENTIAL CF CF Community Facilities2 2.32.0 -- -- -- -- OS OS-P Community Recreation 4 1.0 1.0 -- -- -- -- CF/L CF/L Commercial/Community Facilities 11 15.3 12.0 -- -- -- -- OS OS-P City Park-Fire Station 12 16.1 16.1 -- -- -- -- OS OS Open Space 1, 23A – 23C 88.3 -- -- -- -- -- -- Roads -- 5.4 -- -- -- -- -- Village Total-- 128.4 31.1 -- -- -- -- EAST VILLAGE- NON-RESIDENTIAL OS OS-P Community Recreation 19 2.0 2.0 -- -- -- -- OS OS Water Quality Facility 20 2.9 2.9 -- -- -- -- R-23 RD-M RV Storage 22 0.5 0.5 OS OS Open Space 23D-23G 73.5 -- -- -- -- -- -- Roads -- 14.38 -- -- -- -- -- Village Total-- 93.2 5.4 -- -- -- -- NON -RESIDENTIAL SUBTOTAL -- 221.6 36.5 -- -- -- -- MASTER PLAN TOTAL -- 398.09 197.7 N/A --- 1,187.6 1,2522 1. GCP du's are derived by multiplying Net Acres by the Growth Management Control Point Density. 2. Affordable units will be provided in each Village, in conformance with the Inclusionary Housing Ordinance. 3. Unit distribution may change if units are transferred between Planning Areas or Villages, as described in Master Plan Section II.F. 4. Minimum lot size of 4,500 square feet is permitted for lots within Planning Area 18 which abut Cannon Road. 5. Includes 12.8 acres of Cannon Road and College Boulevard. 6. Acreage would increase to 403.7 if the Option Parcel is included in the Master Plan. 7. Master Plan Total Net Acres is based on the Zone 14 LFMP net constraints acreage and is not reflective of the net acreage values shown herein for each Planning Area. 8. Overall Master Plan Density is calculated based on the net constraints acreage, per the Zone 14 LFMP. 9. Unit distribution and/or total number of units may change if a Major Master Plan Amendment is processed and approved to include the Option Parcel within the Master Plan as a residential neighborhood, in accordance with Master Plan Sections II.F and V.E. Note: Road acreages are to the edge of right-of-way. Planning Area acreages include landscape setbacks where required.
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-14
May 17, 2016
2. East Village Land Uses
Residential land uses within the East Village include a maximum of 580 dwelling units,
composed of 404 single family residential dwelling units (320 single family units on 5,000
square foot lots2 and 84 courtyard homes), 78 multifamily units and 98 senior housing units.
Non-residential land uses in the East Village include 2.0 acres of community recreation, and
72.4 acres of natural and re-vegetated open space. An additional 0.55 acres within the East
Village are reserved as an RV storage lot (i.e., Planning Area 22).
3. West Village Land Uses
Land Uses within the West Village include 672 dwelling units, composed of 364 multifamily
units and 308 detached single family units. The single family units will be distributed as
follows; 85 units on 4,000 square foot lots, 113 units on 5,000 square foot lots, 74 units on
6,000 square foot lots and 36 units on 8,500 square foot lots. Included within the multi-
family units located on Planning Areas 7 and 8 will be approximately 100 units of senior
housing within Planning Area 7. Nonresidential uses within the West Village will include
1.0 net acre of centralized community recreation uses, Village Center commercial uses, a
City park and fire station, and Community Facility uses.
4. Master Plan Buildout
Upon buildout of the Master Plan, the two villages combined will provide 1,252 dwelling
units, consisting of 628 single-family residential units, 84 cluster [courtyard] residential units,
and 540 multifamily residential units (including the required number of affordable units). It
is important to note that the total number of required affordable units within the master plan
as a whole, or within the individual villages, may increase or decrease depending upon the
total final number of approved dwelling units, pursuant to City requirements. The
nonresidential component of the Master Plan includes a 12.0 net-acre Village Center,
community recreational uses on 3.0 acres within Planning Areas 4 and 19, Community
Facility site on 2.0 acres, an RV parking facility, a City park on 16.1 acres, a water quality
facility on 2.9 acres, 23.7 acres of roadways, and 161.8 acres of open space, including more
than 67 percent of the 71.6 acres of existing Diegan coastal sage scrub habitat, as well as
riparian and wetland habitat. The actual acreage of the community facilities will be based on
the Carlsbad Municipal Code (CMC) Section 21.25.070, and the actual acreage of
community recreation will be based upon CMC Section 21.45.060. The overall residential
density of the Master Plan is 3.7 dwelling units per acre (based on the Zone 14 LFMP Net
Constraints Acreages).
2 Within Planning Area 18, a minimum lot size of 4,500 s.f. is permitted for those lots which abut Cannon Road.
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-15
May 17, 2016
5. Alternative Land Uses
The Robertson Ranch Master Plan is intended to provide flexibility by permitting alternative
land uses within a number of planning areas.
Planning Areas 13 and 14 – Elementary School: The Carlsbad Unified School District
rejected the option to purchase Planning Area 13 and 14 as an elementary school site. A
Minor Master Plan Amendment (MP 02-03(A) was processed for Planning Area 14 to allow
for the implementation of the alternative RM land uses (i.e., Residential Medium 4-8 du/ac)
Additionally, the City of Carlsbad purchased 2.0 acres within Planning Area 13 (to be
consolidated with the Planning Area 12 Park site) for the purpose of constructing a fire
station. A Master Plan Amendment (MP 02-03(C) was processed to change the Elementary
School (E) land use designation to Open Space (OS) on the 2.0 acre City property and to RM
on the remainder of PA 13.. The maximum allocation of 52 dwelling units for Planning Areas
13 and 14 is based on the Growth Control Point for the original RLM designation which
would allow 32 units (10 acres x 3.2 du./ac) together with a shift of 20 dwelling units from
several other planning areas (PA 5 – 10 units, PA 6 – 1 unit, PA 10 – 6 units, and PA 21 – 3
units). As proposed, 26 units will be located within Planning Area 13, and 16 units will be
located within Planning Area 14. These planning areas will be developed as small-lot,
detached, single-family residences on minimum 5,000 s.f. lots, according to the development
standards proposed for Planning Areas 16, 17, and 18. The transfer of dwelling units shall be
in accordance with the requirements of Master Plan Sections II.F.3, Transfer of Dwelling
Units, and V.E.1, Minor Master Plan Amendment. The alternative land uses identified for
these planning areas have increased the total number of units within the East Village from
469 to 482 units, and have increased the number of units within the West Village from 653 to
672 units, thereby increasing the total number of units allowed within the Master Plan from
1,122 to 1,154, consistent with the original Master Plan approval.
E. Detailed Description of Land Uses
1. Residential
All residential development within the Master Plan shall be consistent with the policies and
programs of the City of Carlsbad General Plan, including the Housing Element, and shall be
consistent with any applicable sections of Title 21 of the Carlsbad Municipal Code, except as
such requirements are specifically revised by this approved Master Plan.
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-16
May 17, 2016
a) Single family housing
(1) Single-family detached housing on 8,500 square foot minimum lots in
Planning Area 5.
(2) Single-family detached housing on 6,000 square foot minimum lots in
Planning Area 9/10.
(3) Single-family detached housing on 5,000 square foot minimum lots in
Planning Areas 6, 13, 14, 16, 17 and 183.
(4) Single-family detached housing on 4,000 square foot minimum lots in
Planning Area 3.
(5) Detached single family courtyard condominium homes are in Planning Area
21.
b) Multifamily Housing
Multifamily housing, in the form of attached products including but not limited to
condominiums, townhomes, apartments, stacked flats, duplexes, triplexes, and six-
plex buildings in Planning Areas 7, 8, 15 and 22. The affordable housing
requirements for the Master Plan as specified in the Carlsbad Inclusionary Housing
Ordinance are accommodated within these multifamily planning areas.
c) Affordable housing
(1) General Requirements: The provision of “Inclusionary” or “affordable”
housing in all new developments is required by the Housing Element of the
City’s General Plan. The requirements applicable to locating and constructing
these housing units are stipulated in the Inclusionary Housing Ordinance, City
Municipal Code Chapter 21.85. Sub-section 21.85.050 indicates in part, that
“the required number of lower-income Inclusionary units shall be fifteen
(15%) percent of the total residential units, approved by the final decision
making authority.” “Lower-income” households are defined by sub-section
21.85.020 as, “…households…whose gross income does not exceed eighty
(80%) percent of the median income for San Diego County as determined
annually by the U.S. Department of Housing and Urban Development."
The Robertson Ranch Master Plan is obligated to provide a maximum of 174
dwelling units which are affordable to lower-income households (80% median
income) based on the total number of allowed units within the project, as
shown on Table II-3, Lower-Income Affordable Housing Requirements. The
inclusionary housing obligation of the Robertson Ranch Master Plan is based
on the total number of dwelling units. This obligation shall be adjusted in
proportion to the total number of approved and constructed dwelling units
within each Village. The actual number of required lower-income units will be
based on the final number of dwelling units approved for each Village within
3 Within Planning Area 18, a minimum lot size of 4,500 s.f. is permitted for those lots which abut Cannon Road.
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-17
May 17, 2016
the Master Plan. Each Village will be responsible for providing their
proportional share of affordable units based on the number of approved units
in each village. If the required West Village senior housing units meet the
affordability criteria, then those units shall meet the requirements of this
Master Plan for both senior and the inclusionary requirement. Thus, senior
housing units that are restricted to the appropriate lower income rates shall
qualify as combined affordable/senior housing projects.
Table II-3 Lower-Income Affordable Housing Requirements
Village
Proposed Dwelling Units
Total Affordable Units Required
(15%)
East 482 73
West 672 101
Total 1,154 174
In addition, and in conformance with the Ahwahnee Principles, the Robertson
Ranch Master Plan will exceed the inclusionary housing obligations of
Chapter 21.85 of the Municipal Code by providing additional units affordable
to “moderate-income” households within the West Village of the Master Plan.
Moderate-income units, for the purposes of this section, shall be defined as
those units that are affordable to households whose gross income does not
exceed one-hundred twenty percent (120%) of the median income for San
Diego County as determined annually by the U.S. Department of Housing and
Urban Development. As negotiated with the City of Carlsbad, 56 moderate-
income units shall be provided within the West Village of the Master Plan.
Moderate-income units may be provided as for-sale condominium units or
for-rent apartments, and may be included as part of an affordable housing
development. Housing for senior citizens, as defined by Municipal Code
Section 21.84.030, is also required in the West Village and these senior units
may contribute to satisfying the affordable housing requirements.
Therefore, the East Village shall provide a total of 73 low income (80% of the
median income) affordable housing units. The West Village shall provide a
total of 101 low (80% of the median income) plus 56 moderate (120% of the
median income) affordable units. The West Village shall also provide the
required 100 senior units; however these senior units may be accommodated
within the West Village 157 (101 du + 56 du) unit affordable program.
Twenty percent (20%) of the senior housing units within Planning Area 22
shall be affordable to low income residents.
(2) Affordable Housing Agreement / Site Development Plan:
(a) No building permit shall be issued for any affordable housing project
unless an Affordable Housing Agreement and Site Development Plan
have been approved for the project. Site Development Plans shall be
processed as required by Chapter 21.53.120 of the City Municipal
Code. The Site Development Plan and Affordable Housing
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-18
May 17, 2016
Agreement shall be approved by the City prior to the approval of the
first individual final map, as required by Section 21.85.140. The
Affordable Housing Agreement shall be consistent with the
requirements of the applicable sections of the Carlsbad Municipal
Code. The Affordable Housing Agreement shall be recorded and the
applicable terms and conditions shall be filed and recorded as a deed
restriction on the individual lots or units of a property which are
designated as the location for affordable housing units.
(b) The affordable housing development shall provide a mix of unit sizes
and configurations (by number of bedrooms) as required by the
Affordable Housing Agreement.
(c) The design of the affordable housing units shall be reasonably
consistent with the design of the total project in terms of physical
appearance, materials, and finished quality, as required by Section
21.85.040 of the Municipal Code and the provisions of the Affordable
Housing Agreement.
(d) The Affordable Housing Agreement shall take precedence if the
requirements of the Robertson Ranch Master Plan are determined to
be contrary to any affordable housing requirements of the Affordable
Housing Agreement.
(3) Location of Affordable Housing Development: The inclusionary housing
obligation of the East Village of the Robertson Ranch Master Plan will be
accommodated with the construction of affordable-rate housing units within
Planning Area 15 or within other areas approved by the City. This location
was chosen for the East Village because of its location adjacent to the public
transportation available along Cannon Road and El Camino Real, and its
proximity to the proposed City Park located in Planning Area 12. The actual
number of affordable units will be based upon the number of approved and
constructed units within the Master Plan. More units than required by the
Affordable Housing Agreement, including affordable or market rate units,
may be constructed within PA 15. Units in Planning Area 15 could be
constructed as apartments, condominiums, duplexes, townhomes or six-
plexes.
The inclusionary housing obligation of the West Village of the Robertson
Ranch Master Plan will be met by the construction of the required affordable
units as apartment units, townhomes, condominiums, duplexes, or six-plexes
within Planning Area 7 and/or 8,, and may be a combination senior/affordable
residential project, and/or mixed with market rate units. Planning Areas 7
and 8 were chosen due to their proximity to public transit on El Camino Real
and Cannon Road, proximity to the Village Center (Planning Area 11), and/or
the primary access roads for each Village.
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-19
May 17, 2016
Affordable housing projects on Planning Areas 7 and/or 8 may be the subject
of density increase and/or standards modification in accordance with the
requirements of CMC Chapter 21.53.120 and/or any density bonus provisions
provided by state law and CMC Chapter 21.86. As a result of such density
increase that may be approved, a corresponding decrease in unit count in
another location on the West Village will be required, so as to not exceed the
overall total maximum unit allocation for the West Village.
(4) Timing of Affordable/Inclusionary Units: The timing of the construction of
the required affordable units shall be in accordance of the provisions of the
Affordable Housing Agreement entered into between the City and the
property owners.
(5) Alternate Uses: Since Planning Areas 13 and 14 will be constructed with the
alternate residential uses identified by this Master Plan; the increase in total
number of units shall result in a corresponding increase in units affordable to
lower-income households required for the respective village.
2. Open Space Plan
Approximately 181.8 acres or 45 percent of the total Master Plan consists of open
space areas, including 161.8 acres of permanently preserved open space, a 2.9-acre
water quality facility, a city park on 16.1 acres, and 3.0 acres of community
recreation lands. In addition, storm water detention basin “BJB” has been
constructed within Planning Area 23E. The open space provided by the Robertson
Ranch Master Plan is consistent with applicable city ordinances, standards and
policies, and complies with Federal and State habitat preserve policies.
The planning areas identified as open spaces are currently owned by Calavera Hills
II, LLC and the Robertson Family Trust. These natural and re-vegetated open spaces
will be the subject of an open space conservation easement, to be recorded in
conjunction with the final maps for the affected areas. The subject open spaces shall
remain in continued ownership of Calavera Hills II, LLC or Robertson Family Trust,
(or successors in interest) until they are transferred via fee title or easement to a
professional environmental management entity for permanent management as is
required pursuant to an approved open space hardline agreement with the USFWS
and the City of Carlsbad.
All open space shall be provided consistent with the City’s General Plan, Open Space
and Conservation Resource Management Plan, Growth Management Plan and
adopted Habitat Management Plan and the open space areas shown within the Master
Plan Land Use Plan.
There are four categories of Open Space within the Robertson Ranch Master Plan:
Open Space for the Preservation of Natural Resources; Open Space for Outdoor
Recreation; Open Space for Public Health and Safety; and Open Space for the
Managed Production of Resources (interim use of portions of Phase II, West Village).
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-20
May 17, 2016
These open space uses, with the exception of Managed Production of Resources
Open Space, are depicted on Figure II-4, Open Space and Recreation Plan.
(a) Open Space for the Preservation of Natural Resources:
The Robertson Ranch Master Plan design is strongly driven by the City’s
adopted Habitat Management Plan (HMP), which identifies the site as an
important component of the city’s overall open space preserve system.
The City of Carlsbad is a participant in regional resource conservation
planning efforts being undertaken in northern San Diego County pursuant to
the California Natural Community Conservation Planning (NCCP) Act of
1991 and the California and Federal Endangered Species Acts (CESA and
ESA, respectively). This sub-regional plan is identified as the Multiple
Habitat Conservation Plan (MHCP). Under the umbrella-planning framework
of the MHCP, the City of Carlsbad has adopted a Carlsbad Sub-area Plan
(HMP) that addresses land conservation issues.
The City of Carlsbad adopted HMP identifies the Robertson Ranch Master
Plan site as comprising a significant portion of “Zone 14” of the HMP. Zone
14 is considered an important component of the overall open space preserve
system primarily because it contains “Link B,” a critical wildlife movement
corridor between the habitat located in “Core Areas” 2, 3, and 4. As indicated
in Figure II-5, HMP Focus Planning Areas, “Link B” traverses the project
site. Additionally, the site contains approximately 71.6 acres of Diegan
coastal sage scrub, riparian and chaparral habitat, including habitat used by
the California Gnatcatcher.
The project design preserves approximately 161.8 acres of open space on-site,
including more than 67 percent of the existing 71.6 acres of Coastal sage
scrub habitat, and riparian habitat, while accommodating “Link B” and
conforming to a permanent HMP Hardline Map (Figure II-6), in accordance
with U.S. Fish and Wildlife Agency requirements.
The approved HMP Hardline Map permanently establishes the north-south
trending components of “Link B” in an approximate 500 to 600-foot wide
corridor composed of Planning Areas 23B, 23C and portions of 23D.
Additionally, the project incorporates a 400 to 500-foot wide east-west
oriented component of “Link B”, along the northern portion of the East
Village, which was not envisioned or included as part of the adopted HMP.
This portion of “Link B,” composed of Planning Areas 23D and 23E, crosses
under College Boulevard utilizing an existing, expanded to 12-foot wide, 6-
foot high arched culvert.
3006001500OPEN SPACE AND RECREATION PLANRobertson RanchFIGURE NO. II-4PAGE II-21MASTER PLANLEGENDOpen SpaceParkCommunity RecreationAreas to be DevelopedRegional Trail Connection/ TrailheadFuture City-wide TrailPOTENTIAL LOCATIONFOR CITY-WIDE TRAILPOTENTIAL LOCATIONFOR REGIONAL TRAILCONNECTION/ TRAILHEADNote:Community recreation areas shall be located within each multi-family planning area where apartmentsare proposed and within each planning area proposed for condominiums or small-lot planned developmentsubject to the requirements fo the Master Plan.PA 23D30.4 Gross AC.Open Space
479'566'732'468'514'323
'241'302'177'EL CAMINO REALTAMARACK AVE.COLLEGE BLVD.CANNONROAD300 6001500HMP HARDLINE MAPRobertson RanchFIGURE NO. II-6PAGE II-23MASTER PLANDiegan Coastal Sage SummaryTotal CSS: 71.6 AC.Impacts: 24.3 AC. (33.9%)Preserved: 47.3 AC. (66.1%)Revegetation Areas:Wetland Restoration: 12.0 AC.DCSS Revegetation: 47.4 AC.Total: 59.4 AC.MAP ELEMENTSOffsite HMP Open SpaceHardline (Proposed New -Limits of DisturbanceHMP Open SpaceBrush ManagementOpen Space (Non-HMP)Park SiteDevelopment AreaDiegan Coastal Sage ScrubDCSS Revegetation AreaCity of CarlsbadHabitat Management Plan - Zone 14HMP Hardline Map - September 15, 2004Master Plan Land Use Plan Overlay - July 6, 2012on West Village only)WEST VILLAGE UPDATE
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-24
May 17, 2016
(b) Open Space for Outdoor Recreation:
The Robertson Ranch Master Plan provides for approximately 17.0 acres of
outdoor recreational areas. One City park site is provided which will be
developed by the City of Carlsbad. The park use proposed for Planning Area
12 is composed of approximately 16.1 gross acres. Park facilities anticipated
to be developed by the City in Planning Area 12 include three soccer fields, a
tot lot, passive recreation areas, and parking. As required by the Planned
Development Ordinance, Chapter 21.45 of the Carlsbad Municipal Code,
active and passive recreational opportunities are required in the form of
pocket parks and/or common recreation areas located in all Planning Areas, a
centralized community recreation facility in Planning Area 19 on the East
Village, and a community recreation facility on Planning Area 4 of the West
Village. The exact size and location of all of the required recreation areas
shall be determined at the time of tentative map or development plan approval
for each Planning Area.
A trail system consisting of both paved circulation element trails and unpaved
recreation element trails, as shown in Figure III-54, Pedestrian Circulation
Plan, winds through the project open space and residential villages, and along
Cannon Road, College Boulevard and El Camino Real. Where feasible,
pedestrian and bike trails also will be provided along internal roadways
adjacent to the project’s open space areas. The trail and sidewalk system
provides access through the open space connecting to the parks, school and
other land uses. The trail system is designed to limit access to the wildlife
corridors while permitting future connections with adjacent off-site unpaved
recreational trails, as well as circulation trails and sidewalks, in accordance
with the Citywide Trails Program.
Both villages also will include a paseo system which forms the backbone of
the pedestrian circulation system. These landscaped paseos will feature
enhanced pedestrian walkways that are intended to minimize the conflict
between pedestrians and vehicular traffic. The landscaped pathways are
supported by pedestrian sidewalks that offer connectivity within each village,
while a variety of unpaved trails will connect the villages to each other and to
adjacent communities.
(c) Open Space for the Managed Production of Resources:
Large portions of the Master Plan area have been in agricultural production
for many years. It is anticipated that portions of the West Village will
continue in agricultural use until development begins on that portion of the
Master Plan. Portions of the East Village will be removed from agricultural
production as areas develop. The preservation of natural open space lands as
well as manufactured slopes and other open areas will provide watershed
areas to aid in the recharge of groundwater supplies in the area.
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-25
May 17, 2016
(d) Open Space for Public Health and Safety:
Portions of the project site are being developed as storm water detention and
water quality basins. Storm water detention basin “BJB” exists within
Planning Area 23E and was constructed concurrent with Cannon Road and
College Boulevard as required for the Calavera Hills development to the
north. Planning Area 20 shall be constructed as a water quality facility, and is
intended to reduce the amount of contaminants in storm water run-off
reaching natural drainage courses downstream from the project site.
Native vegetation shall be preserved and, where necessary, enhanced on
major project slopes. Where required by the City Fire Marshal, a fire
protection plan shall be implemented as shown in Figure III-45, Fuel
Modification Plan. Irrigation systems placed in the major project slopes shall
comply with the requirements of the City of Carlsbad Landscape Guideline
Manual.
3. Village Center
In conformance with the City General Plan designation for Zone 14 and the City
Growth Management Plan, the Robertson Ranch Master Plan designates Planning
Area 11 as a 12.0-acre (net) site for development as a Village Center combining
community facilities with commercial uses. The primary use of Planning Area 11
shall be a minimum of 8.0 acres of neighborhood commercial uses, as specified in
Section 21.26.010, Neighborhood Commercial Zone, of the Carlsbad Municipal
Code. A maximum of 175,000 square feet shall be permitted as Community
Facilities/Commercial retail joint use. In addition to these uses, PA 11 may
incorporate mixed-use residential units on the second story using units allocated to,
but not constructed in, the West Village or elsewhere on the project site.
Community Facilities requirements for the Robertson Ranch Master Plan are based
on Section 21.25.070 of the Carlsbad Municipal Code which specifies that the
number of acres of Community Facilities required by master planned developments is
calculated as 2.0 acres, plus 1 percent of the unconstrained acreage of the site, as
depicted in the Local Facilities Management Plan (LFMP) constraints analysis for
Zone 14. According to the LFMP calculations, the project site contains a total of
299.9 unconstrained acres, including the 5.7-acre Option Parcel. Therefore, the
maximum requirement for Community Facilities for the Robertson Ranch Master
Plan would be 1 percent of 299.9 acres (3.0) plus 2.0 acres, or a total of 5.0 acres of
community facilities.
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-26
May 17, 2016
This total of 5.0 acres of Community Facilities will be provided in the West Village
of the project. Up to 2.0 acres of the required 5.0 acres will be provided in Planning
Area 2. The remaining 3.0 acres will be provided in Planning Area 11 and may be
adjacent to the commercial uses, integrated horizontally into the commercial project,
or an equivalent square footage can be integrated vertically into the commercial
project. Development of community facilities shall include child daycare, and may
include an amphitheater, a church or place of worship, charitable services, social
clubs, community garden, urban farm, farmer's market or other community facility
uses conditionally permitted under Section 21.25 of the Carlsbad Municipal Code or
as listed in the regulatory provisions for Planning Area 11. The community facilities
also may include the relocation of the Robertson Ranch House and creation of a
museum or similar public-oriented use as may be approved by the City.
The consolidation of community facilities and neighborhood commercial uses within
a single planning area is intended to reflect the Ahwahnee Principles, which
encourage the establishment of a “center focus” that combines commercial, civic, and
cultural uses. Also in conformance with the Ahwahnee Principles, this center focus
will encourage the attention and presence of people, and will be located within easy
walking distance of transit stops and the residences it will serve. As indicated above,
a mixed-use residential component is a permitted use for Planning Area 11. Smart
growth techniques and Ahwahnee Principles both encourage a mixture of residential,
commercial, and community facilities uses in order to promote walkability and to
provide for increased activity at the community focal point. In order to promote
Planning Area 11 as a center focus within the West Village, a variety of innovative
design techniques will be encouraged, such as the vertical integration of the
commercial and community facilities components.
The Robertson Ranch Master Plan also promotes flexibility in interpreting the
required minimum area for each use, such that the area requirements for each use will
be calculated separately. For example, where neighborhood commercial and
community facilities uses occupy the same building, the calculation of area shall be
based on the amount of square footage within the building that is dedicated to each
use. Approximately 37 percent of the floor area would be dedicated to community
facilities uses, unless community facilities uses are provided in other alternative
Planning Areas, as provided for by the Master Plan. Additionally, credit for shared
parking facilities or other common areas shall be applied to both the commercial and
community facilities components in determining compliance with the minimum area
required for each use. This flexibility will permit the Robertson Ranch Master Plan
to achieve a creative integration of uses which could not be accomplished if separate
planning areas were created for the commercial and community facilities
components.
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-27
May 17, 2016
4. Public Parks and Community Facilities
In conformance with the City General Plan designation for Zone 14 and the City
Growth Management Plan, the Robertson Ranch Master Plan designates a
Community Park site within Planning Area 12 to be developed by the City. Planning
Area 12 is composed of 16.1 gross acres and is located near the intersection of
Cannon Road and El Camino Real. Additionally, the City of Carlsbad purchased 2.0
acres within the Planning Area 12 Park site for the purpose of constructing a fire
station.
5. Community Recreation
In addition to the community park, Chapter 21.45 of the Carlsbad Municipal Code
also requires the provision of a minimum of 200 square feet (net) of community
recreation facilities for each courtyard residential and single-family residential lot that
measures less than 7,500 square feet in size. Chapter 21.45 of the City’s Zoning
Code requires that the required community recreation facilities be provided in the
form of common passive recreation areas, and active facilities such as tennis courts,
horseshoe pits, or a children’s playground equipment area. Multifamily planning
areas also are subject to community recreation requirements as specified by this
Master Plan, including a requirement for 100 square feet of passive and active
recreation areas per unit to be provided on-site within the planning area. If
constructed as condominiums, an additional 50 square feet per unit shall be required
and may be provided either on-site within the planning area or off-site within the
centralized recreation facilities in Planning Areas 4 or 19.
In addition, and in accordance with the Ahwahnee Principles, centralized recreation
facility measuring no less than 1.0 net acre will be provided for each Village within
Planning Areas 4 and 19. Any area provided in Planning Areas 4 and 19 in excess of
1.0 net acres may be credited toward the community recreation requirement of any
Planning Area within the respective Village, provided no less than 10,000 net square
feet (total net square footage may be achieved through a consolidation of several
smaller recreation areas within a single planning area) of community recreation area
is provided within each single-family and courtyard residential Planning Area and no
less than 100 square feet per unit is provided within each multifamily Planning Area.
Table II-4, Community Recreation Requirements, depicts the amount of community
recreation facilities required for each village of the Master Plan. One exception to the
on-site 10,000 square foot minimum is Planning Area 13, which will provide a
minimum 5,200 square feet of recreation area due credit given to its adjacency to the
PA 12 Community Park.
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-28
May 17, 2016
The East Village contains a 2.0-acre community recreation facility within Planning
Area 19. In addition, minimum 10,000 net square foot community recreation areas
will be provided within each single-family and courtyard residential Planning Area
that is subject to the Planned Development Ordinance (PDO), and no less than 100
square feet per unit of community recreation area will be provided within the
multifamily neighborhood (PA 15). As indicated in Table II-4, the maximum 3.06 net
acres required within the East Village exceeds the community recreation
requirements of Section 21.45 of the Carlsbad Municipal Code. The 2.0-acre
centralized community recreation area provided within Planning Area 19 will serve
all residential neighborhoods of East Village, and will include both active and passive
recreation facilities which could include a recreational building, patio veranda for
gatherings, swimming pool, spa, tennis court, tot lot, basketball court, shuttle board,
horse shoes, and parking. The common recreation areas within each of the East
Village planning areas will serve the Robertson Ranch Master Plan residents located
in the East Village and may include active recreation facilities as well as passive
recreation areas, including open turf play area, basketball court, shuttle board, horse
shoes, barbeque area, picnic tables, bench seating, and a periphery decomposed
granite trail.
Community recreation facilities as required by the Planned Development Ordinance
also will be provided within the West Village of the Master Plan. As indicated in
Table II-4, the West Village of the Master Plan will exceed the community recreation
requirements for the neighborhoods within the West Village with the provision of up
to 3.37 net acres of community recreation facilities. Community recreation facilities
within the West Village include a minimum 1.0 net acre community recreation
facility within Planning Area 4. In addition, at least 10,000 square feet of community
recreation area will be provided within each single-family Planning Area that is
subject to the PDO, while no less than 100 square feet per unit of community
recreation area will be provided within each multifamily neighborhood, with the
exceptions as listed above. The community recreation facilities within Planning Area
4 shall include passive and active facilities and shall include tables and benches
and/or outdoor seating areas. The exact size and location of all of the required
recreation areas shall be determined at the time of tentative map or development plan
approval for each Planning Area.
6. RV Storage
Section 21.45.060 of the Carlsbad Municipal Code (General Requirements for
Planned Development) requires that a minimum of 20 square feet of RV Storage Area
be provided for each dwelling unit in a planned development (note that rental
apartment units are not included in the RV Storage Calculation). Of the total project
dwelling units, a maximum of 320 of the dwelling units located in the East Village
and 272 of the units on the West Village of the Robertson Ranch Master Plan are
subject to Section 21.45.060, which results in a total maximum requirement of
approximately 0.27 acre, excluding drive lanes, for the Master Plan.
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-29
May 17, 2016
Planning Area 22 located in the East Village, is intended to accommodate the entire
RV storage obligation for the Master Plan area. The Planning Area 22 RV storage lot
shall be made available to residents of Robertson Ranch and shall be managed by the
East Village HOA or their designate.
RV storage shall be subject to the development standards of the Carlsbad Municipal
Code Sec. 21.42.140.B.120. RV Storage shall be provided concurrent with the
occupancy for residential (for sale) neighborhoods.
7. Water Quality Facility
Planning Area 20 is designated as a 2.9-acre Water Quality Facility designed to
control storm water runoff volume and quality. Storm water traversing Planning
Areas 14, 15, 16, 17, 18, 19, 21, and 22 will be directed to Planning Area 20, where
the water will be bio-treated in accordance with best management practices for storm
water management. Landscaped biological water quality treatment swales for the
West Village may be provided within the low-lying El Camino Real setback area on
Planning Areas 7 and 8. The unloaded parking lane of single-loaded streets may also
be modified to accommodate linear biological swales for water quality treatment.
8. Roadways
The Robertson Ranch Master Plan requires the construction of approximately 8.0
acres of roadways to provide access within the community. An additional 12.8 acres
of roadways within the Robertson Ranch Master Plan boundaries (Cannon Road and
College Boulevard) have been completed pursuant to the development requirements
of the approved Calavera Hills Master Plan located adjacent to the north. The
Robertson Ranch Master Plan will be responsible for completing the construction of
the outside lanes, medians and final landscaping for these two General Plan
roadways. The on-site project network of roadways will account for less than 3
percent of the total project area. The on-site traffic will be conveyed by a hierarchical
circulation system, which ranges in right-of-way widths from 96 feet (Street “Z”) to
56 feet (cul-de-sacs), and shall be designed to comply with City Standards. The
precise design and alignment of project roadways will be delineated by tentative tract
maps, which shall be subject to review and approval by the City of Carlsbad.
Improvements to El Camino Real shall be made as part of the Robertson Ranch
Master Plan West Village development, including a third lane and right turn pocket
onto Tamarack Avenue. Outside lanes, medians and final landscaping shall be
constructed on Cannon Road and College Boulevard as part of East and West Village
development.
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-30
May 17, 2016
Table II-4 Community Recreation Requirements
PLANNING
AREA
DWELLING
UNITS
TOTAL
COMMUNITY
RECREATION
REQUIRED
ANTICIPATED
ON-SITE
COMMUNITY
RECREATION
AREA
REMAINING
COMMUNITY
RECREATION
REQUIREMENT
TOTAL
COMMUNITY
RECREATION AREA
REQUIRED BY
MASTER PLAN
WEST VILLAGE
3 85 17,000 s.f. 17,000 s.f. 0 s.f. 17,000 s.f.
4 -- -- N/A N/A 43,560 s.f.5
6 87 17,400 s.f. 17,400 s.f. 0 s.f. 17,400 s.f.
7 116 11,600 s.f. 11,600 s.f.7 0 s.f. 11,600 s.f.
8 248 37,200 s.f 37,200 s.f.7 0 s.f. 37,200 s.f
9/10 74 14,800 s.f. 14,800 s.f. 0 s.f. 14,800 s.f.
13 26 5.200 s.f. 5,200 s.f. 0 s.f. 5,200 s.f.
Total
West
Village
636 103,200 net s.f.
(2.37 net acres)
103,200 net s.f.
(2.37 net acres)
0 net s.f.
(0.0 net acres)
146,760 net s.f.
(3.37 net acres)
EAST VILLAGE
14 16 3,200 s.f. 0 (Credit for PA
19)
0 (Credit for PA 19) 0 (Credit for PA 19)
15 78 11,700 s.f. 7,800 s.f. 3,900 s.f. 11,700 s.f.
16 85 17,000 s.f. 10,000 s.f. 7,000 s.f. 17,000 s.f.
17 109 21,800 s.f. 10,000 s.f. 11,800 s.f. 21,800 s.f.
18 110 22,000 s.f. 10,000 s.f. 12,000 s.f. 22,000 s.f.
19 -- -- N/A N/A 43,560 s.f.5
21 84 16,800 s.f. 10,000 s.f. 7,400 s.f. 17,400 s.f.
Total
East
Village
482 92,500 net s.f.
(2.12 net acres)
47,800 net s.f.
(1.10 net acres)
42,100 net s.f.
(0.97 net acres)
133,460 net s.f.
(3.06 net acres)
NOTES:
1. Dwelling Units shown reflect those Planning Areas subject to community recreation requirements.
2. Values depicted on this table are net square footage, as required by the Planned Development Ordinance, based on 200 square feet/unit
for single-family and courtyard residential Planning Areas and 150 sf//unit for multifamily Planning Areas. Apartment project are
required at 100 square feet per unit.
3. A minimum of 75% of the total community recreation requirement shall be provided as active recreation areas.
4. With the exceptions of Planning Area 13, no community recreation area shall be less than 10,000 square feet within any courtyard
residential or single-family Planning Area subject to the PDO, nor shall less than 100 square feet of community recreation space per
dwelling unit be provided within any multifamily Planning Area. The minimum 10,000 square feet can be achieved as a combination of
smaller recreation areas.
5. Any area provided in Planning Areas 4 or 19 in excess of the Base Master Plan Community Recreation Requirement of 1.0 net acre per
Village may be applied toward the Remaining Community Recreation Requirement. Alternatively, the Remaining Community
Recreation Requirement may be met on-site within the Planning Area.
7. This table assumes all units within these planning areas will be for-sale units and will be subject to the PDO (except where modified by
this Master Plan). However, Multifamily rental units are not subject to the PDO and for multifamily rental units, the Minimum On-Site
Community Recreation Area Requirement (i.e., 100 square feet per unit) shall apply.
8. In the event that the Common On-Site Recreation Area in any particular West Village Planning Area is less than that shown above, in the
Anticipated column, then Planning Area 4 facilities shall be increased in size by a corresponding amount.
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-31
May 17, 2016
F. General Provisions
1. Growth Management
The Robertson Ranch Master Plan shall comply with all provisions of the Carlsbad
Municipal Code, Section 21.90 (Growth Management Program). The Master Plan
developer or the developer of any portion of the Master Plan, by pulling building
permits pursuant to the Master Plan and the Local Facilities Management Plan
(LFMP) and the Finance Plan, agrees that all of the dedication and other public
facility requirements imposed as a condition of the Zone 14 LFMP and the Finance
Plan, are reasonably necessary to serve the needs of the development for which the
building permits are required.
The Growth Management Ordinance provides “Growth Management Control Points”
which determine the maximum number of dwelling units permitted for a given area.
Pursuant to the LFMP for Zone 14 and the Growth Management Ordinance, a
constraints analysis was performed for the Robertson Ranch Master Plan which
determined that, based on the Growth Control Points for LFMP Zone 14 and the
amount of unconstrained lands on-site, the maximum number of units permitted
within the Master Plan is 983. Of these units, 476.5 are allocated to the East Village
and 506.5 are allocated to the West Village, although the number of units allocated to
each Village may change if units are transferred between Villages.
However, 171 units have been allocated to the Master Plan from the City’s Excess
Dwelling Unit Bank per the Alternative Use scenario. Any additional requirements
for affordable units, restrictions, or conditions associated with the provision of these
171 units shall be applied only to the Village in which the units are to be constructed.
Additional requirements for 56 moderate-priced units shall be required in the West
Village, pursuant to an affordable housing agreement however these units are
included in the 203 unit calculation from the Excess Dwelling Unit Bank.
2. Maximum Number of Dwelling Units
As discussed above, the number of dwelling units permitted within the Robertson
Ranch Master Plan shall be 1,154 units, based on the Growth Control Points and
constraints analysis established by the LFMP for Zone 14 and the provision of
additional units pursuant to Section 21.90.045 of the Carlsbad Municipal Code. The
land use change associated with the 2015 General Plan Update may increase the total
unit count by 98 senior housing units. These residential uses shall be distributed
within the Master Plan area as shown in Table II-2, Detailed Land Use Summary.
3. Transfer of Dwelling Units
Density transfers within the Master Plan are permitted, but are subject to the
following conditions:
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-32
May 17, 2016
Units may be transferred between Villages or between residential planning
areas within a village, provided however: a) that the transfer of units was
addressed within the adopted Master Plan as an alternative use for the
Planning Area(s) proposed to increase in density; b) the transfer does not
result in the net density of any Planning Area being increased greater than 10
percent of the density stated in the Master Plan; and c) the transfer does not
result in the density of a Planning Area to fall below the density range of its
General Plan land use designation. The overall unit count of the project shall
not exceed the maximum number of units provided for by this Master Plan
regardless of the above density transfer provisions except as otherwise
provided by Chapter 21.86 of the Carlsbad Municipal Code.
Only those Planning Areas that are designated for residential use by this
Master Plan may receive transferred units, including Planning Area 11.
If units are transferred between Villages, then the affordable housing
obligation and recreation requirements for each Village shall be revised
accordingly.
As discussed in Section V, MASTER PLAN IMPLEMENTATION MEASURES, a
Minor Master Plan Amendment shall be required for each proposed transfer
of density of 10 percent or less within the Master Plan and a Major Master
Plan Amendment shall be required for density transfers exceeding 10 percent.
4. Option Parcel – Not a Part (N.A.P.)
Approximately 5.7 acres of land located between Planning Areas 22 and 23F is
shown on the Master Plan exhibits as being Not a Part and is identified as the Option
Parcel. Ownership of this Option Parcel was transferred to the Rancho Carlsbad
Home Owners Association (RCHOA) in 2011 and the area has been designated Open
Space.
5. Unplanned Area
Planning Area 22 was designated in the original Master Plan approvals as an
“Unplanned Area” with the intent that final Land Use designations would be
determined upon the completion of a comprehensive land use study for Planning
Area 22 and the adjacent “Option Parcel.” This work was accomplished in 2010, and
revised in 2015. Planning Area 22 has been officially decreased in size (a portion
designated as open space Planning Area 23G) and designated in the Master Plan for
senior housing residential and RV Storage land uses.
6. Recordation
Notice of the approval of the Robertson Ranch Master Plan by the City Council of the
City of Carlsbad shall be recorded with the County of San Diego Recorders Office.
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-33
May 17, 2016
7. Non-Vesting of Rights
Master development plans shall be evaluated in accordance with Municipal
Ordinances and Policies in force at the time said plans are before the Planning
Commission and the City Council for approval. Pursuant to Section 21.38.030(d),
where a conflict in development standards or regulation occurs, the provisions of this
Master Plan shall take precedence. With the exception of the rights inherent in an
approved Vesting Tentative Map or an approved Development Agreement, approval
and construction of a part of the development pursuant to this Master Plan shall not
vest any rights in the balance of the Master Plan nor create any vested rights for the
approval of any subsequent developments.
8. Mitigation Monitoring
All mitigation measures specified in the Robertson Ranch Master Plan EIR (EIR 03-
03) and Mitigated Negative Declaration for the Robertson Ranch Master Plan West
Village Update, and in the approving resolutions shall be complied with in their
entirety at the appropriate time of implementation. A mitigation monitoring program
shall be included as an attachment to the resolution certifying the Robertson Ranch
Master Plan EIR. Mitigation measures shall be identified, required and implemented
based on the Village (East or West) in which the mitigation is required.
9. Condition Validity
If any condition for construction of any public improvements or facilities, or the
payment of any fees in lieu thereof, imposed by this approval or imposed by law on
this project are challenged, this approval shall be suspended as provided in
Government Code Section 66020(c). If any such condition is determined to be
invalid this approval shall be invalid unless the City Council determines that the
project without the condition complies with all requirements of law.
10. Dedications
All land/or easements required by ordinance for this Master Plan for public streets,
open space, recreational purposes and public facility purposes shall be granted to the
City of Carlsbad without cost to the City and free of all liens and encumbrances,
subject to the limits set forth in State Law. Except that land dedicated for public
parks in excess of the parkland dedication requirement may require fair market
compensation by public agencies, or as specified in a Parkland Dedication
Agreement.
11. Availability of Public Services
Approval of this plan does not constitute any guarantee that individual developments
within the Master Plan area will be approved nor that the availability of public
facilities and services will necessarily coincide with the developer’s timetable for
construction. Availability of public services will be evaluated in the context of
subsequent individual approvals.
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-34
May 17, 2016
12. Grading/Hillside Development Ordinance
All development within the Robertson Ranch Master Plan shall comply with the
standards contained within the City’s Hillside Development Regulations (Chapter
21.95 in the City’s Municipal Code), unless modifications to the provisions of
Section 21.95.120 have been approved in accordance with Section 21.95.140,
“Modifications to the development and design standards.” Accordingly, prior to
development on portions of the property with existing slopes of 15 percent or more
and an elevation differential greater than 15 feet, a Hillside Development Permit is
required and shall be obtained in conjunction with the development entitlements
package for the particular Planning Area or areas. A slope analysis has been
performed for the project site and Figure II-7, Steep Slope Map, indicates the
locations of steep slopes on the site. As indicated on Figure II-8, Conceptual
Grading Plan, no grading or development is proposed on slopes no associated with a
roadway which comprise a prominent landform with a gradient of over 40 percent
which is more than 15 feet high or more than 10,000 square feet in size.
Additionally, when submitted, final grading plans will conform to the approved
Tentative Map which shall be in compliance with the Hillside Development and
Design Standards, Section 21.95.120 (B), (C) and (D) of the Zoning Code. A detailed
analysis of the Master Plan’s compliance with the Hillside Development Ordinance is
contained in the FEIR for the Robertson Ranch Master Plan, and a summarized
analysis is provided in Appendix C, Robertson Ranch Master Plan Hillside
Development Consistency Analysis, of the Master Plan.
The following guidelines are intended to ensure appropriate grading designs for the
grading and development of the individual planning areas within the Master Plan.
a) Grading plans shall conform to the requirements of Chapter 15.16 of the
Carlsbad Municipal Code and the City of Carlsbad Design Guidelines
Manual. Mass and precise grading plans will be prepared in accordance with
the Municipal Code for review by the City Engineer.
b) Grading shall be in compliance with the policies of the City’s Hillside
Development Ordinance, Chapter 21.95 of the Carlsbad Municipal Code
unless modified in accordance with Section 21.95.140. Landscape screening,
landform plantings, perimeter slope edge building setbacks and hillside
development architectural guidelines shall apply in locations of high
visibility, and where otherwise not excluded pursuant to Chapter 21.95.
c) As a requirement of the grading permits and subject to the approval of the
City Engineer, fills in cut slopes shall be stabilized consistent with
recommendations included in the geotechnical report. Over-excavation may
be required, below the depth of the lowest utility line for street areas exposing
hard rock. Grading and blasting activities, if required, (specifically, ripping
and blasting of boulders) shall conform to the recommendations outline in the
geotechnical study, City of Carlsbad Grading Ordinance and San Diego
County Blasting Ordinance as they apply.
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-35
May 17, 2016
d) General Construction Activity Storm Water Permits shall be obtained from
the State Water Resources Control Board (SWRCB) prior to project
implementation. Such permits are required for specific (or a series of related)
construction activities which exceed one acre in size and include provisions to
eliminate or reduce off-site discharges through implementation of a Storm
Water Pollution Prevention Plan (SWPPP).
e) Specific SWPPP provisions include requirements for erosion and sediment
control, as well as monitoring requirements both during and after
construction. Pollution control measures also require the use of best available
technology, best conventional pollutant control technology, and/or best
management practices to prevent or reduce pollutant discharge (pursuant to
SWRCB definitions and direction).
f) Post-construction erosion control measures shall be implemented where
proposed disturbance is adjacent to or encroaches within existing drainage
courses and project runoff velocities exceed 6 fps.
g) Final project design shall incorporate all applicable BMPs contained in the
City and State Best Management Practices to be considered in the
Development of Urban Stormwater Management Plan. Specifically, these
may include measures such as the use of detention facilities, retention
structures, infiltration facilities, permeable pavements, vegetation controls,
discharge controls, maintenance (e.g., street sweeping), and erosion controls.
Landscaped biological water quality treatment swales may be provided within
setback areas if approved by the City Engineer. The unloaded parking lane of
single-loaded streets may also be modified to accommodate linear biological
swales for water quality treatment.
h) Surface drainage shall be designed to collect in pollution control facilities and
discharge runoff into natural stream channels or drainage structures. All
project-related drainage structures shall be adequately sized to accommodate
100-year flood events (or other storm events pursuant to direction from the
City Engineer).
i) Grading for the portion of Planning Area 23C adjacent to Planning Area 11
shall consist of a 5:1 re-vegetated manufactured slope, consistent with the
Conceptual Grading Plan, as depicted on Figure II-8, and the Landscape
Guidelines presented in Section III.B.4 of this Master Plan. Grading for this
slope may occur prior to the transition of the West Village to its final land use
designation.
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-36
May 17, 2016
13. Location of Improvements
The location of street, utilities, and other land use related improvements should be
considered conceptual and approximate on all map contained within the Master Plan
document. The precise location of all improvements will be established through the
approval of the Tentative Map and Site Development Plans. These precise locations
shall be consistent with the generalized locations shown on the exhibits in the Master
Plan.
14. Landscaping
A conceptual or preliminary landscape and irrigation plan shall be approved with the
Tentative Tract Map. A Final Landscape Plan shall be approved by the Planning
Director prior to approval of the final map, or the issuance of grading or building
permits for each Planning Area, whichever occurs first. The detailed landscape plans
shall be consistent with the Final Map, the grading permit, and the landscape concept
plan approved in conjunction with the Planning Area discretionary approval.
15. Noise
A noise study shall be provided for all future residential projects fronting on arterial
roadways per the requirement of the Carlsbad Noise Policy, Planning Division Policy
No. 17 and consistent with the requirements of the Robertson Ranch Master Plan EIR
03-03. All future residential units subject to the policy shall be buffered from noise
per the requirements of this policy, the recommendations of the noise study prepared
in conjunction with the EIR, and noise studies completed for each project that fronts
on or is adjacent to an arterial roadway.
16. Homeowners’ Association
a) Master Homeowners' Association
The developers of each of the two Villages shall establish a Master
Homeowners’ Association (Master HOA) and corresponding covenants,
conditions and restrictions (CC&Rs) for each village. The Master HOA shall
include representation from all neighborhood areas within the respective
Village. The Master HOAs for each Village may be combined at some time in
the future, but it is not a requirement of this Master Plan. Said Master HOA
CC&Rs shall be submitted to and approved by the City Planner prior to
approval for the first final map for each respective Village. Prior to the first
certificate of occupancy, the State will require establishment of the Master
Homeowners’ Association. The Master HOA shall have the authority to
implement the Master CC&Rs. These CC&Rs shall control the private uses,
design maintenance and development standards for the areas common to the
Village community. The Master CC&Rs shall state expressly that the property
is subject to the provisions of the Master Plan. It shall also indicate that the
City shall have the right but not the obligation to enforce the provisions of this
Master Plan through normal, enforcement procedures if the City Council
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-37
May 17, 2016
determines such enforcement is necessary to protect the public welfare and may
assess homeowners for the costs incurred therein.
The Master CC&Rs shall prohibit the storage or parking of recreational
vehicles within any of the neighborhoods having a minimum lot size of less
than 7,500 square feet, except in the approved RV storage area.
The Master HOA or Sub-Association(s) shall control the operation and
maintenance of the entry features, common slopes, arterial parkways and other
common features identified in the Master Plan. The Master HOA shall also be
responsible for the maintenance of the open space and trail system, except as
may be maintained by the conservancy manager or the City. Fire suppression
zones within open spaces shall be located within separate Master HOA or Sub-
Association maintained open space lots.
A separate HOA, other entity, or either Master HOA, shall control the operation
and maintenance of the Recreational Vehicle (RV) Storage Area as identified in
the Master Plan. This HOA or entity shall be responsible for the security, daily
operation, and routine maintenance of the RV Storage Area. The developer of
this RV Storage Area shall prepare CC&Rs or other operating agreement. Said
CC&Rs or other operating agreement shall be submitted to and approved by the
Planning Director prior to issuance of a grading permit for the RV storage area.
This homeowners’ association or entity shall be responsible for the
maintenance of common facilities only within the limits of this RV Storage
Area.
b) Homeowners' Sub-Associations
In addition to being members of the Master HOA, all residentially developed
properties within the Master Plan boundaries that include attached multifamily
units/condominiums may be members of a Homeowners’ Sub-Association and
subject to CC&Rs for the Sub-Homeowners’ Association.
Said CC&Rs shall be submitted to and approved by the Planning Director prior
to Final Map approval. The sub-area homeowners’ association shall be
responsible for the maintenance of common facilities only within the limits of
this residential condominium project. If apartment projects are developed in
Planning Areas 7, 8 and/or 15, they will be managed by the project owner and
do not require a sub-HOA and need not be covered by the Master CC&Rs.
KELLY DR.
LISA ST.EL CAMINO REALTAMARACK AVE.COLLEGE BLVD.LAPORTALADADR.WESTVILLAGEEASTVILLAGECANNONROADSERVICE ROAD300 6001500CONCEPTUAL GRADING PLANRobertson RanchFIGURE NO. II-8PAGE II-39MASTER PLANWEST VILLAGE UPDATE
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-40
May 17, 2016
c) General Provisions Applicable to All Associations
(1) The master developer of each Village and the developer of any of the
aforementioned residential planning areas shall provide the Planning Division
with a recorded copy of the official CC&Rs that have been approved by the
Department of Real Estate prior to the issuance of the first Certificate of
Occupancy within the affected planning area. This requirement shall not apply
to models occupied as sales offices and model homes.
(2) Architectural Review Board. The Master HOA shall establish a Village
Architectural Review Board or a series of Neighborhood Architectural Review
Boards. Sub-Associations may also establish Architectural Review Boards.
Each Architectural Review Board shall be responsible for the review and
approval of all room additions, patio covers, decks, patios and other structure
requiring a building permit within the Village, with appropriate exceptions for
the developer and master developer. No plans will be reviewed by the City
unless they have first been approved by the Architectural Review Board. The
appeal process for Architectural Review Board decisions shall be described in
the Master CC&Rs.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-1
May 17, 2016
III. DEVELOPMENT AND REGULATORY PROVISIONS
A. Development Standards and Land Use Regulations
1. Purpose and Applicability of Standards
The purpose of the development standards is to support the goals and objectives of the
Robertson Ranch Master Plan project by describing the design elements that will be shared
and interpreted by the two villages within the project, including basic grading, architectural
and landscape concepts, site design criteria, fencing, signage, and lighting concepts. Each of
these elements will have an integral part in providing a sense of continuity throughout the
Master Plan community. These elements establish the overall character of the community and
are described in detail below.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-2
May 17, 2016
2. Development Standards
a) Planning Area 1 - Open Space - Site Zoning Regulations and Criteria (see Figure
III-1, Planning Areas 1 and 2)
Description
Planning Area 1 consists of approximately 22.0 gross acres, which will be maintained
as protected open space along the western edge of the West Village. Planning Area 1
is situated between Street "Y" on the east, and the Tamarack Avenue and El Camino
Real frontage along the west and south.
The land within Planning Area 1 is intended to be maintained consistent with the
requirements of the adopted Carlsbad Habitat Management Plan, in a manner which
is consistent with the maintenance and management of Planning Areas 23A, 23B and
23C within the West Village.
Implementation of Master Plan Vision and Goals
The purpose of this planning area is to provide conservation of vegetated open space
for the western area of the project.
Final Land Use Regulations
General Plan Land Use Designation: OS (Open Space)
Underlying Zone Designation: O-S (Open Space)
Allowed Uses
Agricultural uses, as defined by Chapter 21.07 of the Carlsbad Municipal
Code, are permitted, subject to the requirements of Chapter 21.07. This
Master Plan does not allow any other development within these Planning
Areas other than slope grading for adjacent development, roads, trails, and
public utilities within designated utility corridors.
Natural and Revegetated Open Space
Trails and maintenance roads
Native landscape revegetation
Water Quality basins as required by the City of Carlsbad
Crib and retaining walls as necessary along the frontage of El Camino Real
and as needed to remediate geotechnical issues and to avoid grading into
areas of sensitive biology
Storm drains and other public and private infrastructure
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-3
May 17, 2016
Development Standards
Planning Area 1 shall be maintained as open space. Grading is allowed as
necessary in order to construct the necessary roadway improvements at
Street "Y" (Tamarack Connection) and El Camino Real. A crib wall and
other related structures related to slope construction and slope drainage are
allowed along the El Camino Real frontage.
Disturbance into Planning Area 1 arising from construction activities
required to support development of adjacent Planning Areas shall be
avoided to the degree possible, except as indicated for the improvements
identified in this chapter.
Restoration with native vegetation of areas disturbed by grading or
construction, or enhancement of ruderal or agricultural areas is
encouraged. Restoration plans for open space areas within the HMP
Hardline shall be subject to review by the appropriate wildlife agencies.
Restoration programs may include coastal sage scrub, freshwater marsh or
wetland habitats. To the degree possible, the revegetation shall mimic the
adjacent native habitats.
The fill slope supporting the west side of Street "Y" shall be revegetated
with coastal sage scrub habitat.
The retaining or crib wall to be constructed along the El Camino Real
frontage within Planning Area 1 shall be constructed of natural-appearing
rock face materials, or alternatively shall be a "crib" design, revegetated
with natural upland habitats.
Development areas adjacent to the Planning Area 1 open space shall
address the adjacency standards of the Carlsbad Habitat Management Plan,
including; fire management, erosion control, landscaping restrictions,
fencing, signs and lighting, and predator and exotic species control, as
necessary.
Erosion control shall be employed on all graded areas within Planning
Area 1.
Revegetation shall prohibit the use of non-native, invasive plant species in
the landscape palette. This shall include both container stock and
hydroseed material.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-4
May 17, 2016
Special Design Criteria
1. Maintenance of the open space within Planning Area 1 shall be the responsibility
of an organization with expertise in the management of natural open space preserves.
2. A water quality basin shall be constructed within Planning Area 1 however effort
shall be made to avoid impacts to jurisdictional waters of the U.S to the degree
feasible.
3. If retaining walls in excess of 3-feet in height are required along El Camino Real,
such walls shall be designed to resemble natural rock or bluff face.
PA 3D100'SDG&E EASEMENT125 2500PLANNING AREA 1 & 2Robertson RanchFIGURE NO. III-1PAGE III-5MASTER PLANLEGENDCOMMUNITY THEME WALL/NOISE WALL(IF NEEDED) (See Figures III-56 & III-57)STRUCTURE SETBACKLIMITS OF HMP HARDLINE MAP BOUNDARY100' CORPS JURISDICTIONAL AREA BUFFERUPGRADE EXISTING BUS STOPKEY MAPN.T.S.PA 22.3 Gross AcresJURISDICTIONALAREACONCEPTUAL NEIGHBORHOOD ENTRY(See Figures III-33 & III-34)SPECIAL LANDSCAPE DESIGNAT INTERSECTION OFCIRCULATION ROADWAYCOMMUNITY ENTRY FEATUREWITH OPTIONAL SIGN(See Figure III-28)PROJECT BOUNDARYEL CAMINO REAL STREETSCAPE(See Figure III-36)50' STRUCTURE SETBACK(25' MINIMUM LANDSCAPEBUFFER)PA 1PA 2PA 122.0 Gross AcresCORPSWEST VILLAGE UPDATECORPS JURISDICTIONAL AREAMULTI-USE D.G. TRAIL & TRAIL FENCE LIMITS OF DISTURBANCEFIRE SUPPRESSION ZONEFUEL MODIFICATION ZONECONDITIONS "A" & "B"(See Figures III-56 & III-57)
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-6
May 17, 2016
Planning Area 2 – Community Facilities - Site Zoning Regulations and Criteria, (see
Figure III-1; Planning Areas 1 and 2.
b) Description
Planning Area 2 will be developed as a Community Facilities (CF) site and will be
accessed from the signalized intersection at Kelly Drive and El Camino Real. The
total gross acreage provided for Planning Area 2 is 2.3 acres. The Community
Facilities may be subject to the approval of a Special Use Permit or a Conditional Use
Permit, depending upon the actual development proposed. Community Facilities
requirements for the Robertson Ranch Master Plan are based on Section 21.25.070 of
the Carlsbad Municipal Code (CMC) but are modified per this Master Plan.
Up to 2.0 acres of the required 5.0 acres of Community Facilities will be provided in
Planning Area 2. Development of community facilities within Planning Area 2 may
include child daycare, a church or place of worship, charitable services, social clubs,
a community garden, urban farm, farmer's market or other community facility uses
conditionally permitted under Section 21.25.040 of the Carlsbad Municipal Code or
as listed in this Master Plan.
Implementation of Master Plan Vision and Goals
The purpose of this Planning Area is to provide for Community Facilities which
benefit the community of Robertson Ranch as a whole by satisfying social, human,
service needs.
Final Land Use Regulations
General Plan Land Use Designation: CF (Community Facilities)
Underlying Zone Designation: C-F (Community Facilities )
Product Type
Not Applicable.
Required Development Permits
Special Use Permit (El Camino Real Scenic Corridor)
Minor Conditional Use Permit unless specified as a Major CUP for uses listed in
Table A in CMC Chapter 21.25.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-7
May 17, 2016
Development Standards.
Planning Area 2 shall be developed as a Community Facilities site, which will
provide community-oriented uses, consistent with those allowed per CMC Chapter
21.25. The community facilities designation shall be subject to the requirements and
time frames stipulated in Section 21.25.030 of the Carlsbad Municipal Code.
No building in the C-F zone shall exceed a height of thirty-five feet and three levels if
a minimum roof pitch of 3:12 is provided or twenty-four feet and two levels if a roof
pitch less steep than 3:12 is provided. Architectural projections may be allowed
pursuant to Section 21.46.020 of the Carlsbad Municipal Code. Development
standards for this planning area shall be in accordance with the requirements of CMC
Chapter 21.25.
Allowed
Uses
Child daycare (Required Use)
Adult and/or Senior daycare
Church
Social club
Dog park
Community garden.
Urban farm/Vegetable stand
Farmers Market
Uses listed in Table A in CMC Section 21.25
Setbacks
A 50-foot structural setback shall be provided along El Camino Real.
Parking may be located within the rear 25 feet of the setback.
A minimum of 50 percent of the required setback that is located closest to
El Camino Real shall be landscaped to enhance the street scene. Project
perimeter walls shall not be located in the landscaped buffer. The setback
shall be commonly owned and maintained by the Master HOA.
Special Design Criteria
1. Landscaping in areas adjacent to open space (Planning Area 23A) shall be
compatible with adjacent vegetation.
2. Lighting adjacent to Planning Area 23A shall be selectively placed, shielded, and
directed away from adjacent land uses.
3. Signage may be provided in the areas depicted on Figure III-27; Key to Entries,
Signs and Edge Conditions, pursuant to the Carlsbad Municipal Code Section
21.41.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-8
May 17, 2016
c) Planning Area 3– Single Family – Site Zoning Regulations and Criteria (see
Figure III-2, Planning Area 3)
Description
Planning Area 3 consists of approximately 17.1 gross acres and is allocated 87 single-
family homes on minimum 4,000 square foot lots. Access to Planning Area 3 will be
provided from Street “Y” (Tamarack Connection) to the west, and a collector road
extending from Street “Z” to the south and east. A perimeter road shall be provided
along the west and south sides of the planning area adjacent to the open space, which
will serve as the fuel modification zone for this Planning Area.
Development of Planning Area 3 will require approval of a Planned Development
Permit pursuant to the procedures identified in the City’s Planned Development
Ordinance, Carlsbad Municipal Code Chapter 21.45. Development standards shall be
pursuant to the Planned Development Ordinance unless modified by the Master Plan.
Where there are conflicts between the requirements specified in Chapter 21.45 and
the requirements of this Master Plan, the Master Plan requirements shall prevail,
unless implementation of those requirements results in hazards to the health and
safety of residents, guests or other persons.
Implementation of Master Plan Vision and Goals
The purpose of this planning area is to provide for a unique small lot single-family
neighborhood that will create a sense of place within the Robertson Ranch Master
Plan. Planning Area 3 will provide single family homes on 4,000 square foot lots that
will be connected by pedestrian and bicycle trails.
The Ahwahnee Principles have been incorporated into the design of this Master Plan.
Housing, jobs, daily needs and other activities are all within the Master Plan and are
an easy walking/biking distance from this planning area. Transit stops are also
located close by on El Camino Real. In order to help promote the Master Plan’s goal
of pedestrian connectivity, a pedestrian trail will be provided within Planning Area 3.
It is envisioned that this Planning Area’s recreation facilities will be integrated into
the pedestrian trail system and sited to take advantage of the views. This Planning
Area will have a well-defined open space edge, consistent with the Ahwahnee
Principles.
Final Land Use Regulations
General Plan Land Use Designation: RM (Medium Density, 4-8 du/ac)
Dwelling Unit Allocation: 87 Units
Density: 5.5 du/ac
Underlying Zone Designation: RD-M (Residential Density – Multiple)
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-9
May 17, 2016
Product Type
Single-family dwellings on minimum 4,000 square foot lots
Common recreation areas, including, but not limited to pocket parks and
tot lots.
Typical single-family residence accessory uses.
Required Development Permits
Tentative Subdivision Map
Planned Development Permit
Hillside Development Permit (if required)
Development Standards
Planning Area 3 shall provide a minimum 60-foot fire suppression along
the west and south sides of the Planning Area. Up to 10-feet of this fire
suppression zone may be situated within the residential lot (with the
remaining 50-feet on the open space lot) subject to approval of the Fire
Marshal.
Development in Planning Area 3 shall comply with all applicable
regulations and development standards of the Carlsbad Municipal Code
(CMC), including the RD-M (CMC Chapter 21.24), the Planned
Development Ordinance (CMC Chapter 21.45), and the intent of City
Council Policies 44 and 66, except as modified by the Robertson Ranch
Master Plan.
Community
Recreational
Space
A minimum 200 square feet per unit of community recreation
area shall be provided.
The required passive and active recreation facilities within PA 3
shall include an approximate 17,000 square foot recreation area
(exact amount totaling 200 sf per unit). The recreation area may
take the form of a neighborhood park, plaza, dog park, or similar
facility and shall include tables and benches and/or outdoor
seating areas. The portions of the park designed for passive and
active uses shall be counted towards the common recreation area
requirements pursuant to the Planned Development Ordinance.
Planning Area 3 may satisfy a portion of its common recreation
facilities through an enlargement of PA 4 (Community recreation
site) in excess of the base 1.0 acre required per the Master Plan.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-10
May 17, 2016
Maximum
Lot
Coverage
Single story and modified single story home design lot coverage
shall cover no more than 60% of the net pad area. For modified
single-story, the livable space on the second floor shall not
exceed 40% of the first floor lot coverage, as defined above.
Two-story home design lot coverage shall cover no more than
45% of the net pad area. This coverage shall include balconies
and second-story decks.
Porches or covered entry ways with no livable space above the
porch or entry way are exempt from lot coverage requirements
regardless of size or dimensions.
Minimum
Front Yard
Setback
Front-loaded garage products shall maintain a minimum 20 feet
to garage door measured from the property line and a minimum
15 feet setback from property line to habitable space shall be
provided. A minimum 10 feet setback to a side-loaded garage or
porch or a covered entry is required.
Minimum
Rear Yard
Setback
1) 10 feet measured from property line.
OR
2) 5 feet measured from property line for not more than 50% of
the rear lot width for single story building components in
combination with a minimum 450 square foot contiguous private
open recreation space on single-story or modified single-story
home lots (minimum dimension of 15 feet), or a minimum 540
square foot contiguous private open recreation space on two-story
home lots (minimum dimension of 18 feet).
A minimum 20 foot separation shall be provided between rear
yard building planes on opposing lots.
Attached solid/lattice patio covers and decks/balconies, subject to
lot coverage requirements, may project into the private open
recreation space with a 5 foot side yard setback and 10 foot rear
yard setback to the support posts. A two foot overhang is
permitted.
Minimum
Side Yard
Setback
5 feet measured from property line. Freestanding side yard
fences or walls may be permitted at the property line. In
locations where side yard retaining walls are provided, retaining
walls may be combined with the freestanding fence or wall as
long as the combination retaining/freestanding fence/wall does
not exceed 8-feet in height as viewed from the downhill side. In
locations where the grade is such that the combination fence/wall
would exceed 8-feet, this shall be remedied (if specifically
approved by the Planning Commission) by separation of the
retaining and freestanding fence or wall by a minimum of 2
horizontal feet of landscaped area, such that a minimum of 3-feet
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-11
May 17, 2016
of clear space continues to be provided between the retaining wall
and the residential structure. Permitted intrusions into required
building setbacks are allowed as specified in Zoning Code
Section 21.46.120, as long as a minimum of 3-foot clear space is
maintained between wall or fence (retaining or privacy) and
structure.
Private
Rear or
Side Yard
Minimum 15 feet X 15 feet of useable rear or side yard for
single-story or modified single-story homes.
Minimum 18 feet X 18 feet of useable rear or side yard for two-
story homes.
Building
Height
Maximum building heights shall be up to 35-feet in accordance
with those indicated in the appropriate underlying zone, with the
additional architectural roofline stipulations articulated in the
Special Design Criteria for this planning area.
Minimum Lot Size
The minimum lot size shall be 4,000 square feet.
Minimum Lot Dimensions
Minimum lot width at the front setback line (measured at 10-feet from
right-of-way (ROW) shall be 50 feet, except along cul de sacs where the
minimum lot width shall be 35 feet, measured at the ROW..
Minimum lot depth shall be 80 feet as measured pursuant to Section
21.04.225 of the Carlsbad Municipal Code.
RV Parking
RV Parking shall be provided concurrent with development as required by
the Planned Development Ordinance and shall be as provided for in Master
Plan Section II.E.5.
Affordable Housing
The Inclusionary Housing requirement for Planning Area 3 shall be provided in
Planning Area 7 and/or 8, concurrent with the schedule established by an Affordable
Housing Agreement for the West Village.
Special Design Criteria
1. Twenty percent (20%) of the homes in the initial development of this planning
area shall be designed as single-story. 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. Alternatively, a minimum of 25
percent of the homes in Planning Area 3 shall be designed as either single-story
or modified single story homes, provided that no fewer than 15 percent of the
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-12
May 17, 2016
homes in the planning area are designed as single-story homes. Homes designed
as modified single story homes shall conform to the following criteria:
Modified Single-Story. To qualify as a Modified Single-Story
home, the structure must comply with the following criteria: A
minimum of 60 percent of the area of the roof shall be single story.
A two-story element shall be placed generally in the central portion
of the front and rear elevation, allowing some flexibility in
placement for achieving good design, and the livable space on the
second floor shall not exceed 40 percent of the first floor lot
coverage.
The single story or Modified Single-Story units are intended to be
strategically located in the lotting scheme, and distributed
throughout the village.
2. Doors, porches, balconies and walkways should face the streets, to the extent
possible, to promote social interaction along the streetscape.
3. Porches shall have a minimum depth of 6 feet, and a minimum width of 10 feet.
4. Building elevations visible from the surrounding roadways shall feature enhanced
elevations.
5. Side-loaded garages are encouraged to vary the street theme.
6. Three-in-a-row car garages that directly face the street shall not be allowed.
7. At least one elevation/plan shall include a two-car garage with two separate
garage doors facing the street.
8. Single-story and modified single-story homes shall be considered as two separate
floor plans.
9. A trail is required adjacent to the open space. A trail connecting from the
perimeter roadway to El Camino Real shall also be provided.
10. Recreation facilities shall be integrated into the trail system for Planning Area 3
and should be sited to take advantage of views where feasible.
11. Pedestrian connections shall be included to facilitate access to the bus stop on El
Camino Real and adjoining neighborhoods. The connection may include stairs.
12. Traffic calming elements shall be incorporated into the design of internal streets
within this Planning Area in order to reduce the speed of through traffic and
enhance pedestrian safety. Examples of traffic calming elements that are
appropriate for this planning area include the use of traffic circles at intersections,
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-13
May 17, 2016
“T” intersections, reduced-width streets, and/or the incorporation of medians,
enhanced paving, and/or landscape elements at pedestrian crossings (Figures IV-4
and IV-5, Traffic Calming Details).
13. A 5-foot wide landscape buffer area shall be provided between side or rear fences
and adjacent roadways.
14. Landscaped focal points should be provided at the end of cul-de-sac streets and at
“T” intersections.
15. Optional entry treatments, as depicted on Figure III-27 Key to Entries, Signs and
Edge Conditions, Figure III-33, Conceptual Neighborhood Entry Plan, and
Figure III-34, Conceptual Neighborhood Entry Elevation, may be provided at the
entrance to Planning Area 3 from Street “Y” and/or the east-west oriented
collector road extending from Street “Z.”
16. The public road alignment of Planning Area 3 shall be designed to provide
adequate access to the project and adjacent planning areas. Multiple points of
access will be required to serve future residents.
17. The Master HOA shall maintain landscaping within the parkways and recreation
areas, and fuel modification zones.
18. A Fire Protection Zone, as defined and illustrated in Section III.B.4.(e) (Figure
III-45, Fuel Modification Plan) of this Master Plan shall be provided.
19. Landscaping in areas adjacent to open space areas (Planning Areas 1 and 23A)
shall be compatible with preserved native vegetation where appropriate.
20. Lighting adjacent to the Open Space areas (Planning Areas 1 and 23A) shall be
selectively placed, shielded, and directed away from conserved habitat.
21. In addition to the standards listed above, the Design Guidelines provided in
Section III.B of this Master Plan also shall apply.
PA 5PA 6PA 7PA 41252500PLANNING AREA 3Robertson RanchFIGURE NO. III-2PAGE III-14MASTER PLANTRAIL MARKER (See Figure III-55)KEY MAPN.T.S.PA 317.1 Gross Acres15.4 Net Acres5.5 DU/AC87 DUsCONCEPTUAL NEIGHBORHOOD ENTRY(See Figures III-33 & III-34)PROJECT BOUNDARYPA 3WEST VILLAGE UPDATEFUEL MODIFICATION ZONECONDITIONS "A" & "B"FUEL MODIFICATION ZONECONDITIONS "A" & "B"FUEL MODIFICATION ZONECONDITION "A"LEGENDVIEW FENCE (See Figures III-56 & III-57)LIMITS OF HMP HARDLINE MAP BOUNDARYMULTI-USE D.G. TRAIL & TRAIL FENCE LIMITS OF DISTURBANCEFIRE SUPPRESSION ZONE(See Figures III-56 & III-57)
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-15
May 17, 2016
b) Planning Area 4 – Community Recreation – Site Zoning Regulations and
Criteria (see Figure III-3, Planning Area 4)
Description
Planning Area 4 is approximately 1.0 gross acres (1.0 net acre) and will be developed
with community recreation facilities that will be available to serve all residents within
the West Village. Access to Planning Area 4 will be provided from Street “Z.”
Pedestrian connections shall also be provided to link the surrounding neighborhoods
to the community recreation site.
In order to provide for the recreational needs of the community, this Master Plan
provides specific requirements for recreation area, depending on the type of unit to be
constructed. For single-family residential and courtyard residential land uses, a
minimum of 200 square feet of recreation area per unit shall be provided, of which 75
percent shall be allocated for active facilities. In no case shall less than 10,000 square
feet of centralized common recreation area be provided on-site within each planning
area with the exception of Planning Area 13, which is situated directly adjacent to the
City public Community Park. Any additional recreation area requirement above
10,000 square feet may be provided either within the planning area, or as an
enlargement of the community recreation facility site in PA 4.
For multifamily residential land uses, no less than 100 square feet of recreation area
shall be provided on-site. In addition, if the multifamily units are constructed as for-
sale condominium units, an additional 50 square feet per unit (150 square feet total)
shall be required. The additional 50 square feet per unit requirement may be
provided either on-site within the planning area, or as an enlargement of the
community recreation facility site in PA 4. In all cases, no less than 75 percent of the
required community recreation area shall be allocated for active facilities.
Planning Area 4 contains 1.0 net acre for active recreation facilities for the West
Village and will be provided in the central vicinity of the West Village, adjacent to
Planning Area 8. This base provision of 1.0 net acre does not satisfy any individual
planning area’s recreation requirement. The final recreation size requirement for the
West Village planning areas will be determined with the respective Tentative Map
and Planned Development applications. The exact location and boundaries of
Planning Area 4 will be determined at the individual tentative map for the first West
Village residential neighborhood.
Implementation of the Master Plan Vision and Goals
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 also will be linked to the community core
via richly landscaped pedestrian paths. Active recreation facilities shall be provided
in Planning Area 4. The vision of this planning area is to provide the residents of the
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-16
May 17, 2016
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.
Final Land Use Regulations
General Plan Land Use Designation: OS - Open Space
Underlying Zone Designation: OS (Open Space)
The permitted uses shall include active and passive facilities. The
recreation facilities to be provided shall be determined as part of the Site
Development Plan.
Required Development Permits
A Site Development Plan (SDP) for Planning Area 4 shall be processed
concurrently or prior to the Tentative Map and Planned Development
Permits for Planning Areas 3, 6, or 10, and/or Planning Areas 7 and 8 if
proposed as “for-sale” units, whichever is proposed first. Phasing for the
development of Planning Area 4 shall be addressed as part of the SDP
process.
Development Standards
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.
Special Design Criteria
1. The following recreational facilities may be located within this planning area:
swimming pool (solar-heated), 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.
2. Site planning shall minimize, to the greatest extent possible, light and noise
impacts to adjacent residences.
3. Building structures and facilities shall be integrated such that the overall
architectural design themes for the Robertson Ranch Master Plan are consistent
and are oriented and related to a pedestrian scale.
4. Building elevations facing public streets shall have detailing equal to the level of
detailing on the front elevation of the buildings.
5. Screening walls for storage spaces and equipment areas shall be architecturally
integrated with the surrounding buildings and design.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-17
May 17, 2016
6. Building placement shall be designed to create opportunities for plazas and other
landscaped open space areas within the Planning Area.
7. Pedestrian access shall be provided from Planning Areas 3, 5, 6, 7, 8, 9 and 10 to
Planning Area 4.
8. Bike racks shall be provided to encourage alternative means of transportation.
9. 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.
10. Traffic calming measures shall be incorporated into the design of the circulation
system surrounding the community recreation site.
11. The Master HOA shall maintain landscaping within the community recreation
area.
PA 8
PA 7
PA 6
100 200500
PLANNING AREA 4Robertson Ranch
FIGURE NO. III-3
PAGE III-18MASTER PLAN
KEY MAP
N.T.S.
PA 4
1.0 Gross Acres
1.0 Net Acres
COMMUNITY CORE
(See Figure III-35)
PA 4
R
COMMUNITY
RECREATION SIGN
WEST VILLAGE UPDATE
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-19
May 17, 2016
c) Planning Area 5 – Single Family – Site Zoning Regulations and Criteria (see
Figure III-4, Planning Area 5)
Description
Planning Area 5 consists of approximately 9.7 gross acres and will be allocated 36
single-family homes on minimum 8,500 square foot lots. Access to Planning Area 5
is provided via Glasgow Drive to the north and collector/local streets connecting
through Planning Areas 3 and 6 and Street "Z" to the south. Planning Area 5 shall be
designed as a gated community. Planning Area 5 shall be generally designed as a
standard, double loaded single family subdivision of minimum 8,500 square foot lots.
Implementation of the Master Plan Vision and Goals
This planning area provides a unique, larger lot single-family neighborhood within
the Robertson Ranch Master Plan. Planning Area 5 provides single-family homes on
8,500 square foot lots that are connected by pedestrian and bicycle trails to the
remainder of the community. The trail provides an opportunity for public views to
the open space and results in a well-defined open space edge.
The Ahwahnee Principles are incorporated into the design of this plan. Housing,
jobs, daily needs and other activities are all available within the West Village and are
located within easy walking/biking distance from this planning area. In addition, the
Community Recreation Area in Planning Area 4 will serve residents of Planning Area
5.
Final Land Use Regulations
Uses in this Planning Area shall be one-family dwellings and buildings
accessory to the one-family dwelling.
General Plan Land Use Designation: RLM (Low Density, 0-4 du/ac)
Dwelling Unit Allocation: 36 Units
Density: 3.8 du/ac
Underlying Zone Designation: R-1 (One-Family Residential).
Product Type
Single-family dwellings on minimum 8,500 square foot lots
Uses normally considered accessory to a single-family dwelling
Required Development Permits
Tentative Subdivision Map
Hillside Development Permit (if required)
Planned Development Permit (Private street and gates)
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-20
May 17, 2016
Development Standards
Development in Planning Area 5 shall comply with all applicable
regulations and development standards of the Carlsbad Municipal Code,
including R-1 and the intent of City Council Policies 44 and 66, except as
modified by the Robertson Ranch Master Plan.
Planning Area 5 shall provide a minimum 60-foot fire suppression zone
along the west side of the Planning Area adjacent to the open space. Up to
10-feet of this fire suppression zone may be situated within the residential
lot (with the remaining 50-feet on the open space lot) subject to approval
of the Fire Marshal.
Panhandle lots shall be permitted pursuant to CMC 21.10.
No building in Planning Area 5 shall exceed a height of 32-feet and two
stories if a minimum roof pitch of 3:12 is provided or twenty-four feet and
two stories if less than a 3:12 pitch is provided.
Planning Area 5 is anticipated to be developed as a standard, double-
loaded single family subdivision.
Minimum
Front Yard
Setback
The minimum front yard setbacks shall be:
20 feet from property line to a street facing garage door;
15 feet to habitable space; and
10 feet to a side-loaded garage, porch or covered entry.
Minimum
Rear Yard
Setback
1) 20% of lot width
OR
2) 8 feet measured from property line for not more than 50%
of the rear lot width for single-story building components in
combination with a minimum 880 square foot contiguous
private open recreation space (minimum dimension of 18 feet).
Attached solid/lattice patio covers and decks/balconies, subject
to lot coverage requirements, may project into the private open
recreation space with a 10% of lot width side yard setback and
20% of lot width rear yard setback to the support posts. A two
foot overhang is permitted.
Lot
Coverage
Lot coverage shall not exceed 50% of the lot area for single
story homes. Two story homes shall not exceed 40% lot
coverage.
Minimum Lot Size
The minimum lot size shall be 8,500 square feet, exclusive of panhandle.
Minimum Lot Dimensions
The minimum lot width shall be 75-feet measured at the ROW.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-21
May 17, 2016
Affordable Housing
The Inclusionary Housing requirement for Planning Area 5 shall be provided in
Planning Areas 7 and/or 8 concurrent with the schedule established by an Affordable
Housing Agreement for the West Village.
Special Design Criteria
1. Doors, porches, balconies and walkways should face the streets, to the extent
possible, to promote social interaction along the streetscape.
2. Porches shall have a minimum depth of 6 feet and a minimum width of 10 feet.
3. Building elevations visible from the surrounding roadways shall feature enhanced
elevations.
4. A 60-foot fire suppression zone shall be provided adjacent to the open space
slope on the northwest of the planning area. Up to 10-feet of this fire suppression
zone may be situated within the residential lot (with the remaining 50-feet on the
open space lot) subject to approval of the Fire Marshal.
.
5. A trail shall be located along the western side of the residential lots and will tie
into the Master Plan trail system, as shown on Figure III-54, Pedestrian
Circulation Plan.
6. Pedestrian connections shall be included to facilitate access to bus stops and
adjoining neighborhoods.
7. A 5-foot wide landscape buffer area shall be provided between side or rear fences
and adjacent roadways.
8. The Master HOA shall maintain landscaping within the parkways and fuel
modification zones.
9. A Fire Protection Zone, as defined in Section III.B.4.(e) (Figure III-45, Fuel
Modification Plan) of this Master Plan shall be provided. The specific design of
the Fire Protection Zone adjacent to Planning Area 5 shall be approved by the
Carlsbad Fire Marshal.
10. Landscaping in areas adjacent to open space areas (Planning Areas 23A and 23B)
shall be compatible with preserved native vegetation.
11. Lighting adjacent to the Open Space areas (Planning Areas 23A and 23B) shall be
selectively placed, shielded, and directed away from conserved habitat.
12. An optional entry treatment, as depicted on Figure III-27, Key to Entries, Signs
and Edge Conditions, Figure III-33, Conceptual Neighborhood Entry Plan, and
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-22
May 17, 2016
Figure III-34, Conceptual Neighborhood Entry Elevation, may be provided at the
entrance to Planning Area 5 from Glasgow Drive.
13. Planning Area 5 shall be designed as a gated community. The gate facilities shall
be provided on both ends of the main, double-loaded residential street serving the
planning area.
14. Vehicular gates and wildlife warning signage shall be provided along the portion
of Glasgow Drive which abuts the boundary between Planning Area 23A and
Planning Area 23B in order to minimize wildlife mortality.
15. In addition to the standards listed above, the Design Guidelines provided in
Section III.B this Master Plan also shall apply.
16. Vista points shall be provided for the community trail.
PA 3PA 4PA 6PA 81252500PLANNING AREA 5Robertson RanchFIGURE NO. III-4PAGE III-23MASTER PLANKEY MAPN.T.S.PA 59.7 Gross Acres9.5 Net Acres3.8 DU/AC36 DUsCONCEPTUAL NEIGHBORHOOD ENTRYPRIVACY GATE ACCESS (VEHICLES)PROJECT BOUNDARYPA 5WILDLIFE SIGNAGE REQUIRED ONTHIS STRETCH OF ROAD TOMINIMIZE WILDLIFE MORTALITY(See Figures III-33 & III-34)WEST VILLAGE UPDATEFUEL MODIFICATION ZONECONDITIONS "A" & "B"FUEL MODIFICATION ZONECONDITIONS "A" & "B"FUEL MODIFICATION ZONECONDITIONS "A" & "B"TRAIL MARKER (See Figure III-55)LEGENDVIEW FENCE (See Figures III-56 & III-57)LIMITS OF HMP HARDLINE MAP BOUNDARYMULTI-USE D.G. TRAIL & TRAIL FENCE LIMITS OF DISTURBANCEFIRE SUPPRESSION ZONE(See Figures III-56 & III-57)UPGRADE EXISTING BUS STOP
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-24
May 17, 2016
d) Planning Area 6 – Single Family – Site Zoning Regulations and Criteria (see
Figure III-5, Planning Area 6)
Description
Planning Area 6 consists of approximately 17.7 gross acres and is allocated 87 single-
family homes on minimum 5,000 square foot lots Access to Planning Area 6 will be
provided from “Street Z,” to the south and Street “Y” (Tamarack Connection) from
the west.
Development of Planning Area 6 will require approval of a Planned Development
Permit pursuant to the procedures identified in the City’s Planned Development
Ordinance, Carlsbad Municipal Code Chapter 21.45. Development standards shall be
pursuant to the Planned Development Ordinance unless modified by the Master Plan.
Where there are conflicts between the requirements specified in Chapter 21.45 and
the requirements of this Master Plan, the Master Plan requirements shall prevail,
unless implementation of those requirements results in hazards to the health and
safety of residents, guests or other persons.
Implementation of Master Plan Vision and Goals
The purpose of this planning area is to allow for a unique small lot, single-family
neighborhood within the Robertson Ranch Master Plan. Planning Area 6 will provide
single family homes on 5,000 square foot lots that will be connected by trails.
The Ahwahnee Principles will be incorporated into the design of this plan. Housing,
jobs, daily needs and other activities are all within the Master Plan and are an easy
walking/biking distance from this planning area. Trail connections to adjoining
Planning Areas will be provided to encourage pedestrian and bicycle use through the
community.
Final Land Use Regulations
General Plan Land Use Designation: RM (Medium Density, 4-8 du/ac)
Dwelling Unit Allocation: 87 Units
Density: 5.9 du/ac
Underlying Zone Designation: RD-M (Residential Density – Multiple)
Product Type
Single-family dwellings on 5,000 square foot lots
Common recreation areas, including, but not limited to pocket parks and
tot lots.
Required Development Permits
Tentative Subdivision Map
Planned Development Permit
Hillside Development Permit (if required)
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-25
May 17, 2016
Development Standards
Development in Planning Area 6 shall comply with all applicable
regulations and development standards of the Carlsbad Municipal Code
(CMC) including the RD-M (CMC Chapter 21.24), Planned Development
Standards (CMC Chapter 21.45), and the intent of City Council Polices 44
and 66, except as modified by the Robertson Ranch Master Plan.
Community
Recreational
Space
A minimum 200 square feet per unit of community recreation
area shall be provided.
The required passive and active recreation facilities within PA 6
shall include an approximate 17,400 square foot recreation area
(exact amount totaling 200 sf per unit). The recreation area may
take the form of a neighborhood park, plaza, dog park, or similar
facility and shall include tables and benches and/or outdoor
seating areas. The portions of the park designed for passive and
active uses shall be counted towards the common recreation area
requirements pursuant to the Planned Development Ordinance.
Planning Area 6 may satisfy a portion of its common recreation
facilities through an enlargement of PA 4 (Community recreation
site) in excess of the base 1.0 acre required per the Master Plan.
Maximum
Lot
Coverage
Single-story and modified single-story home design lot coverage
shall cover no more than 60% of the net pad area. For modified
single-story, the livable space on the second floor shall not exceed
40% of the first floor lot coverage, as defined above.
Two-story home design lot coverage shall cover no more than
45% of the net pad area. This coverage shall include balconies
and second-story decks.
Porches or covered entry ways with no livable space above the
porch or entry way are exempt from lot coverage requirements
regardless of size or dimensions.
Minimum
Front Yard
Setback
Front-loaded garage products shall maintain a minimum 20 feet to
garage door measured from the property line and a minimum 15
feet setback from property line to habitable space shall be
provided. A minimum 10 feet setback to a side-loaded garage or
porch or a covered entry is required.
Minimum
Rear Yard
Setback
1) 10 feet measured from the property line.
OR
2) 5 feet measured from property line for not more than 50% of
the rear lot width for single story building components in
combination with a minimum 450 square foot contiguous private
open recreation space on single-story or modified single-story
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-26
May 17, 2016
home lots (minimum dimension of 15 feet), or a minimum 540
square foot contiguous private open recreation space on two-story
home lots (minimum dimension of 18 feet).
A minimum 20 foot separation shall be provided between rear
yard building planes on opposing lots.
Attached solid/lattice patio covers and decks/balconies, subject to
lot coverage requirements, may project into the private open
recreation space with a 5 foot side yard setback and 10 foot rear
yard setback to the support posts. A two foot overhang is
permitted.
Minimum
Side Yard
Setback
5 feet measured from property line. Freestanding side yard fences
or walls may be permitted at the property line. In locations where
side yard retaining walls are provided, retaining walls may be
combined with the freestanding fence or wall as long as the
combination retaining/freestanding fence/wall does not exceed 8-
feet in height as viewed from the downhill side. In locations
where the grade is such that the combination fence/wall would
exceed 8-feet, this shall be remedied (if specifically approved by
the Planning Commission) by separation of the retaining and
freestanding fence or wall by a minimum of 2 horizontal feet of
landscaped area, such that a minimum of 3-feet of clear space
continues to be provided between the retaining wall and the
residential structure. Permitted intrusions into required building
setbacks are allowed as specified in Zoning Code Section
21.46.120, as long as a minimum of 3-foot clear space is
maintained between wall or fence (retaining or privacy) and
structure.
Private
Rear or
Side Yard
Minimum 15 feet X 15 feet of useable rear or side yard for single-
story or modified single-story homes.
Minimum 18 feet X 18 feet of useable rear or side yard for two-
story homes.
Building
Height
Maximum building heights shall be up to 35-feet in accordance
with those indicated in the appropriate underlying zone, with the
additional architectural roofline stipulations articulated in the
Special Design Criteria for this planning area.
Minimum Lot Size
The minimum lot size shall be 5,000 square feet.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-27
May 17, 2016
Minimum Lot Dimensions
Minimum lot width at the front setback line (measured at 10-feet from
right-of-way (ROW) shall be 50 feet, except along cul-de-sacs where the
minimum lot width shall be 35 feet, measured at the ROW.
Minimum lot depth shall be 90 feet as measured pursuant to section
21.04.225 of the Carlsbad Municipal Code.
RV Parking
RV Parking shall be provided concurrent with development as required by
the Planned Development Ordinance and shall be provided as provided for
in Master Plan Section II.E.5.
Affordable Housing
The Inclusionary Housing requirement for Planning Area 6 shall be provided in
Planning Area 7 and/or 8 concurrent with the schedule established by an Affordable
Housing Agreement for the West Village.
Special Design Criteria
1. Twenty percent (20%) of the homes in the initial development of this planning
area shall be designed as single-story. 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. Alternatively, a minimum of 25
percent of the homes in Planning Area 6 shall be designed as either single-story
or modified single story homes, provided that no fewer than 15 percent of the
homes in the planning area are designed as single-story homes. Homes designed
as modified single story homes shall conform to the following criteria:
Modified Single-Story. To qualify as a Modified Single-Story
home, the structure must comply with the following criteria: A
minimum of 60 percent of the area of the roof shall be single story.
A two-story element shall be placed generally in the central portion
of the front and rear elevation, allowing some flexibility in
placement for achieving goo0d design, and the livable space on the
second floor shall not exceed 40 percent of the first floor lot
coverage.
The single story or Modified Single-Story units are intended to be
strategically located in the lotting scheme, and distributed
throughout the village.
2. Doors, porches, balconies and walkways should face the streets, to the extent
possible, to promote social interaction along the streetscape.
3. Porches shall have a minimum depth of 6 feet, and a minimum width of 10 feet.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-28
May 17, 2016
4. Building elevations visible from the surrounding roadways shall feature enhanced
elevations.
5. Side-loaded garages are encouraged to vary the street theme.
6. Three-in-a-row car garages that directly face the street shall not be allowed.
7. At least one elevation/plan shall include a two-car garage with two separate
garage doors facing the street.
8. Single-story and modified single-story homes shall be considered as two separate
floor plans.
9. Planning Area 6 shall provide opportunities for trail connections to adjacent
Planning Areas to encourage pedestrian and bicycle use through the community.
10. Recreation facilities shall be integrated into the trail system for Planning Area 6
and should be sited to take advantage of views where feasible.
11. Pedestrian connections shall be included to facilitate access to bus stops and
adjoining neighborhoods.
12. A 5-foot wide landscape buffer area shall be provided between side or rear fences
and adjacent roadways.
13. Traffic calming elements shall be incorporated into the design of internal streets
within this Planning Area in order to reduce the speed of through traffic and
enhance pedestrian safety. Examples of traffic calming elements that are
appropriate for this planning area include the use of traffic circles at intersections,
“T” intersections, reduced-width streets, and/or the incorporation of medians,
enhanced paving, and/or landscape elements at pedestrian crossings.
14. Landscaped focal points should be provided at the end of cul-de-sac streets and at
“T” intersections.
15. The Master HOA shall maintain landscaping within the parkways and recreation
areas, and fuel modification zones.
16. A Fire Protection Zone, as defined and illustrated in Section III.B.4(e) (Figure III-
45, Fuel Modification Plan) of this Master Plan shall be provided along the area
adjacent to Planning Area 23B.
17. Landscaping in areas adjacent to open space area (Planning Area 23B) shall be
compatible with preserved native vegetation where appropriate.
18. Lighting adjacent to the Open Space areas (Planning Area 23B) shall be
selectively placed, shielded, and directed away from conserved habitat.
PA 3PA 5PA 7PA 8PA 11PA 41503000PLANNING AREA 6Robertson RanchFIGURE NO. III-5PAGE III-29MASTER PLANKEY MAPN.T.S.PA 617.7 Gross Acres14.8 Net Acres5.9 DU/AC87 DUsCONCEPTUAL NEIGHBORHOOD ENTRY(See Figures III-33 & III-34)PA 675CONCEPTUAL NEIGHBORHOOD ENTRYPRIVACY GATE ACCESS (VEHICLES)(See Figures III-33 & III-34)WEST VILLAGE UPDATEFUEL MODIFICATION ZONECONDITIONS "A" & "B"LEGENDVIEW FENCE (See Figures III-56 & III-57)LIMITS OF HMP HARDLINE MAP BOUNDARYLIMITS OF DISTURBANCEFIRE SUPPRESSION ZONEFUEL MODIFICATION ZONECONDITIONS "A" & "B"
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-30
May 17, 2016
e) Planning Area 7 – Multifamily Development - Site Zoning Regulations and
Criteria (see Figure III-6, Planning Area 7)
Discussion
Planning Area 7 is approximately 7.0 gross acres and is located at the northwest
intersection of El Camino Real and Street “Z” (Lisa Street) in the West Village of the
Master Plan area. Planning Area 7 will include approximately 96 multifamily units.
The Inclusionary (Affordable) Housing requirement for the West Village may be met
with affordable units in Planning Area 7 and/or Planning Area 8. A minimum of 100
units of the total units constructed within Planning Area 7 or 8 shall be developed as
housing for senior citizens, as defined in Chapter 21.84 of the Carlsbad Municipal
Code. Senior housing units that are restricted to the appropriate lower income rates
may qualify as combined affordable/senior housing projects. Access to Planning
Area 7 will be provided via the West Village main entry road (Street “Z”) and a
connecting local street. The overall net density of development within Planning
Areas 7 and 8 together shall be a minimum of 20 du/ac.
Common recreation areas shall be provided within Planning Area 7. Additionally,
residents of Planning Area 7 shall have access to the recreational facilities located in
Planning Area 4. The actual area and components of community recreation facilities
required for Planning Area 7 will be determined at the time of discretionary review
and shall be based on the final number of residential units constructed within the
Planning Area in accordance with the provisions of Chapter 21.45 of the Carlsbad
Municipal Code and this Master Plan.
Implementation of Master Plan Vision and Goals
The purpose of this planning area is to allow for a unique multifamily neighborhood
which creates a sense of place within the Robertson Ranch Master Plan. Planning
Area 7 provides for multifamily homes which are connected to other portions of the
Master Plan not only by automobile, but also by pedestrian and bicycle trails. This
Planning Area may be developed with more than one product type to allow more
flexibility in site design and to allow for a transition of housing types from higher
densities near the commercial center to lower densities at the transitions to the
surrounding single-family neighborhoods.
Planning Area 7 has been designed to incorporate the Ahwahnee Principles as
appropriate. The proximity of Planning Area 7 to El Camino Real ensures a short
walking distance to transit stops, and the high-density nature of the planning area
increases the diversity of housing types available within the community. Planning
Area 7 includes common recreation areas to serve as local gathering places for
residents. Housing, jobs, daily needs and other activities are provided within the
Village Center, located across the entry road from Planning Area 7 to the east. The
close proximity of the Village Center ensures that these services are located within
easy walking and biking distance of residences in Planning Area 7. Finally, the
Village Center features commercial retail and community facility components which
in turn provide jobs and shopping opportunities for community residents.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-31
May 17, 2016
Land Use Regulations
General Plan Land Use Designation: RH (High Density,15-23 du/ac)
Dwelling Unit Allocation: 96 units (May be increased pursuant to the
affordable housing requirements indicated below.)
Density: The minimum density shall be no less than 20.0 du/ac.
Underlying Zone Designation: RD-M (Residential Density – Multiple)
(May be increased pursuant to the affordable housing requirements
indicated below.)
Product Type
Multifamily homes including, but not limited to, the following types: town
homes, condominiums, apartments, stacked flats, duplexes, triplexes, six-
plexes.
Required Development Permits
Tentative Subdivision Map (if developed as “for-sale” units)
Planned Development Permit (if developed as “for-sale” units)
Site Development Plan (for senior housing, affordable housing and/or
apartments)
Special Use Permit (El Camino Real Scenic Corridor)
Hillside Development Permit (if required)
Development Standards
Development in Planning Area 7 shall comply with all applicable
regulations and development standards of the Carlsbad Municipal Code
(CMC), including zoning standards for the RD-M zone (CMC Chapter
21.24), the Planned Development Ordinance (CMC Chapter 21.45), and
City Council Policy 66, except as modified by the Robertson Ranch
Master Plan.
Notwithstanding that internal portions of PA 7 may calculate individually
over or under 20 du/ac, the overall net density of development within
Planning Areas 7 and 8 together shall be constructed at a minimum of 20
du/ac.
The density can be increased for affordable housing products (and/or
senior housing with affordable component) subject to the findings required
and provisions provided pursuant to Carlsbad Municipal Code Chapter
21.53.120 (Density Modification) or 21.86 (Density Bonus). Any product
density above 23 du/ac shall be evaluated through one of these processes.
Compliance with Density Modification or Bonus criteria will be evaluated
at the site plan review stage of the development process. As a result of
such density bonus that may be approved, a corresponding decrease in unit
count (density transfer) in another location on the West Village will be
required, so as to not exceed the overall total maximum unit allocation for
the West Village.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-32
May 17, 2016
An applicant for development of Senior and/or Inclusionary Housing may
apply for standards modifications pursuant to the allowances identified in
Carlsbad Municipal Code Chapter 21.86. Requirements and modifications
for senior/affordable projects shall be articulated and approved through
implementation of the required Affordable Housing Agreement.
Apartment rental units are not subject to the Planned Development
Ordinance.
A minimum of 100 square feet of Community Recreation Facilities per
dwelling unit shall be provided on-site within Planning Area 7 (for
apartments). Recreation area for condominiums shall be provided at 150
square feet per unit.
Community recreational space shall be provided as both passive and active
recreational facilities for a variety of age groups.
Community recreational space shall be centrally located in relationship to
all project units. Credit for indoor recreation facilities shall not exceed 25
percent of the required centralized community recreation areas. Required
community recreation areas shall not be located in any required front yard
and may not include any streets, drive-aisles, driveways, parking areas,
walkways, storage areas, or any slopes of 5 percent or greater.
Apartments and/or senior housing shall comply with the requirements of
Chapter 21.24 and 21.84, respectively, of the Carlsbad Zoning Code.
Condominium uses, if implemented within Planning Area 7, shall comply
with CMC Chapter 21.45,, with the following exceptions:
Minimum Building
Setbacks, Private or
Public Streets*
To front porch: 10 feet.
To residential structure: 10 feet
To street side yard: 10 feet
To side entry garage: 10 feet
To direct entry garage: 20 feet
Minimum Building
Setbacks, Driveway
or Motor Court
Residence: 5 feet at first floor with 0-foot setback on
the second floor.
Garage: 3 feet from roadway to garage door.
Minimum Building
Separation
Minimum 10 feet between buildings
The front faces of buildings shall be a minimum of
20 feet apart.
Entries, stairs, and balconies may encroach up to 6
feet within these setbacks, provided a minimum 10-
foot separation between the encroaching element and
opposing structure (including opposing encroaching
elements) is maintained. Patios may encroach within
these setbacks without restriction, provided a 10-foot
separation between structures is maintained.
Minimum 30 feet between opposing garage doors
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-33
May 17, 2016
Resident Parking Two-car resident parking required, may be in the
form of the following:
1-car covered garage at 12 feet x 20 feet (min.)
and one designated uncovered space;
Two separate one car garages (min. 12 feet x 20
feet each);
2-car covered tandem garage at 12 feet x 40 feet
(min.); or
2-car covered side by side garage at 20 feet x 20
feet (min.)
Parking for senior housing shall be pursuant to
the requirements of Carlsbad Municipal Code
Chapter 21.84, Housing for Senior Citizens,
except that the applicant may apply for standards
modifications, including requested parking
reductions, pursuant to applicable City codes.
One covered parking space per senior dwelling
unit is required.
Private
Recreational Space
Each unit shall include a patio or balcony, subject to the
following minimum area requirements:
Patio: 100 square feet (min. dimension of 8 feet)
Balcony: 60 square feet (min. dimension of 6
feet)
*Setbacks shall be measured from the right-of-way, back of landscape buffer,
back of sidewalk, or 10 feet from the face of curb, whichever is greater.
Minimum Lot Size
Not Applicable
Minimum Lot Dimensions
Not Applicable
Setbacks
A 50-foot structural setback shall be provided along El Camino Real.
A minimum of 50 percent of the required setback that is located closest to
El Camino Real shall be landscaped to enhance the street scene and buffer
the homes from traffic on adjacent arterials. Project perimeter walls shall
not be located in the landscaped buffer. The landscaped setback shall be
commonly owned and maintained by the HOA.
All other setbacks for condominiums shall be pursuant to Chapter 21.45
(Planned Development Ordinance) unless modified by the Master Plan.
All other setbacks for apartments shall be pursuant to CMC Chapter 21.24
(RD-M zone).
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-34
May 17, 2016
Building Height
Maximum of three stories and 40 feet to the roof ridgeline with a
minimum roof pitch of 3:12.
Maximum of 35 feet for structures with a roof pitch less than 3:12.
For two-story duplex dwellings with a minimum roof pitch of 3:12 the
maximum height shall be 30 feet.
For two-story duplex dwellings with a roof pitch less than 3:12 the
maximum height shall be 24 feet.
RV Parking
RV Parking shall be provided concurrent with development as required by
the Planned Development Ordinance as provided for in Master Plan
Section II.E.5. RV parking is not required for portions of the Planning
Area that are developed with rental apartments and/or senior housing.
Affordable Housing
The Inclusionary Housing requirement for Planning Area 7 shall be provided in
Planning Area 7 and/or Planning Area 8 as approved by the City of Carlsbad, in
accordance with the schedule established by an Affordable Housing Agreement for
the West Village.
Special Design Criteria
1. A supplemental acoustical analysis shall be submitted with the discretionary
applications demonstrating compliance with the City’s Noise Guidelines Manual
for interior (and exterior, if required) noise levels.
2. When noise walls over 6 feet high are required, a combination of berm and
maximum 6-foot high noise wall shall be used to mitigate noise impacts.
3. Units should be designed to front on Street “Z” and the east-west oriented
Collector Road or should face onto the community recreation areas to the extent
possible.
4. A 10-foot landscape buffer shall be provided on Street “Z” and the east-west
collector road. These landscape buffers are intended to provide an enhanced
landscaped pedestrian link between El Camino Real, the community core, and
recreation facilities in Planning Area 4.
5. Where a slope is facing the Collector Road, terraced front yard areas/porches may
be appropriate, if practical.
6. Avoid the use of walls at the perimeter of the project, unless needed for screening
of vehicles or noise abatement.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-35
May 17, 2016
7. Entries which face onto a motorcourt or drive aisle serving garages are
discouraged.
8. Carports or garages shall not be directly accessed from Street “Z” or the east-west
oriented Collector Road.
9. Parking areas shall be screened from public or private streets with a combination
of low walls, berms, or landscaping.
10. Development shall be screened to the extent practical from circulation element
roadways through the use of decorative walls, berms, mounding, and heavy
landscaping.
11. Buildings visible from Circulation Element roadways shall feature enhanced
elevations.
12. If common area refuse collection is proposed, a refuse collection area will be
provided in accordance with section III.B.3.(k) of this Master Plan. A refuse
collection area shall not be required if individual unit refuse collection is
proposed.
13. Bicycle storage lockers shall be provided for residential units.
14. Pedestrian connections shall be included to facilitate access to bus stops,
adjoining neighborhood trails, and the Village commercial center. A bus stop
trail may include stairs.
15. Pedestrian and bicycle connections shall be provided between Planning Area 7
and the Community Core, as depicted on Figure III-54, Pedestrian Circulation
Plan.
16. Traffic calming elements shall be incorporated into the design of internal drives
within this Planning Area in order to reduce the speed of through traffic and
enhance pedestrian safety. Examples of traffic calming elements that are
appropriate for this planning area include the use of traffic circles at intersections,
“T” intersections, reduced-width streets, and/or the incorporation of medians,
enhanced paving, and/or landscape elements at pedestrian crossings (Figures IV-4
and IV-5, Traffic Calming Details).
17. An optional Community Core, as depicted on Figure III-27, Key to Entries, Signs
and Edge Conditions, and Figure III-35, Conceptual Community Core Plan, may
be provided at the intersection of Street “Z” and the east-west oriented collector
roadway that serves this Planning Area.
18. An optional Neighborhood Entry, as depicted on Figure III-27, Key to Entries,
Signs and Edge Conditions, Figure III-33, Conceptual Neighborhood Entry Plan,
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-36
May 17, 2016
and Figure III-34, Conceptual Neighborhood Entry Elevation, may be provided at
the entrance into Planning Area 7 from Street “Z.”
19. Special monumentation may be provided at the intersection of El Camino Real
and Street “Z,” as depicted on Figure III-27, Key to Entries, Signs and Edge
Conditions, Figure III-31, Conceptual West Village Entry Elevation, and Figure
III-32, Conceptual West Village Entry Plan.
20. A Fire Protection Zone, as defined in Section III.B.4.e (Figure III-45 Fuel
Modification Plan) of this Master Plan shall be provided, adjacent to open spaces.
21. Fencing within 60 feet of open space areas shall be composed of non-combustible
materials.
22. Landscaping in areas adjacent to open space areas (Planning Area 1) shall be
compatible with preserved native vegetation.
23. Lighting adjacent to the Open Space areas (Planning Area 1) shall be selectively
placed, shielded, and directed away from conserved habitat.
24. This planning area, or portion thereof, is designated as a location for the provision
of on-site affordable housing, which per the Housing Element and Carlsbad
Municipal Code, may allow for modifications to the Carlsbad Zoning Ordinance,
Planning Division Policies, and this Master Plan.
25. In addition to the standards listed above, the Design Guidelines provided in
Section III.B of this Master Plan also shall apply.
PA 3PA 4LISA ST.100 2000PLANNING AREA 7Robertson RanchFIGURE NO. III-6PAGE III-37MASTER PLANSTRUCTURE SETBACKENHANCED 10' LANDSCAPE BUFFERKEY MAPN.T.S.PA 77.0 Gross Acres5.1 Net Acres22.7 DU/AC96 DUsCONCEPTUAL NEIGHBORHOOD ENTRYPA 750(See Figures III-33 & III-34)PRIMARY WEST VILLAGE ENTRY(STREET "Z") STREETSCAPE(See Figures III-39)50' STRUCTURE SETBACK(25' MINIMUM LANDSCAPEBUFFER)CONCEPTUAL WEST VILLAGEENTRY(See Figures III-31 & III-32)EL CAMINO REALSTREETSCAPE(See Figure III-36)COMMUNITY THEME WALL(See Figures III-56 & III-57)WEST VILLAGE UPDATELEGENDLIMITS OF HMP HARDLINE MAP BOUNDARYMULTI-USE D.G. TRAIL & TRAIL FENCE LIMITS OF DISTURBANCEBUILDING SETBACK SATISFIES BRUSH(See Figures III-56 & III-57)UPGRADE EXISTING BUS STOPMANAGEMENT REQUIREMENT
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-38
May 17, 2016
f) Planning Area 8 – Multifamily Development - Site Zoning Regulations and
Criteria (see Figure III-7, Planning Area 8)
Planning Area 8 is approximately 14.7 gross acres and is located northerly of the
intersection of Street “Z” (Lisa Street) and the east-west oriented collector roadway in
the West Village of the Master Plan area. Planning Area 8 will include a maximum
of 268 multifamily units. The Inclusionary (Affordable) Housing requirement for the
West Village will be met with affordable units in Planning Areas 7 or 8. A minimum
of 100 units of the total units constructed within Planning Areas 7 and/or 8 shall be
developed as housing for senior citizens, as defined in Chapter 21.84 of the Carlsbad
Municipal Code. Senior housing units that are restricted to the appropriate lower
income rates may qualify as combined affordable/senior housing projects. Access to
Planning Area 8 will be provided via the West Village main entry road (Street “Z”)
and a local street. The overall net density of development within Planning Areas 7
and 8 together shall be a minimum of 20 du/ac.
Common recreation areas shall be provided in Planning Area 8. Additionally,
residents of Planning Area 8 shall have access to the recreational facilities located in
Planning Area 4. The actual area and components of community recreation facilities
required for Planning Area 8 will be determined at the time of discretionary review
and shall be based on the final number and type of residential units constructed
within the Planning Area in accordance with the provisions of Chapter 21.45 of the
Carlsbad Municipal Code and this Master Plan.
Implementation of Master Plan Vision and Goals
The purpose of this planning area is to allow for a unique multifamily neighborhood
that will create a sense of place within the Robertson Ranch Master Plan. Planning
Area 8 will provide multifamily homes that will be connected not only by
automobile, but also by pedestrian and bicycle trails. This Planning Area may be
developed with more than one product type to allow more flexibility in site design
and to allow for a transition of housing types from higher densities near the
commercial center to lower densities at the transitions to the surrounding single-
family neighborhoods.
The Ahwahnee Principles are incorporated into the design of this Master Plan.
Housing, jobs, daily needs and other activities are all within the Master Plan Village
and are an easy walking/biking distance from this planning area. Planning Area 8 is
just north of the proposed Village Center where commercial retail and community
facilities will be located. This connectivity is in line with the Ahwahnee Principles.
Within the planning area, common recreation areas will be provided in accordance
with the Master Plan. These common recreation areas will serve as the planning
areas public gathering spaces in compliance with the Ahwahnee Principles. Planning
Area 8 residents will also have access to the Community Recreation Facilities located
in Planning Area 4. Transit stops are located close by on El Camino Real and the
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-39
May 17, 2016
planning area will be served by pedestrian and bicycle access from both Street Z and
local connector streets within the community.
Land Use Regulations
General Plan Land Use Designation: RH (High Density,15-23 du/ac)
Dwelling Unit Allocation: 268 units (May be increased pursuant to the
affordable housing requirements indicated below.)
Density: 20.0 du/ac (Overall minimum density of PA 7 and 8 together
shall be no less than 20.0 du/ac) (May be increased pursuant to the
affordable housing requirements indicated below.)
Underlying Zone Designation: RD-M (Residential Density – Multiple)
Product Type
Multifamily homes including, but not limited to, the following types: town
homes, condominiums, apartments, stacked flats, duplexes, triplexes, six-
plexes.
Required Development Permits
Tentative Subdivision Map (if developed as “for-sale” units)
Planned Development Permit (if developed as “for-sale” units)
Site Development Plan (for affordable housing and/or apartments)
Hillside Development Permit (if required)
Development Standards
Notwithstanding that internal portions of PA 8 may calculate individually
over or under 20 du/ac, the overall net density of development within
Planning Areas 7 and 8 together shall be constructed at a minimum of 20
du/ac.
The density can be increased for affordable housing products (and/or
senior housing with affordable component) subject to the findings required
and provisions provided pursuant to Carlsbad Municipal Code Section
21.53.120 (Density Modification) or Chapter 21.86 (Density Bonus). Any
product density above 23 du/ac shall be evaluated through one of these
processes. Compliance with Density Modification or Bonus criteria will
be evaluated at the site plan review stage of the development process. As a
result of such density increase that may be approved, a corresponding
decrease in unit count (density transfer) in another location on the West
Village will be required, so as to not exceed the overall total maximum
unit allocation for the West Village.
An applicant for development of Senior and/or Affordable Housing may
apply for standards modifications pursuant to the allowances identified in
Carlsbad Municipal Code Section 21.53.120 and/or Chapter 21.86.
Requirements and modifications for senior/affordable projects shall be
articulated and approved through implementation of the required
Affordable Housing Agreement.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-40
May 17, 2016
Development in Planning Area 8 shall comply with all applicable
regulations and development standards of the Carlsbad Municipal Code
(CMC), including zoning standards for the RD-M zone (CMC Chapter
21.24) [if apartments], the Planned Development Ordinance (CMC
Chapter 21.45.060) Table C, General Development Standards Applicable
to All Planned Developments, and Table E, Multiple Dwelling
Development Standards, [if condominiums] and Council Policy 66, except
as modified by the Robertson Ranch Master Plan.
Planning Area 8 development may include either or both rental apartments
and/or for sale condominium products. Apartment rental units are not
subject to the Planned Development Ordinance.
A minimum of 100 square feet of Community Recreation Facilities per
dwelling unit shall be provided on-site within Planning Area 8 (for
apartments). A minimum of 150 square feet of Recreation Facilities shall
be provided for condominium projects.
Community recreational space shall be provided as both passive and active
recreational facilities for a variety of age groups (a minimum of 75 percent
of the area allocated for active facilities).
Community recreational space shall be centrally located in relationship to
all project units. Credit for indoor recreation facilities shall not exceed 25
percent of the required centralized community recreation areas. Required
community recreation areas shall not be located in any required front yards
and may not include any streets, drive-aisles, driveways, parking areas,
walkways, storage areas, or any slopes of 5 percent or greater.
Apartments and/or senior housing shall comply with the requirements of
Chapter 21.24 and 21.84, respectively, of the Carlsbad Zoning Code.
Condominium uses, if implemented within Planning Area 8, shall comply
with CMC Chapter 21.45,, with the following exceptions:
Community
Recreation Space
No less than 100 square feet per unit (150 sf if
condominiums) shall be provided in a common
recreation location(s) on-site.
Minimum Building
Setbacks, Private or
Public Streets*
To front porch: 10 feet.
To residential structure: 10 feet
To street side yard: 10 feet
To side entry garage: 10 feet
To direct entry garage: 20 feet
Minimum Building
Setbacks, Driveway
or Motor Court
Residence: 5 feet at first floor with 0-foot setback on
the second floor.
Garage: 3 feet from roadway to garage door.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-41
May 17, 2016
Minimum Building
Separation
Minimum 10 feet between buildings
The front faces of buildings shall be a minimum of
20 feet apart.
Entries, stairs, and balconies may encroach up to 6
feet within these setbacks, provided a minimum 10-
foot separation between the encroaching element and
opposing structure (including opposing elements) is
maintained. Patios may encroach within these
setbacks without restriction, provided a 10-foot
separation between structures is maintained.
Minimum 30 feet between opposing garage doors
Resident Parking Two-car resident parking required, may be in the
form of the following:
1-car covered garage at 12 feet x 20 feet (min.)
and one designated uncovered space;
Two separate one car garages (min. 12 feet x 20
feet each);
2-car covered tandem garage at 12 feet x 40 feet
(min.); or
2-car covered side by side garage at 20 feet x 20
feet (min.)
Parking for senior housing shall be pursuant to
the requirements of Carlsbad Municipal Code
Chapter 21.84, Housing for Senior Citizens,
except that the applicant may apply for standards
modifications, including requested parking
reductions, pursuant to applicable City codes.
One covered parking space per senior dwelling
unit is required.
Private
Recreational Space
Each unit shall include a patio or balcony, subject to the
following minimum area requirements:
Patio: 100 square feet (min. dimension of 8 feet)
Balcony: 60 square feet (min. dimension of 6
feet)
*Setbacks shall be measured from the right-of-way, back of landscape buffer,
back of sidewalk, or 10 feet from face of curb (whichever is greater).
Minimum Lot Size
Not Applicable
Minimum Lot Dimensions
Not Applicable
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-42
May 17, 2016
Setbacks
Setbacks for condominiums shall be pursuant to Chapter 21.45 (Planned
Development Ordinance), unless modified by the Master Plan.
Setbacks for apartments shall be pursuant to CMC Chapter 21.24.
Building Height
Maximum of three stories and 40 feet to the roof ridgeline with a
minimum roof pitch of 3:12.
Maximum of 35 feet for structures with a roof pitch less than 3:12.
For two-story duplex dwellings with a minimum roof pitch of 3:12 the
maximum height shall be 30 feet. For two-story duplex dwellings with a
roof pitch less than 3:12 the maximum height shall be 24 feet.
RV Parking
RV Parking shall be provided concurrent with development as required by
the Planned Development Ordinance as provided for in Master Plan
Section II.E.5. RV parking is not required for portions of the Planning
Area that are developed with rental apartments.
Affordable Housing
The Inclusionary Housing requirement for Planning Area 8 shall be provided in
Planning Area 7 and/or Planning Area 8 as approved by the City of Carlsbad, in
accordance with the schedule established by an Affordable Housing Agreement for
the West Village.
Special Design Criteria
1. Units should be designed to front on the east-west oriented Collector Road or
should face onto the community recreation areas to the extent possible.
2. A 10-foot landscape buffer shall be provided on the east-west collector road.
This landscape buffer is intended to provide an enhanced landscaped pedestrian
link between the community core and recreation facilities in Planning Area 4.
3. Where a slope is facing the Collector Road, terraced front yard areas/porches may
be appropriate, if practical.
4. Avoid the use of walls at the perimeter of the project, unless needed for screening
of vehicles or noise abatement.
5. Entries which face onto a motorcourt or drive aisle serving garages are
discouraged.
6. Carports or garages shall not be directly accessed from the east-west oriented
Collector Road.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-43
May 17, 2016
7. Parking areas shall be screened from public or private streets with a combination
of low walls, berms, or landscaping.
8. Single-story elements shall be incorporated into the building design, where
feasible, to create a pedestrian-scale environment.
9. If common area is proposed, a refuse collection area will be provided in
accordance with section III.B.3.(k) of this Master Plan. A refuse collection area
shall not be required if individual unit refuse collection is proposed.
10. Bicycle storage lockers shall be provided for residential units.
11. Pedestrian connections shall be included to facilitate access to bus stops,
adjoining neighborhood trails, and the Village commercial center.
12. Pedestrian and bicycle connections shall be provided between Planning Area 8
and Community Core, as depicted on Figure III-54, Pedestrian Circulation Plan.
13. Traffic calming elements shall be incorporated into the design of internal drives
within this Planning Area in order to reduce the speed of through traffic and
enhance pedestrian safety. Examples of traffic calming elements that are
appropriate for this planning area include the use of traffic circles at intersections,
“T” intersections, reduced-width streets, and/or the incorporation of medians,
enhanced paving, and/or landscape elements at pedestrian crossings (Figures IV-4
and IV-5, Traffic Calming Details).
14. An optional Community Core, as depicted on Figure III-27, Key to Entries, Signs
and Edge Conditions, and Figure III-35, Conceptual Community Core Plan, may
be provided at the intersection of Street “Z” and the east-west oriented collector
road that serves this Planning Area.
15. An optional entry treatment, as depicted on Figure III-27, Key to Entries, Signs
and Edge Conditions, Figure III-33, Conceptual Neighborhood Entry Plan, and,
Figure III-34 Conceptual Neighborhood Entry Elevation, may be provided at the
entrance into Planning Area 8 from the east-west oriented collector extending
from Street “Z.”
16. This planning area, or portion thereof, is designated as a location for the provision
of on-site affordable housing, which per the Housing Element and Carlsbad
Municipal Code, may allow for modifications to the Carlsbad Zoning Ordinance,
Planning Division Policies, and this Master Plan.
17. In addition to the standards listed above, the Design Guidelines provided in
Section III.B of this Master Plan also shall apply.
PA 4PA 5PA 6PA 7PA 11PA 23B1252500PLANNING AREA 8Robertson RanchFIGURE NO. III-7PAGE III-44MASTER PLANLEGENDENHANCED 10' LANDSCAPE BUFFERKEY MAPN.T.S.PA 814.7 Gross Acres11.8 Net Acres21.0 DU/AC268 DUsCONCEPTUAL COMMUNITY COREPA 8(See Figures III-35)CONCEPTUAL COLLECTORROAD STREETSCAPE(See Figure III-43)CONCEPTUAL NEIGHBORHOODENTRY(See Figure III-33 & III-34)WEST VILLAGE UPDATE
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-45
May 17, 2016
g) Planning Area 9 has been deleted and incorporated into Planning Area 9/10.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-46
May 17, 2016
h) Planning Area 9/10 – Single Family – Site Zoning Regulations and Criteria (see
Figure III-8, Planning Area 9/10)
Description
Planning Area 10 consists of approximately 20.3 gross acres and is allocated 75
single-family homes on minimum 6,000 square foot lots. Access to Planning Area
9/10 will be provided via an extension of Edinburgh Drive from the north and from a
collector/local road extending from Street “Z” to the south. Planning Area 9/10 shall
be designed as a gated community.
Development of Planning Area 9/10 will require approval of a Planned Development
Permit pursuant to the procedures identified in the City’s Planned Development
Ordinance, Carlsbad Municipal Code Chapter 21.45. Development standards shall be
pursuant to the Planned Development Ordinance unless modified by the Master Plan.
Where there are conflicts between the requirements specified in Chapter 21.45 and
the requirements of this Master Plan, the Master Plan requirements shall prevail,
unless implementation of those requirements result in hazards to the health and safety
of residents, guests or other persons.
Implementation of Master Plan Vision and Goals
The purpose of this planning area is to allow for a unique small lot, single-family
neighborhood that will create a sense of place within the Robertson Ranch Master
Plan. Planning Area 9/10 will provide single family homes on minimum 6,000
square foot lots that will be connected by pedestrian and bicycle trails.
The Ahwahnee Principles will be incorporated into the design of this plan. Housing,
jobs, daily needs and other activities are all within the Master Plan Village and are an
easy walking/biking distance from the planning area. Planning Area 10 includes a
trail connection along the east side of the planning area to be used by residents for
enjoyment and access to other planning areas. This results in a well-defined open
space edge consistent with the Ahwahnee Principles.
Final Land Use Regulations
General Plan Land Use Designation: RLM (Low Medium Density, 0-4
du/ac)
Dwelling Unit Allocation: 75 units
Density: 4.0 du/ac
Underlying Zone Designation: RD-M (Residential Density – Multiple)
Product Type
Single-family dwellings on 6,000 square foot lots
Common recreation areas, including, but not limited to pocket parks and
tot lots.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-47
May 17, 2016
Required Development Permits
Tentative Subdivision Map
Planned Unit Development Permit
Hillside Development Permit (if required)
Development Standards
Planning Area 9/10 shall provide a minimum 60-foot fire suppression zone
along the east side of the Planning Area adjacent to the open space which
serves as part of the Planning Area’s Fuel Modification Zone. Up to 10-
feet of this fire suppression zone may be situated within the residential lot
(with the remaining 50-feet on the open space lot) subject to approval of
the Fire Marshal.
Development in Planning Area 9/10 shall comply with all applicable
regulations and development standards of the Carlsbad Municipal Code
(CMC), including RD-M (CMC Chapter 21.24), Planned Development
Standards (CMC Chapter 21.45), and the intent of City Council Policies 44
and 66, except as modified by the Robertson Ranch Master Plan.
Accessory uses as permitted by Carlsbad Municipal Code Section
21.45.090 are allowed in this Planning Area.
Uses within Planning Area 9/10 shall comply with CMC Chapter 21.45,,
with the following exceptions:
Community
Recreational
Space
A minimum 200 square feet per unit of community recreation
area shall be provided.
The required passive and active recreation facilities within PA
9/10 shall include an approximate 14,800 square foot recreation
area (exact amount totaling 200 sf per unit). The recreation area
may take the form of a neighborhood park, plaza, dog park, or
similar facility and shall include tables and benches and/or
outdoor seating areas. The portions of the park designed for
passive and active uses shall be counted towards the common
recreation area requirements pursuant to the Planned
Development Ordinance.
Planning Area 9/10 may satisfy a portion of its community
recreation facilities through an enlargement of PA 4 (Community
recreation site) in excess of the base 1.0 acre required.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-48
May 17, 2016
Maximum
Lot
Coverage
Single-story and modified single-story home design lot coverage
shall cover no more than 60% of the net pad area. For modified
single-story, the livable space on the second floor shall not exceed
40% of the first floor lot coverage, as defined above.
Two-story home design lot coverage shall cover no more than
45% of the net pad area. This coverage shall include balconies
and second-story decks. Porches or covered entry ways with no
livable space above the porch or entry way are exempt from lot
coverage requirements regardless of size or dimensions.
Minimum
Front Yard
Setback
Front-loaded garage products shall maintain a minimum 20 feet to
garage door measured from the property line and a minimum 15
feet setback from property line to habitable space shall be
provided. A minimum 10 feet setback to a side-loaded garage or
porch or a covered entry is required.
Minimum
Rear Yard
Setback
1) 10 feet measured from the property line.
OR
2) 5 feet measured from property line for not more than 50% of
the rear lot width for single story building components in
combination with a minimum 525 square foot contiguous private
open recreation space on single-story or modified single-story
home lots (minimum dimension of 15 feet), or a minimum 630
square foot contiguous private open recreation space on two-story
home lots (minimum dimension of 18 feet).
A minimum 20 foot building separation shall be provided
between rear yard building planes on opposing lots.
Attached solid/lattice patio covers and decks/balconies, subject to
lot coverage requirements, may project into the private open
recreation space with a 5 foot side yard setback and 10 foot rear
yard setback to the support posts. A two foot overhang is
permitted.
Minimum
Interior
Side Yard
Setback
5 feet measured from property line. Freestanding side yard fences
or walls may be permitted at the property line. In locations where
side yard retaining walls are provided, retaining walls may be
combined with the freestanding fence or wall as long as the
combination retaining/freestanding fence/wall does not exceed 8-
feet in height as viewed from the downhill side. In locations
where the grade is such that the combination fence/wall would
exceed 8-feet, this shall be remedied (if specifically approved by
the Planning Commission) by separation of the retaining and
freestanding fence or wall by a minimum of 2 horizontal feet of
landscaped area, such that a minimum of 3-feet of clear space
continues to be provided between the retaining wall and the
residential structure. Permitted intrusions into required building
setbacks are allowed as specified in Zoning Code Section
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-49
May 17, 2016
21.46.120, as long as a minimum of 3-foot clear space is
maintained between wall or fence (retaining or privacy) and
structure.
Private
Recreation
Space
Minimum 15 feet X 15 feet of useable rear or side yard for single-
story or modified single-story homes. Minimum 18 feet X 18 feet
of useable rear or side yard for two-story homes.
Minimum Lot Size
The minimum lot size shall be 6,000 square feet.
Minimum Lot Dimensions
Minimum lot width at the front setback line (10-feet) shall be 60 feet,
except along cul de sacs where the minimum lot width shall be 35 feet,
measured at the ROW.
Minimum lot depth shall be 80 feet as measured pursuant to section
21.04.225 of the Carlsbad Municipal Code.
RV Parking
RV Parking shall be provided concurrent with development as required by
the Planned Development Ordinance as indicated in Master Plan Section
II.E.5.
Affordable Housing
The Inclusionary Housing requirement for Planning Area 9/10 shall be provided in
Planning Area 7 and/or 8 in accordance with the schedule established by an
Affordable Housing Agreement for the West Village.
Special Design Criteria
1. Twenty percent (20%) of the homes in the initial development of this planning
area shall be designed as single-story. 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. Alternatively, a minimum of 25
percent of the homes in Planning Area 9/10 shall be designed as either single-
story or modified single story homes, provided that no fewer than 15 percent of
the homes in the planning area are designed as single-story homes. Homes
designed as modified single story homes shall conform to the following criteria:
Modified Single-Story. To qualify as a Modified Single-Story
home, the structure must comply with the following criteria: A
minimum of 60 percent of the area of the roof shall be single story.
A two-story element shall be placed generally in the central portion
of the front and rear elevation, allowing some flexibility in
placement for achieving good design, and the livable space on the
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-50
May 17, 2016
second floor shall not exceed 40 percent of the first floor lot
coverage.
The Single Story or modified single-story units are intended to be
strategically located in the lotting scheme, and distributed
throughout the village.
2. Doors, porches, balconies and walkways should face the streets, to the extent
possible, to promote social interaction along the streetscape.
3. Porches shall have a minimum depth of 6 feet, and a minimum width of 10 feet.
4. Buildings visible from surrounding roadways shall feature enhanced elevations.
5. Side-loaded garages are encouraged to vary the street theme.
6. Three-in-a-row car garages that directly face the street shall not be allowed.
7. At least one elevation/plan shall include a two-car garage with two separate
garage doors facing the street.
8. Single-story and modified single-story homes shall be considered as two separate
floor plans.
9. A trail is required along the side of the planning area adjacent to Planning Area
23C.
10. Recreation facilities shall be integrated into the trail system for Planning Area
9/10 and should be sited to take advantage of views where feasible.
11. Pedestrian connections shall be included to facilitate access to adjoining
neighborhoods.
12. Traffic calming elements shall be incorporated into the design of the internal
street within this planning area in order to reduce the speed of through traffic and
enhance pedestrian safety. Examples of traffic calming elements that are
appropriate for this planning area include the use of roundabouts at intersections,
“T” intersections, reduced-width streets, and/or the incorporation of medians,
enhanced paving, and/or landscape elements at pedestrian crossings.
13. A 5-foot wide landscape buffer area shall be provided between side or rear fences
and adjacent roadways.
14. Landscaped focal points should be provided at the end of cul-de-sac streets and at
“T” intersections.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-51
May 17, 2016
15. An optional entry treatment, as depicted on Figure III-27, Key to Entries, Signs
and Edge Conditions, Figure III-33, Conceptual Neighborhood Entry Plan, and
Figure III-34, Conceptual Neighborhood Entry Elevation, may be provided at the
entrance to Planning Area 9/10 from the south.
16. The Master HOA shall maintain landscaping within the parkways, recreation
areas, and fuel modification zones.
17. A Fire Protection Zone, as defined and illustrated in Section III.B.4.(e) (Figure
III-45 Fuel Modification Plan) of this Master Plan shall be provided.
18. Landscaping in areas adjacent to open space areas (Planning Areas 23B and 23C)
shall be compatible with preserved native vegetation.
19. Lighting adjacent to the Open Space areas (Planning Areas 23B and 23C) shall be
selectively placed, shielded, and directed away from conserved habitat.
20. In addition to the standards listed above, the Design Guidelines provided in
Section III.B of this Master Plan also shall apply.
21. Planning Area 9/10 shall be designed as a gated community. Vehicular gates
shall be provided at both the north and south entries to the project.
22. The height of landscaping on the back slope adjacent to the northerly property
line shall respect and preserve views from the adjacent residences in The Colony
to the degree feasible.
VILLAGE
T R A I L
150 300750
PLANNING AREAS 9/10Robertson Ranch
FIGURE NO. III-8
PAGE III-52MASTER PLAN
KEY MAP
N.T.S.
PA 9/10
20.3 Gross Acres
18.5 Net Acres
4.0 DU/AC
75 DUs
PLANNING AREA 9/10 / OFF-SITE
TRANSITION DETAIL
(See Figure III-53)
OPEN SPACE
TRAIL CONNECTION
PROJECT BOUNDARY
PA 9/10
COMMUNITY THEME WALL/NOISE WALL
(IF NEEDED) (See Figures III-56 & III-57)
FUEL MODIFICATION ZONE CONDITION "E"
(See Figure III-47)
CONCEPTUAL LOCAL
ROAD STREETSCAPE
(See Figure III-44)
CONCEPTUAL NEIGHBORHOOD ENTRY
PRIVACY GATE ACCESS (VEHICLES)
(See Figures III-33 & III-34)
CONCEPTUAL NEIGHBORHOOD ENTRY
PRIVACY GATE ACCESS (VEHICLES)
(See Figures III-33 & III-34)
WEST VILLAGE UPDATE
FUEL MODIFICATION ZONE
CONDITIONS "A" & "B"
FUEL MODIFICATION ZONE
CONDITION "A"
FUEL MODIFICATION ZONE
CONDITIONS "A" & "B"
FUEL MODIFICATION ZONE
CONDITIONS "A" & "B"
FUEL MODIFICATION ZONE
CONDITIONS "A" & "B"
FUEL MODIFICATION ZONE
CONDITIONS "A" & "B"
TRAIL MARKER (See Figure III-55)
LEGEND
VIEW FENCE (See Figures III-56 & III-57)
LIMITS OF HMP HARDLINE MAP BOUNDARY
MULTI-USE D.G. TRAIL & TRAIL FENCE
LIMITS OF DISTURBANCE
FIRE SUPPRESSION ZONE
(See Figures III-56 & III-57)
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-53
May 17, 2016
i) Planning Area 11 – Village Center - Site Zoning Regulations and Criteria (see
Figure III-9, Planning Area 11)
Description
Planning Area 11 (approximately 15.3 gross acres) shall be developed as a Village
Center which will combine the Community Facilities requirements of the Master Plan
with retail shopping opportunities. This Planning Area may also provide an urbanized
residential lifestyle alternative for those who seek to live in a more mixed-use setting,
by permitting residential uses on the second story above the commercial retail uses.
Additionally, the Robertson Ranch House may be relocated to this site for
Community Facilities uses.
As mentioned in Section II, DETAILED PLAN DESCRIPTION, the Robertson Ranch
Master Plan is required to provide a minimum of 5.0 acres of Community Facilities
uses, pursuant to Section 21.25.070 of the Carlsbad Municipal Code. These 5.0 acres
are calculated based on the project’s 299.9 “unconstrained acres,” identified by the
Local Facilities Management Plan constraints analysis for Zone 14. The Community
Facilities uses shall be provided with Planning Area 2 (2.0 acres) and Planning Area
11 (3.0 acres).
The 3.0-acre Planning Area 11 community facility requirement shall be provided
concurrent with the development of PA 11, and in accordance with Carlsbad
Municipal Code Section 21.25.060. Shared access and parking between the
Commercial and Community Facilities uses may be allowed subject to the approval
of appropriate findings pursuant to Carlsbad Municipal Code Section 21.44.080. A
total of 3.0 acres of Community Facilities will be provided in Planning Area 11 and
may be adjacent to the commercial uses, integrated horizontally into the commercial
project, or an equivalent square footage can be integrated vertically into the
commercial project. The 3.0 acre total may be calculated to include building area,
parking, related landscaping and public and pedestrian circulation areas related to the
Community Facilities uses. The Community Facilities may involve a number of
smaller areas, and is not required to be located as a single, contiguous area.
In addition, and in conformance with the City General Plan designation for Zone 14
and the City Growth Management Plan, the Robertson Ranch Master Plan will
accommodate the commercial shopping needs of the community within Planning
Area 11. A minimum of 8.0 acres within Planning Area 11 shall be dedicated to
neighborhood commercial uses, as defined in Chapter 21.31 (C-L Zone) of the
Carlsbad Municipal Code.
Implementation of Master Plan Vision and Goals
Planning Area 11 promotes a mixture of uses that identify this planning area as a
focal point within the community. In conformance with the Ahwahnee Principles,
the proposed mix of uses promotes a “human scale” for the development wherein a
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-54
May 17, 2016
variety of activities are accessible within a short walking distance of each other. In
order to accommodate this mixture of uses, flexibility is provided in the calculation
of the minimum area devoted to each use. This flexibility accommodates a variety of
innovative design alternatives, such as the vertical integration of uses, shared parking
facilities, and the provision of common areas which serve both uses. Residential uses
mixed with commercial retail and community facility uses also are encouraged by the
Ahwahnee Principles. By incorporating these compatible uses, the space becomes
more livable, offering interaction on the streets during various times of the day, and
also offering residents an alternative, more urban lifestyle.
Land Use Regulations
General Plan Land Use Designation: CF/L (Community Facilities/Local
Shopping Center)
Dwelling Unit Allocation: Determined at SDP review.
Density: Determined at SDP review.
Underlying Zone Designation: CF/CL (Community Facilities/Local
Shopping Center)
Those uses listed in Sections 21.25.040 and 21.31.030, of the Carlsbad
Municipal Code shall be permitted in this Planning Area. An
amphitheater, farmers market and other community uses acceptable to the
City of Carlsbad are additional allowed community facilities use, subject
to the City making the necessary findings of benefit to the community and
issuance of a CUP.
Second story residential may be permitted above commercial retail uses.
Product Type
Neighborhood commercial and community facilities.
Residential uses permitted above the first story.
Required Development Permits
Site Development Plan (SDP) for stand-alone daycare, subject to Carlsbad
Municipal Code Sec. 21.83 design criteria.
SDP for Commercial uses.1
Conditional Use Permit as required for community facilities uses pursuant
to the Carlsbad Municipal Code Chapters 21.25 and 21.31.
Special Use Permit (El Camino Real Scenic Corridor). SUP findings may
be over-ridden by the findings and standards of this Master Plan.
Hillside Development Permit (if required)
Tentative Subdivision Map and Nonresidential Planned Unit Development
(PUD), as required.
1 The City Council is the final decision-making body for development of new local shopping centers pursuant to
CMC Section 21.31.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-55
May 17, 2016
Development Standards
Development in Planning Area 11 shall comply with all applicable regulations and
development standards of the Carlsbad Municipal Code, including the CF and CL
zones, except as modified by the Robertson Ranch Master Plan.
Calculation of Required Facilities
A minimum of 8.0 acres of commercial uses shall be provided and a minimum of 3.0
net acres of Community Facilities (calculated to include building area, parking,
related landscaping and public and pedestrian circulation areas related to the
Community Facilities uses) is required within Planning Area 11; as follows:
That portion of Planning Area 11 that is solely devoted to either
Neighborhood Commercial or Community Facilities uses shall be credited
towards the total area for the respective use.
Planning Area 11 shall be designed with a secondary access driveway
(right-in/right-out at El Camino Real).
Where Community Facilities and Neighborhood Commercial uses occupy
the same building, area shall be calculated as the total square footage of
the building devoted to each respective use, such that the combined total
area within a single building may exceed the gross area of the building’s
footprint. That portion of Planning Area 11 devoted to parking facilities
and/or common areas that serve both uses shall be credited towards the
required area for both the Neighborhood Commercial and Community
Facilities components.
As a result of the flexibility afforded by this Master Plan in calculating the
required area for each use, the sum of area devoted to Neighborhood
Commercial and Community Facilities uses may exceed the size of the
planning area.
For combined Community Facilities and commercial uses, a maximum of
175,000 square feet shall be allowed for buildings in Planning Area 11.
If the site is developed in stages, an area equal to the required acreage for
the use not being developed shall be reserved.
The addition of residential uses to this planning area shall not reduce the
acreage requirement for Community Facilities (CF) and Neighborhood
Commercial uses.
The 3.0-acre Planning Area 11 CF requirement may be reduced if CF uses
have been constructed within another Planning Area as an alternative use
so that the amount of acreage within Robertson Ranch devoted to
Community Facilities totals 5.0 acres. The RV storage facility is not
considered to satisfy the community facility requirement.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-56
May 17, 2016
Building Setback Requirements
Structures shall be setback a minimum of 50 feet from El Camino Real.
This setback area shall include the required 25-foot landscape setback and
an additional 25 feet building setback which may contain parking areas.
Minimum 20 foot setback from the curb of internal private roads or
driveways.
All combustible structures or facilities shall be setback a minimum of 60
feet from the eastern boundary of the village center.
Setbacks shall be pursuant to Carlsbad Municipal Code (CMC) Chapter
21.31 unless modified by the Master Plan. Setbacks shall be measured
from the right-of-way or back of landscape buffer, whichever is greater.
Water quality bio-retention basins shall be allowed within the setbacks in
locations approved by the City.
Building Height
No building shall exceed a height of 35 feet or 3 stories with a minimum
roof pitch of 3:12. Allowed height protrusions as described in Section
21.46.020 of the Carlsbad Municipal Code shall not exceed 45 feet.
Parking
Parking shall be subject to Carlsbad Municipal Code Chapter 21.44.
Required parking facilities for commercial and CF uses may be reduced up
to a maximum of 15 percent pursuant to CMC Chapter 21.44.for Common
Facilities.
Affordable Housing
If residential uses are proposed within Planning Area 11, the Inclusionary Housing
requirement may be provided in Planning Area 7 and/or Planning Area 8 pursuant to
the schedule established by an Affordable Housing Agreement for the West Village.
Special Design Criteria
1. In the event that a daycare use is proposed within the 65 dBA noise contour of El
Camino Real, the applicant design shall demonstrate compliance with the interior
noise standards of the City of Carlsbad Noise Guidelines Manual, prior to
approval of the use.
2. The landscape setback along El Camino Real shall incorporate a landscape berm,
low screen wall and/or plantings of sufficient height to shield headlight shining
from the parking lot towards El Camino Real.
3. Special Architectural treatments shall be provided for all building facades that are
visible from the open space corridor and adjacent roadways, including El Camino
Real.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-57
May 17, 2016
4. Anchor buildings should be designed with smaller commercial businesses along
the frontage to create a more interesting façade and to encourage pedestrian
activity within the village center.
5. Buildings may incorporate tower structures to accommodate the stealth
installation of future Wireless Communication Facilities.
6. Opportunities for outdoor eating shall be included in the design of the Village
Center.
7. An outdoor plaza for public gathering space shall be included in the design of the
Village Center.
8. Design elements should include a mixture of fountains, enhanced paving, rich
architectural detailing, seating opportunities, etc.
9. The use of enhanced paving at street crossing and within the Village Center shall
be encouraged.
10. Loading areas, parking areas, and interior drives shall be screened from view
from El Camino Real.
11. A minimum of 5 feet of landscaping (excluding car overhang areas) shall be
provided between a public or private street or driveway and any adjacent parking
areas.
12. Bicycle racks shall be provided within the development to encourage alternative
means of transportation.
13. Traffic calming elements shall be incorporated into and adjacent to this Planning
Area in order to reduce the speed of through traffic and enhance pedestrian
safety. Examples of traffic calming elements that are appropriate for this
planning area include the use of roundabouts at intersections, “T” intersections,
reduced-width streets, and/or the incorporation of medians, enhanced paving,
and/or landscape elements at pedestrian crossings (Figures IV-4 and IV-5, Traffic
Calming Details).
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-58
May 17, 2016
14. Special monumentation may be provided at the intersection of El Camino Real
and Street “Z,” as depicted on Figure III-27, Key to Entries, Signs and Edge
Conditions, Figure III-33 Conceptual West Village Entry Elevation, and Figure
III-34, Conceptual West Village Entry Plan. This monument signage shall
identify the commercial center in accordance with the requirements of a special
sign program prepared pursuant to Section 21.41 of the Carlsbad Municipal Code.
15. Lighting shall be selectively placed, shielded, and directed away from conserved
habitat and surrounding residential neighborhoods.
16. Signage is subject to a special sign program which will be prepared in
conjunction with the SDP proposed for Planning Area 11, pursuant to the
Carlsbad Municipal Code 21.41. Signage along El Camino Real may include a
freestanding monument subject to the restrictions of CMC Chapter 21.41, and
shall be restricted to reverse channel letters with halo lighting.
17. In addition to the standards listed above, the Design Guidelines provided in
Section III.B of this Master Plan also shall apply.
PA 8PA 7RD.TRAILSERVICE1252500PLANNING AREA 11Robertson RanchFIGURE NO. III-9PAGE III-59MASTER PLANSTRUCTURE SETBACKENHANCED 10' LANDSCAPE BUFFERKEY MAPN.T.S.PA 1115.3 Gross Acres12.0 Net AcresPA 11PRIMARY WEST VILLAGE ENTRY(STREET "Z") STREETSCAPE(See Figures III-39)50' STRUCTURE SETBACK(25' MINIMUM LANDSCAPEBUFFER)CONCEPTUAL WEST VILLAGEENTRY(See Figures III-31 & III-32)EL CAMINO REALSTREETSCAPE(See Figure III-36)OPEN SPACE TRAILCONNECTIONCONCEPTUAL COMMUNITYCORE PLAN(See Figures III-35)CONCEPTUAL COLLECTORROAD STREETSCAPE(See Figures III-43)WEST VILLAGE UPDATEBUILDING SETBACK SATISFIES BRUSHMANAGEMENT REQUIREMENTTRAIL MARKER (See Figure III-55)LEGENDLIMITS OF HMP HARDLINE MAP BOUNDARYMULTI-USE D.G. TRAIL & TRAIL FENCE LIMITS OF DISTURBANCEFIRE SUPPRESSION ZONE(See Figures III-56 & III-57)
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-60
May 17, 2016
j) Planning Area 12 – Park - Site Zoning Regulations and Criteria (see Figure III-
10, Planning Area 12)
Description
Planning Area 12 (approximately 16.1 gross acres) is located in the West Village of
the Master Plan area and is intended to be developed by the City as a park.
Approximately 2 acres will accommodate a fire station. Access to Planning Area 12
will be provided via a public street off the traffic circle at Street “A.” This public
access roadway shall also provide access to the single family home neighborhood on
adjacent residential Planning Area 13.
Implementation of Master Plan Vision and Goals
The Ahwahnee Principles are incorporated into this Planning Area through locating
this park area adjacent to the multifamily homes. This higher concentration of homes
and activity will ensure the park facilities and open space are utilized by the
community. Also, the park is located within easy access of Cannon Road for nearby
community use as well.
Land Use Regulations
Uses permitted in this zone shall be all those uses allowed under Chapter
21.33 of the Carlsbad Municipal Code. The site will be developed by the
City with sports fields and associated lighting, parking, and other
recreational uses.
Product Type
General Plan Land Use Designation: OS (Open Space)
Underlying Zone Designation: OS (Open Space)
Required Development Permits
Conditional Use Permit
Development Standards
The Development standards shall be set by the City of Carlsbad Municipal
Code, Chapter 21.33 for use as a City park site unless otherwise modified
by the Master Plan.
Lot Coverage
Pursuant to City development.
Setbacks
A 60-foot setback shall be provided from native vegetation to combustible
structures.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-61
May 17, 2016
A minimum 10-foot setback shall be provided between Street “A” and any
parking area.
A minimum 40-foot structural setback from the right-of-way of Cannon
Road shall be maintained.
Special Design Criteria
1. Lighting for the fields and facilities shall, to the greatest extent feasible, be
selectively placed, shielded, and directed away from conserved habitat, the
Cannon Road ROW and the surrounding residential neighborhood.
2. Special monumentation may be provided at the intersection of Street “A” and
Cannon Road, as depicted on Figure III-27, Key to Entries, Signs and Edge
Conditions, Figure III-33, Conceptual East Village Entry Elevation, and Figure
III-34, Conceptual East Village Entry Plan.
3. An entry monument may be provided in the southwest corner of PA 12. This
monument shall match the thematic style and materials of the Robertson Ranch
Master Plan East Village Monuments.
4. A trail from the Planning Area 23C open space shall connect to the adjacent
parking lot area.
5. A trail node may be located on the park site.
6. Pedestrian connections shall be included to facilitate access to bus stops.
7. Parking areas adjacent to Street “A” shall be screened from view by landscaping
or screen walls.
8. Planning Area 12 shall comply with Architectural and Landscape Design
Guidelines of the Master Plan, unless the guidelines conflict with the functional
purpose of the park site. Any deviations shall be reviewed as part of the
Conditional Use Permit.
9. Along the northern portion of Cannon Road adjacent to Planning Area 12, a 5-
foot enhanced landscape buffer shall be provided immediately behind the right-
of-way of Cannon Road. A five- to six-foot sidewalk shall meander within the
right-of-way and the 5-foot enhanced landscape buffer provided outside the right-
of-way.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-62
May 17, 2016
10. Maintenance of landscaping adjacent to Planning Area 12 along Cannon Road
and Street “A” shall be the responsibility of the Master Homeowners’
Association.
11. Planning Area 12 shall be designed with a single, shared access roadway with
Planning Area 13.
1252500PLANNING AREA 12Robertson RanchFIGURE NO. III-10PAGE III-63MASTER PLANVIEW FENCE OR BLACK VINYL-COATEDKEY MAPN.T.S.PA 1216.1 Gross AcresPA 12VIEW FENCE (See Figures III-56 & III-57)CHAIN-LINK FENCE (See Figures III-56 & III-57)NEW BUS STOPVIEW FENCE OR SOLID BLOCK WALL(See Figures III-56 & III-57)ENHANCED 5'LANDSCAPE BUFFERAT TRAFFICE CIRCLECONCEPTUAL TRAFFICCIRCLE TREATMENT(See Figure III-41)ENHANCED 10'LANDSCAPE BUFFERENHANCED 5'LANDSCAPE BUFFER40' STRUCTURE SETBACKCONCEPTUAL EASTVILLAGE ENTRY(See FigureS III-29 & III-30)OPEN SPACETRAIL CONNECTIONPARK/OPEN SPACETRANSITIONCANNON ROAD STREETSCAPE(See Figure III-37)(See Figure III-50)SHARED ACCESSWITH PA 13WEST VILLAGE UPDATESTRUCTURE SETBACKENHANCED 5' & 10' LANDSCAPE BUFFERBUILDING SETBACK SATISFIES BRUSHMANAGEMENT REQUIREMENTTRAIL MARKER (See Figure III-55)LEGENDLIMITS OF HMP HARDLINE MAP BOUNDARYMULTI-USE D.G. TRAIL & TRAIL FENCE LIMITS OF DISTURBANCEFIRE SUPPRESSION ZONE(See Figures III-56 & III-57)FUEL MODIFICATION ZONECONDITION "A"
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-64
May 17, 2016
k) Planning Area 13 – and Planning Area 14 – Single Family - Site Zoning
Regulations and Criteria (see Figure III-11, Planning Areas 13 and 14)
Planning Area 13 is approximately 4.5 gross (4.3 net) acres and is located along the
western edge of Street “A” in the West Village of the Master Plan Area. Access to
Planning Area 13 is provided from the east via Street “A.” Planning Area 13 will be
developed with up to 23 single family homes.
Planning Area 14 is approximately 3.6 gross (3.3 net) acres and is located along the
western edge of Street “A” in the East Village of the Master Plan Area. Planning
Area 14 may be developed with 16 detached, single family dwelling units. Access to
Planning Area 14 is provided from the east via Street “A.”
Both Planning Area 13 and Planning Area 14 will require approval of a Planned
Development Permit pursuant to the procedures identified in the City's Planned
Development Ordinance, Carlsbad Municipal Code Chapter 21.45. Development
Standards shall be pursuant to the Planned Development Ordinance and the intent of
City Council Policy 66, unless modified by the Master Plan. Where there are
conflicts between the requirements specified in Chapter 21.45 and the requirements
of this Master Plan, the Master Plan requirements shall prevail, unless
implementation of those requirements results in hazards to the health and safety of
residents, guests or other persons.
Implementation of Master Plan Vision and Goals
The purpose of these two planning areas is to provide for small lot single family
neighborhoods that will create a sense of place within the Robertson Ranch Master
Plan. These Planning Areas will be connected not only by automobile, but also by
pedestrian and bicycle trails to the rest of the community.
Alternative Uses
As a result of the fact that CUSD has declined purchase of these planning areas for an
Elementary School site, the Alternative Uses adopted in the original Master Plan shall
be used for these planning areas. They are as follows:
Land Use Regulations
General Plan Land Use Designation: RM (Medium Density, 4-8 du/ac))
Underlying Zone Designation: RD-M (Residential Density – Multiple)
Density: 6.0 du/ac
PLANNING AREA 13
A total of 23 units may be constructed in Planning Area 13.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-65
May 17, 2016
Product Type
Single family dwellings on minimum 5,000 square foot lots.
Common recreation areas, including, but not limited to pocket parks and
tot lots
Accessory uses as permitted by Carlsbad Municipal Code Section
21.45.090.
Required Development Permits
Tentative Subdivision Map
Planned Development Permit
Development Standards
Development of Planning Area 13 shall comply with the development
standards identified for Planning Area 6 of this Master Plan, plus the
zoning standards for the RD-M zone, except as modified by this Master
Plan.
Maximum
Lot
Coverage
Single story and modified single story home design lot coverage
shall cover no more than 60% of the net pad area. For modified
single story, the livable space on the second floor shall not
exceed 40% of the first floor lot coverage.
Minimum
Rear Yard
Setback
1) 10 feet measured from property line.
OR
2) 5 feet measured from property line for not more than 50% of
the rear lot width for single story building components in
combination with a minimum 450 square foot contiguous private
open recreation space on single-story or modified single-story
home lots (minimum dimension of 15 feet), or a minimum 540
square foot contiguous private open recreation space on two-
story home lots (minimum dimension of 18 feet).
A minimum 20 foot building separation shall be provided
between rear yard building planes on opposing lots.
Attached solid/lattice patio covers and decks/balconies, subject
to lot coverage requirements, may project into the private open
recreation space with a 5 foot side yard setback and 10 foot rear
yard setback to the support posts. A two foot overhang is
permitted.
Affordable Housing
The Inclusionary Housing requirement for Planning Area 13 shall be provided in
Planning Area 7 or Planning Area 8 concurrent with the schedule established by an
Affordable Housing Agreement for the West Village.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-66
May 17, 2016
Building Height
No structure shall exceed 30 feet in height measured from the final grade. Exceptions
may be granted by the Planning Commission at the specific request and need of an
educational institution.
Passive and Active Recreation Facilities
A minimum of 6,000 square feet of community recreation area shall be provided for
within Planning Area 13.
Special Design Criteria
1. Twenty percent (20%) of the homes in the initial development of this planning
area shall be designed as single-story. 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. Alternatively, a minimum of 25
percent of the homes in Planning Area 6 shall be designed as either single-story
or modified single story homes, provided that no fewer than 15 percent of the
homes in the planning area are designed as single-story homes. Homes designed
as modified single story homes shall conform to the following criteria:
Modified Single-Story. To qualify as a Modified Single-Story
home, the structure must comply with the following criteria: A
minimum of 60 percent of the area of the roof shall be single story.
A two-story element shall be placed generally in the central portion
of the front and rear elevation, allowing some flexibility in
placement for achieving good design, and the livable space on the
second floor shall not exceed 40 percent of the first floor lot
coverage.
The single story or Modified Single-Story units are intended to be
strategically located in the lotting scheme, and distributed
throughout the village.
2. An optional entry treatment, as depicted on Figure III-27, Key to Conceptual
Community Entries, Recreational Amenities, and Edge Conditions, Figure III-33,
Conceptual Neighborhood Entry Plan, and Figure III-34, Conceptual
Neighborhood Entry Elevation, may be provided at the intersection of Street “A”
and a local street extending from Street “A.”
3. A trail shall be provided along the west edge of Planning Area 13, and shall be
maintained by the City or Master HOA.
4. All combustible structures or facilities shall be setback from natural open space
areas in accordance with the Fuel Modification Plan (Figure III-45).
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-67
May 17, 2016
5. Parking areas adjacent to Street “A” shall be screened from view by landscaping
or screen walls.
6. A 5-foot landscape buffer shall be provided on Street “A”.
7. The Fire Protection Zone provided for Planning Area 13, shall be 60-feet in
depth, however up to 10-feet of this zone may be situated within the residential
lot (with the remaining 50-feet on the open space lot) subject to approval of the
Fire Marshal.
8. Planning Area 13 shall be designed with a single, shared access roadway with
Planning Area 12.
9. Planning Area 13 shall incorporate the Adjacency Standards as identified in the
Carlsbad HMP. Such standards shall include lighting, fencing and other criteria
intended to minimize the impact upon the revegetated open spaces provided in
Planning Area 23C.
10. Landscaping adjacent to the open space area (PA 23C) shall be compatible with
preserved native vegetation.
11. Lighting adjacent to Planning Area 23C shall be shielded away from adjacent
open spaces.
12. In addition to the standards listed above, the Design Guidelines provided in
Section III.B of this Master Plan also shall apply.
13. Planning Area 13 shall be designed with a single, shared access roadway with
Planning Area 12.
PLANNING AREA 14
A maximum of 16 single family dwelling units may be permitted within Planning
Area 14.
For Planning Area 14, the development standards, special design criteria, and
development permits required shall be the same as those indicated for PAs 16, 17,
and 18.
Planning Area 14 shall be incorporated into PA 16 and shall utilize the same
architectural design. No additional pocket parks are required for PA 14. However,
the project is required to demonstrate that the required recreation area for PA 14 (200
sf/unit) has been included as an enlargement of PA 19.
Homeowners Association
Planning Area 14 may be annexed into the East Village HOA so that the residents
have access to the Community Recreation area within Planning Area 19.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-68
May 17, 2016
Special Design Criteria
1. Planning Areas 14 shall maintain the same residential unit development standards
and design requirements as adjacent Planning Area 16, including the required
elements per Carlsbad Municipal Code Chapter 21.45, and the exclusions
identified in this Master Plan.
2. Single-story elements shall be incorporated into the building design, where
feasible, to create a pedestrian oriented environment and to articulate the mass of
the buildings.
3. Building elevations visible from the surrounding roadways and sidewalks/trails
shall feature enhanced elevations.
4. Pedestrian connections shall be included to facilitate access to adjoining
neighborhoods.
5. A Homeowners’ Association shall maintain landscaping within the parkways,
paseos, pocket parks, and perimeter slopes.
6. A Fire Protection Zone, as discussed and illustrated in Section III.B.4(e) of this
Master Plan, shall be provided. The Fire Protection Zone provided for Planning
Area 14 shall be 60-feet in depth into adjacent Planning Area 23C.
7. Landscaping adjacent to the open space area (PA 23C) shall be compatible with
preserved native vegetation.
8. Lighting adjacent to Planning Area 23C shall be shielded away from adjacent
open spaces.
9. In addition to the standards listed above, the Design Guidelines provided in
Section III.B of this Master Plan also shall apply.
10. Planning Area 14 shall incorporate the Adjacency Standards as identified in the
Carlsbad HMP. Such standards shall include lighting, fencing and other criteria
intended to minimize the impact upon the revegetated open spaces provided in
Planning Area 23C.
11. A trail shall be provided along the west edge of Planning Area 14, and shall be
maintained by the City or Master HOA.
12. A trail node may be located on PA 14.
1252500PLANNING AREAS 13 & 14Robertson RanchFIGURE NO. III-11PAGE III-69MASTER PLANKEY MAPN.T.S.PA 13ENHANCED 5'LANDSCAPE BUFFERCONCEPTUAL TRAFFICCIRCLE TREATMENT(See Figure III-41)OPEN SPACETRAIL CONNECTIONPA 14CONCEPTUAL LOCALROAD TREATMENT(See Figure III-44)PRIMARY EAST VILLAGE ENTRY(STREET "A") STREETSCAPE(See Figure III-41)PA 134.5 Gross Acres4.3 Net Acres6.0 DU/AC23 DUsPA 143.6 Gross Acres3.3 Net Acres4.8 DU/AC16 DUsSHARED ACCESSWITH PA 12WEST VILLAGE UPDATEVIEW FENCE (See Figures III-56 & III-57)VIEW FENCE OR SOLID BLOCK WALL(See Figures III-56 & III-57)STRUCTURE SETBACKENHANCED 5' & 10' LANDSCAPE BUFFERTRAIL MARKER (See Figure III-55)LEGENDLIMITS OF HMP HARDLINE MAP BOUNDARYMULTI-USE D.G. TRAIL & TRAIL FENCE LIMITS OF DISTURBANCEFIRE SUPPRESSION ZONE(See Figures III-56 & III-57)FUEL MODIFICATION ZONECONDITION "A"
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-70
May 17, 2016
l) Planning Area 15 - Multifamily - Site Zoning Regulations and Criteria (see
Figure III-12, Planning Area 15)
Description
Planning Area 15 (approximately 3.5 acres) may be developed with up to 78
multifamily attached homes, which could include apartments or for-sale
condominiums. The units in this Planning Area are intended to satisfy the
Inclusionary (Affordable) Housing requirement (in whole or in part) for the East
Village, although market rate units may also be developed here. In no case shall the
affordable obligation for the East Village be less than 15 percent of the total number
units constructed in the East Village. Access to Planning Area 15 will be provided
from the project’s main entry into the East Village (Street “A”) and a local collector
road extending from Street “A,” while secondary access will be provided from a local
street extending from Planning Area 21.
Common recreation areas shall be provided within Planning Area 15. Additionally,
residents of Planning Area 15 shall have access to the recreational facilities area
located in Planning Area 19. The actual area and components of community
recreation facilities required for Planning Area 15 will be determined at the time of
discretionary review and shall be based on the final number of residential units
constructed within the Planning Area in accordance with the provisions of Chapter
21.45 of the Carlsbad Municipal Code and this Master Plan.
Implementation of Master Plan Vision and Goals
The purpose of this planning area is to allow for a unique multifamily neighborhood
which creates a sense of place within the Robertson Ranch Master Plan. Planning
Area 15 provides for multifamily homes which are connected to other portions of the
Master Plan not only by automobile, but also by pedestrian and bicycle trails.
Planning Area 15 has been designed to incorporate the Ahwahnee Principles as
appropriate. The proximity of Planning Area 15 to Cannon Road ensures a short
walking distance to transit stops, and the high-density nature of the planning area
increases the diversity of housing types available within the community. Planning
Area 15 includes common recreation areas to serve as local gathering places for
residents. Housing, jobs, daily needs and other activities are provided within the
Village Center, located a short walking or biking distance across the park and open
space from Planning Area 15 to the west. Also, a City park will be adjacent to
Planning Area 15 and can easily be accessed by walking and biking.
Land Use Regulations
General Plan Land Use Designation: RH (High Density, 15-23 du/ac)
Dwelling Unit Allocation: 78 units
Density: 22.3 du/ac (Minimum density shall be no less than 20.0 du/ac)
Underlying Zone Designation: RD-M (Residential Density – Multiple)
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-71
May 17, 2016
Product Type
Multifamily homes including, but not limited to, the following types: town
homes, condominiums, apartments, stacked flats, duplexes, triplexes, six-
plexes.
Required Development Permits
Tentative Subdivision Map (if developed as “for-sale” units)
Planned Unit Development Permit or Condominium Permit (if developed
as “for-sale” units)
Site Development Plan (for Affordable Housing and/or Apartments)
Hillside Development Permit (if required)
Development Standards
Development in Planning Area 15 shall comply with all applicable
regulations and development standards of the Carlsbad Municipal Code
(CMC), including zoning standards for the RD-M zone (CMC Chapter
21.24), the Planned Development Ordinance (CMC Chapter 21.45.060)
Table C, General Development Standards Applicable to All Planned
Developments, and Table E, Multiple Dwelling Development Standards,
and City Council Policy 66, except as modified by the Robertson Ranch
Master Plan.
Apartment rental units are not subject to the Planned Development
Ordinance.
A minimum of 100 square feet of Community Recreation Facilities per
dwelling unit shall be provided on-site within Planning Area 15 (for
apartments or condominiums).
Community recreational space shall be provided as both passive and active
recreational facilities for a variety of age groups (a minimum of 75 percent
of the area allocated for active facilities).
Community recreational space shall be centrally located in relationship to
all project units. Credit for indoor recreation facilities shall not exceed 25
percent of the required centralized community recreation areas. Required
community recreation areas shall not be located in any required front yards
and may not include any streets, drive-aisles, driveways, parking areas,
walkways, storage areas, or any slopes of 5 percent or greater.
Condominium uses, if implemented within Planning Area 15, shall
comply with CMC Section 21.45.060, General Development Standards,
with the following exceptions:
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-72
May 17, 2016
Community
Recreation Space
For condominiums, 150 square feet per unit of passive
and active recreational area must be provided overall. As
much as 33% of this required space may be provided in
PA 19. No less than 100 square feet per unit to be
provided on-site.
Recreation Area
Parking
In addition to required resident and visitor parking,
recreation area parking shall be provided as follows: one
space for each 15 residential units, or fraction thereof,
for units located more than 1000 feet from a centralized
community recreation area. The location of recreation
area parking shall be subject to the same location
requirements as for visitor parking, except that required
recreation area parking shall not be located within a
driveway(s).
Storage Space Required storage space may include the space within the
garage.
Condominium uses, if implemented within Planning Area 15, shall comply
with CMC Section 21.45.080, Multiple-Dwelling Development Standards,
with the following exceptions:
Minimum Building
Setbacks, Private or
Public Streets*
To front porch: 10 feet.
To residential structure: 10 feet.
To street side yard: 10 feet.
To side entry garage: 10 feet
To direct entry garage: 20 feet.
Minimum Building
Setbacks, Driveway
or Motor Court
Residence: 5 feet at first floor with 0-foot setback on
the second floor.
Garage: 3 feet from roadway to garage door.
Minimum Building
Separation
Minimum 10 feet between buildings
The front faces of buildings shall be a minimum of
20 feet apart.
Entries, stairs, and balconies may encroach up to 6
feet within these setbacks, provided a minimum 10-
foot separation between structures is maintained.
Patios may encroach within these setbacks without
restriction, provided a 10-foot separation between
structures is maintained.
Minimum 30 feet between opposing garage doors.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-73
May 17, 2016
Resident Parking Two-car resident parking required, may be in the
form of the following:
1-car covered garage at 12 feet x 20 feet (min.)
and one designated uncovered space;
Two separate one car garages (min. 12 feet x 20
feet each),
2-car covered tandem garage at 12 feet x 40 feet
(min.); or
2-car covered side by side garage at 20 feet x 20
feet (min.)
Private
Recreational Space
Each unit shall include a patio or balcony, subject to the
following minimum area requirements:
Patio: 100 square feet (min. dimension of 8 feet)
Balcony: 60 square feet (min. dimension of 6
feet)
*Setbacks shall be measured from the right-of-way, back of landscape buffer,
back of sidewalk, or 10 feet from the face of curb, whichever is greater.
Minimum Lot Size
Not Applicable
Minimum Lot Dimensions
Not Applicable
Setbacks
A 40-foot structural setback shall be provided from Cannon Road.
A minimum of 75 percent of the required setback that is located closest to
Cannon Road shall be landscaped to enhance the street scene and buffer
the homes from traffic on adjacent arterials. Project perimeter walls shall
not be located in the landscape buffer. The landscape setback shall be
commonly owned and maintained by the HOA.
Setbacks for condominiums shall be pursuant to Chapter 21.45 (Planned
Development Ordinance) Table E for multiple dwelling units or Table D
for two-family units, unless modified by the Master Plan.
Setbacks for apartments shall be pursuant to CMC Section 21.24 (RD-M
zone).
Building Height
Maximum of three stories and 40 feet to the roof ridgeline with a
minimum roof pitch of 3:12.
Maximum of 35 feet for structures with a roof pitch less than 3:12.
For two-story duplex dwellings with a minimum roof pitch of 3:12 the
maximum height shall be 30 feet.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-74
May 17, 2016
For two-story duplex dwellings with a roof pitch less than 3:12 the
maximum height shall be 24 feet.
RV Parking
RV Parking shall be provided concurrent with development as required by
the Planned Development Ordinance and shall be provided in Planning
Area 2 or as provided for in Master Plan Section II.E.5. RV parking is not
required for portions of the Planning Area that is developed with rental
apartments.
Affordable Housing
The Inclusionary Housing requirement for Planning Area 15 shall be provided
pursuant to the schedule established by an Affordable Housing Agreement for the
East Village.
Special Design Criteria
1. A supplemental acoustical analysis shall be submitted with the discretionary
applications demonstrating compliance with the City’s Noise Guidelines Manual
for interior (and exterior, if required) noise levels.
2. When noise walls over 6 feet high are required, a combination of berm and
maximum 6-foot high noise wall shall be used to mitigate noise impacts.
3. Units should be designed to front on Street “A” and the east-west oriented
Collector Road or should face onto the community recreation areas to the extent
possible.
4. A 10-foot landscape buffer shall be provided on Street “A” and a 10-foot
landscape buffer shall be provided on the east-west collector road. These
landscape buffers are intended to provide an enhanced pedestrian link from the
project entrance to the recreation facilities in PA 19.
5. Where a slope is facing the Collector Road, terraced front yard areas/porches may
be appropriate, if practical.
6. Avoid the use of walls at the perimeter of the project which are adjacent to
roadways, unless needed for screening of vehicles or noise abatement.
7. Entries which face onto a motorcourt or drive aisle serving garages are
discouraged.
8. Carports or garages shall not be directly accessed from Street “A” or the east-
west oriented Collector Road.
9. Parking areas shall be screened from public or private streets with a combination
of low walls, berms, or landscaping.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-75
May 17, 2016
10. Development shall be screened to the extent practical from circulation element
roadways through the use of decorative walls, berms, mounding, and heavy
landscaping.
11. Buildings facing Circulation Element roadways shall feature enhanced elevations.
12. Single-story elements shall be incorporated into the building design, where
feasible, to create a pedestrian-scale environment.
13. If common area refuse collection is proposed, a refuse collection area will be
provided in accordance with section III.B.3.(k) of this Master Plan. A refuse
collection area shall not be required if individual unit refuse collection is
proposed.
14. Bicycle storage lockers shall be provided for residential units.
15. Pedestrian connections shall be included to facilitate access to bus stops,
adjoining neighborhoods, trails, and the park site.
16. Traffic calming elements shall be incorporated into the design of internal drives
within this Planning Area in order to reduce the speed of through traffic and
enhance pedestrian safety. Examples of traffic calming elements that are
appropriate for this planning area include the use of traffic circles at intersections,
“T” intersections, reduced-width streets, and/or the incorporation of medians,
enhanced paving, and/or landscape elements at pedestrian crossings (Figures IV-4
and IV-5, Traffic Calming Details).
17. An optional entry treatment, as depicted on Figure III-27, Key to Entries, Signs
and Edge Conditions, Figure III-29, Conceptual East Village Entry Elevation,
and Figure III-30, Conceptual East Village Entry Plan, may be provided at the
intersection of Cannon Road and Street “A.”
18. An optional entry treatment, as depicted on Figure III-27, Key to Entries, Signs
and Edge Conditions, Figure III-33, Conceptual Neighborhood Entry Plan, and
Figure III-34, Conceptual Neighborhood Entry Elevation, may be provided at the
entrance into Planning Area 15 from the east-west oriented local roadway
extending from Street “A.”
19. The 20 feet behind the face of curb on the north side of Cannon Road is
designated as a pipe zone for the 84-inch storm drain and no planting of trees is
allowed. However, the planting of shrubs and the placement of the meandering
sidewalk and an increase of grade of 2 feet above the top of curb will be allowed
in the pipe zone. The project wall along the north side of Cannon Road is to be
placed at 40 feet from the face of curb (30 feet from the right-of-way) and trees
are allowed in the 20- to 40-foot zone behind the face of curb.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-76
May 17, 2016
20. This planning area, or portion thereof, is designated as a location for the provision
of on-site affordable housing, which per the Housing Element and Carlsbad
Municipal Code, may allow for modifications to the Carlsbad Zoning Ordinance,
Planning Division Policies, and this Master Plan.
21. In addition to the standards listed above, the Design Guidelines provided in
Section III.B of this Master Plan also shall apply.
PLANNING AREA 15Robertson RanchFIGURE NO. III-12PAGE III-77MASTER PLAN100 200500PA 153.5 Gross Acres3.5 Net Acres22.3 DU/AC78 DUs56575657554140293037343344
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-78
May 17, 2016
m) Planning Areas 16, 17, and 18 – Single Family - Site Zoning Regulations and
Criteria (see Figure III-13, Planning Areas 16, 17, and 18)
Description
The following site zoning regulations are applicable to Planning Areas 16 (17.0
acres), 17 (25.2 acres), and 18 (22.2 acres) within the East Village of the Robertson
Ranch Master Plan. Planning Area 16 is allocated 85 single-family homes on
minimum 5,000 square foot lots. Planning Area 17 is allocated 109 single-family
homes on minimum 5,000 square foot lots, and Planning Area 18 is allocated 110
single-family homes on minimum lot sizes ranging from 4,500 to 5,000 square feet2.
Planning Areas 16 and 17 are bounded by preserved open space to the north and west
(Planning Area 23D).
Access to Planning Areas 16, 17, and 18 is provided from the main entry road into
the East Village (Street “A”), from Street “O”, and from local streets which extend
from these entry roads. A perimeter road shall be provided along the north and west
side of Planning Area 17 adjacent to the open space which will serve as part of the
fuel modification for this planning area.
Development of Planning Areas 16, 17, and 18 will require approval of individual
Planned Unit Development Permits pursuant to the procedures identified in the City’s
Planned Development Ordinance (C.M.C. Section 21.45). Development standards
shall be pursuant to the Planned Development Ordinance unless modified by the
Master Plan. Where there are conflicts between the requirements specified in Section
21.45 and the requirements of this Master Plan, the Master Plan requirements shall
prevail, unless implementation of those requirements result in hazards to the health
and safety of residents, guests or other persons.
Implementation of the Master Plan Vision and Goals
The purpose of these planning areas is to allow for unique small lot, single-family
neighborhoods which create a sense of place within the Robertson Ranch Master
Plan. These planning areas will provide single-family homes on 4,500 to 5,000
square foot lots2. These planning areas are linked together by a trail system that
connects to the community recreation area in PA 19, which serves as a primary public
gathering space for the East Village.
Planning Areas 16, 17 and 18 have been designed to incorporate the Ahwahnee
Principles. Housing, jobs, daily needs and other activities are all within an easy
walking/biking distance from these planning areas. Transit stops located on Cannon
Road and College Boulevard are within close proximity to community residents of
these planning areas. Within each planning area a 10,000 square foot park is provided
to help meet the recreational needs of the community. These pocket parks also serve
2 The minimum lot size for lots within Planning Area 18 that abut Cannon Road is 4,500 square feet The minimum
lot size for lots within Planning Area 18 that do not abut Cannon Road is 5,000 square feet.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-79
May 17, 2016
as public gathering places, as encouraged by the Ahwahnee Principles. Planning
Areas 16, 17 and 18 are served by pedestrian and bicycle access from both Cannon
Road and College Boulevard, and are connected to the West Village via several trails
that traverse open space areas. These open space areas form a well-defined edge
between the residences and natural areas, as recommended by the Ahwahnee
Principles.
Land Use Regulations
General Plan Land Use Designation: RM (Medium Density, 4-8 du/ac)
Dwelling Unit Allocation: PA 16 - 85 units maximum
PA 17 - 109 units maximum
PA 18 - 110 units maximum
Density: PA 16 - 5.1 du/ac
PA 17 - 4.4 du/ac
PA 18 - 5.2 du/ac
Underlying Zone Designation: RD-M (Residential Density – Multiple)
Product Type
Single-family dwellings on 4,500 to 5,000 square foot lots3
Common recreation areas, including, but not limited to pocket parks and
tot lots.
Accessory uses as permitted by Carlsbad Municipal Code Section
21.45.090.
Required Development Permits
Tentative Subdivision Map
Planned Unit Development Permit (required for each Planning Area)
Hillside Development Permit (if required)
Development Standards
Development in Planning Areas 16, 17 and 18 shall comply with all
applicable regulations and development standards of the Carlsbad
Municipal Code (CMC), including RD-M (CMC Chapter 21.24), Planned
Development Ordinance (CMC Chapter 21.45), and City Council Policies
44 and 66, except as modified by the Robertson Ranch Master Plan.
Planning Areas 16, 17, and 18 shall comply with CMC Section 21.45.060
General Development Standards, with the following exceptions:
3 The minimum lot size for lots within Planning Area 18 which abut Cannon Road is 4,500 square feet. The
minimum lot size for lots within Planning Area 18 that do not abut Cannon Road is 5,000 square feet.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-80
May 17, 2016
Community
Recreational
Space
A minimum 200 square feet per unit of community recreation
area shall be provided.
The required passive and active recreation facilities within PAs
16, 17, and 18 shall include a minimum 10,000 square foot
recreation area in each planning area. The recreation area may
take the form of a neighborhood park, plaza, dog park, or similar
facility and shall include tables and benches and/or outdoor
seating areas. The portions of the park designed for passive and
active uses shall be counted towards the common recreation area
requirements pursuant to the Planned Development Ordinance.
Planning Areas 16, 17, and 18 may satisfy a portion of the
community recreation facilities requirement through an
enlargement of PA 19 (Community Recreation site) in excess of
the base 1.0 acre required per the Master Plan.
Storage
Space
Required storage space may include the space within the garage.
Planning Areas 16, 17, and 18 shall comply with Section 21.45.070 Small-
lot, single family and two-family dwelling development standards, with
the following exceptions:
Maximum
Lot
Coverage
Single-story and modified single-story home design lot coverage
shall cover no more than 60% of the net pad area. For modified
single-story, the livable space on the second floor shall not
exceed 25% of the first floor lot coverage, as defined above.
Two-story home design lot coverage shall cover no more than
45% of the net pad area. This lot coverage shall include
balconies and second-story decks.
Porches or covered entry ways with no livable space above the
porch or entry way are exempt from lot coverage requirements
regardless of size or dimensions.
Minimum
Rear Yard
Setback
10 feet.
Minimum
Side Yard
Setback
5 feet.
Private
Rear Yard
Minimum 15 feet X 15 feet of useable rear yard for single story
or modified single story homes.
Minimum 18 feet X 18 feet of useable rear yard for two story
homes.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-81
May 17, 2016
Minimum Lot Size
The minimum lot size shall be 5,000 square feet, except for lots within
Planning Area 18 which abut Cannon Road where a minimum lot size of
4,500 square feet shall be permitted.
Minimum Lot Dimensions
Minimum lot width at the front setback line shall be 50 feet, except along
cul de sacs where the minimum lot width shall be 35 feet, measured at the
curb.
Minimum lot depth shall be 90 feet as measured pursuant to section
21.04.225 of the Carlsbad Municipal Code.
Setbacks
A 40-foot structural setback shall be provided from the right-of-way on
Cannon Road.
A 40-foot structural setback shall be provided from the right-of-way on
College Boulevard.
A minimum of 75 percent of the required setback that is located closest to
Cannon Road and 50 percent of the required setback that is located closest
to College Boulevard shall be landscaped to enhance the street scene and
buffer the homes from traffic on adjacent arterials. Project perimeter walls
shall not be located in the landscaped buffer.
RV Parking
RV Parking shall be provided concurrent with development as required by
the Planned Development Ordinance and shall be provided in Planning
Area 22.
Affordable Housing
The Inclusionary Housing requirements for Planning Areas 16, 17 and 18 shall be
provided in Planning Area 15, or in any other Planning Area approved by the City of
Carlsbad, concurrent with the schedule established by an Affordable Housing
Agreement for the East Village.
Special Design Criteria
1. Planning Areas 17 and 18: A supplemental acoustical analysis shall be provided
with the discretionary applications demonstrating compliance with the City’s
Noise Guidelines Manual for Interior and Exterior Noise Levels.
2. Each planning area shall have a separate Planned Unit Development Permit and
shall be designed with unique floor plans and architectural design.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-82
May 17, 2016
3. At least 20 percent of the homes in these planning areas shall be designed as
single-story. 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 Carlsbad
Municipal Code Section 21.04.330. Alternatively, a total of 25 percent of the
homes in each neighborhood shall be designed as either single-story or modified
single story homes, provided that no fewer than 10 percent of the homes in the
planning area are designed as single-story homes. Homes designed as modified
single story homes shall conform to the following criteria:
Modified Single-Story. To qualify as a Modified Single-Story
home, the structure must comply with the following criteria: A
minimum of 60 percent of the area of the roof shall be single story.
A two-story element may be added in the central portion of the front
and rear elevation. For modified single-story, the livable space on
the second floor shall not exceed 25 percent of the first floor lot
coverage.
The single story or Modified Single-Story units are intended to be
strategically located in the lotting scheme, and distributed
throughout the village.
4. Doors, porches, balconies and walkways should face the streets, to the extent
possible, to promote social interaction along the streetscape.
5. Porches shall have a minimum depth of 6 feet and a minimum width of 10 feet.
6. Building elevations visible from the surrounding roadways shall feature enhanced
elevations.
7. Side-loaded garages are encouraged to vary the street theme.
8. Three-in-a-row car garages that directly face the street shall not be allowed.
9. At least one elevation/plan shall include a two-car garage with two separate
garage doors facing the street.
10. Single-story and modified single-story homes shall be considered as two separate
floor plans.
11. The use of perimeter roadways which form a buffer between residential and open
space land uses shall be encouraged. Where this situation occurs, a pedestrian
trail is recommended along the open space side of the roadway.
12. Recreation facilities shall be integrated into the trail system and should be sited to
take advantage of views where feasible.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-83
May 17, 2016
13. Pedestrian connections shall be included to facilitate access to bus stops and
adjoining neighborhoods.
14. Traffic calming elements shall be incorporated into the design of internal drives
within this Planning Area in order to reduce the speed of through traffic and
enhance pedestrian safety. Examples of traffic calming elements that are
appropriate for this planning area include the use of traffic circles at intersections,
“T” intersections, reduced-width streets, and/or the incorporation of medians,
enhanced paving, and/or landscape elements at pedestrian crossings (Figures IV-4
and IV-5, Traffic Calming Details).
15. A 5-foot wide landscape buffer area shall be provided between side or rear fences
and adjacent roadways.
16. Planning Area 18: An enhanced 10-foot landscape buffer shall be provided along
the east side of Street “O”. This area shall be designed as a primary community
sidewalk/trail for pedestrian use and will provide a connection between Street
“O” and the Community Recreation area in PA 19. Building setbacks shall be
measured from the edge of the landscape buffer closest to the residences.
17. Landscape focal points should be provided at the end of cul-de-sac streets and
“T” intersections.
18. When noise walls over 6 feet high are required, a combination of berm and
maximum 6-foot high noise wall shall be used to mitigate noise impacts.
19. Optional entry treatments, as depicted on Figure III-33, Conceptual
Neighborhood Entry Plan, and Figure III-34, Conceptual Neighborhood Entry
Elevation, may be provided at the entrances into Planning Areas 16, 17 and 18, as
depicted on Figure III-27, Key to Entries, Signs and Edge Conditions.
20. Special monumentation may be provided at the intersection of Cannon Road and
College Boulevard and/or at the northeastern corner of Planning Area 17, as
depicted on Figure III-27, Key to Entries, Signs and Edge Conditions, and Figure
III-28, Community Entry Feature.
21. The Master HOA shall maintain landscaping within the parkways, recreation
areas, and fuel modification zones.
22. A Fire Protection Zone, as defined in Section III.B.4.(e)(, Fuel Modification
Plan) of this Master Plan shall be provided.
23. Landscaping in areas adjacent to open space areas (Planning Area 23D) shall be
compatible with preserved native vegetation.
24. Lighting adjacent to the Open Space areas (Planning Area 23D) shall be
selectively placed, shielded, and directed away from conserved habitat.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-84
May 17, 2016
25. The 20 feet behind the face of curb on the north side of Cannon Road is
designated as a pipe zone for the 84-inch storm drain and no planting of trees is
allowed. However, the planting of shrubs and the placement of the meandering
sidewalk and an increase of grade of 2 feet above the top of curb will be allowed
in the pipe zone. The project wall along the north side of Cannon Road is to be
placed at 40 feet from the face of curb (30 feet from the right-of-way) and trees
are allowed in the 20- to 40-foot zone behind the face of curb.
26. In addition to the standards listed above, the Design Guidelines provided in
Section III.B of this Master Plan also shall apply.
2254500PLANNING AREAS 16, 17 AND 18Robertson RanchFIGURE NO. III-13PAGE III-85MASTER PLANPA 1617.0 Gross Acres16.8 Net Acres5.1 DU/AC85 DUsPA 1725.2 Gross Acres25.0 Net Acres4.4 DU/AC109 DUsPA 1822.2 Gross Acres21.3 Net Acres5.2 DU/AC110 DUs565733565756574646474755555534333444422930373334283828
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-86
May 17, 2016
n) Planning Area 19 - Community Recreation - Site Zoning Regulations and
Criteria (see Figure III-14, Planning Area 19)
Description
Planning Area 19 is approximately 2.0 acres and will be developed with community
recreation facilities that will be available to serve all residents within the East Village.
Access to Planning Area 19 will be provided from Street “O” and a local street.
Pedestrian connections shall also be provided to link the surrounding neighborhoods
to the community recreation site.
In order to provide for the recreational needs of the community, this Master Plan
provides specific requirements for recreation area, depending on the type of unit to be
constructed. For single-family residential and courtyard residential land uses, a
minimum of 200 square feet of recreation area per unit shall be provided, of which 75
percent shall be allocated for active facilities. In no case shall less than 10,000 square
feet of centralized common recreation area be provided on-site within the planning
area. Any additional recreation area requirement above 10,000 square feet may be
provided either within the planning area, or as an enlargement of the community
recreation facility site in PA 19.
For multifamily residential land uses, no less than 100 square feet of recreation area
shall be provided on-site. In addition, if the multifamily units are constructed as for-
sale condominium units, an additional 50 square feet per unit (150 square feet total)
shall be required. The additional 50 square feet per unit requirement may be
provided either on-site within the planning area, or as an enlargement of the
community recreation facility site in PA 19. In all cases, no less than 75 percent of
the required community recreation area shall be allocated for active facilities.
Planning Area 19 contains 2.0 net acres for active recreation facilities. This
represents a base provision of 1.0 net acre, plus an additional 1.0 acre, which may be
used to satisfy a portion of the active recreation requirement for the East Village
planned developments. The final recreation requirement for the East Village
planning areas will be determined with the respective Tentative Map and Planned
Development applications.
Implementation of Master Plan Vision and Goals
Planning Area 19 provides active recreation for the East Village. Intended as the
central node of the community, it supports residents surrounding it by providing a
safe, fun and interactive place where community residents and visitors can gather and
participate in activities. The location also serves as a focal point in the community by
providing a scenic view from the Street “O” connection. Planning Area 19 will serve
to unite the community in common experiences.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-87
May 17, 2016
Land Use Regulations
General Plan Land Use Designation: OS (Open Space)
Underlying Zone Designation: OS(CR) – Open Space (Community
Recreation)
The permitted uses shall be those specified in Table C of Chapter 21.45 of
the Carlsbad Municipal Code, including active and passive facilities. The
recreation facilities to be provided shall be determined as part of the Site
Development Plan.
Required Development Permits
A Site Development Plan (SDP) for Planning Area 19 shall be provided
concurrently or prior to the Tentative Map and Planned Unit Development
Permits for Planning Areas 16, 17, 18, 21 and 14 (if residential), and/or
Planning Area 15 if proposed as “for-sale” units, whichever is proposed
first. Phasing for the development of Planning Area 19 shall be addressed
as part of the SDP process.
Development Standards
Development in Planning Area 19 shall comply with all applicable regulations and
development standards of the Carlsbad Municipal Code including Planned
Development Standards, except as modified by the Robertson Ranch Master Plan.
Special Design Criteria
1. The following recreational facilities may be located within this area: swimming
pool (solar-heated), 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.
2. Site planning for this area shall minimize, to the greatest extent possible, light and
noise impacts to adjacent residences.
3. Building structures and facilities shall be architecturally integrated with the
overall architectural design themes for the Robertson Ranch Master Plan and
shall be oriented and related to a pedestrian scale.
4. Building elevations facing public streets shall have detailing equal to the level of
detailing on the front elevation of the buildings.
5. Screening walls for storage spaces and equipment areas shall be architecturally
integrated with the surrounding buildings and design.
6. Building placement shall be designed to create opportunities for plazas and other
landscaped open space areas within the Planning Area.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-88
May 17, 2016
7. Pedestrian access shall be provided from Planning Areas 14 (if residential), 15,
16, 17, 18, and 21 to Planning Area 19.
8. Bike racks shall be provided to encourage alternative means of transportation.
9. If public streets are provided, on-street parking immediately adjacent to the
Planning Area may satisfy a portion of or all of the recreation facility parking
requirements.
10. On street parking is discouraged on the south-facing frontage of the recreation
area since this area serves as a primary focal point and duel-primary entrance into
the community.
11. Traffic calming measures shall be incorporated into the design of the circulation
system surrounding the community recreation site.
12. The Master HOA shall maintain landscaping within the community recreation
area.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-90
May 17, 2016
o) Planning Area 20 – Water Quality Facility - Site Zoning Regulations and
Criteria (see Figure III-15, Planning Area 20)
Description
Planning Area 20 is designated as a 2.9-acre water quality facility area. Storm water
traversing Planning Areas 13, 14, 15, 16, 17, 18, 19, 21, and 22 will be directed to the
detention area through underground facilities, where the water will be bio-treated in
accordance with storm water best management practices.
Land Use Regulations
General Plan Land Use Designation: OS (Open Space)
Underlying Zone Designation: OS (Open Space)
Storm water detention, conveyance and bio-treatment facilities.
Maintenance structures and facilities as required.
Required Development Permits
PA 20 will be reviewed with the Master Tentative Map for the East
Village.
Special Use Permit (flood plain)
Special Design Criteria
1. A landscaped focal point shall be provided at the intersection of College and
Cannon Roads within this site pursuant to the City requirements.
2. An access road shall be provided to the water quality facility in Planning Area 20
to facilitate access to and maintenance of the facility by the HOA, as depicted on
Figure III-15.
PLANNING AREA 20Robertson RanchFIGURE NO. III-15PAGE III-91MASTER PLAN125 2500PA 202.9 Gross Acres2.9 Net Acres55375555
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-92
May 17, 2016
p) Planning Area 21– Detached Single Family Courtyard Homes - Site Zoning
Regulations and Criteria (see Figure III-16, Planning Area 21)
Description
Planning Area 21 consists of approximately 9.0 gross acres and is allocated 84 single-
family detached courtyard homes. Access to Planning Area 21 will be provided via a
local street which extends between Street “A” and Street “O”. The design concept
for Planning Area 21 is intended to separate pedestrian and vehicular access by
providing homes facing on a centralized pedestrian-oriented paseo, while restricting
vehicular access and garage locations to a separate motor court common to several
units.
Development of Planning Area 21 will require approval of a Condominium Permit
pursuant to the procedures identified in the City’s Planned Development Ordinance,
Carlsbad Municipal Code Section 21.45. Development Standards shall be pursuant to
the Planned Development Ordinance unless modified by the Master Plan. Where
there are conflicts between the requirements specified in Section 21.45 and the
requirements of this Master Plan, the Master Plan requirements shall prevail, unless
implementation of those requirements results in hazards to the health and safety of
residents, guests or other persons.
Implementation of Master Plan Vision and Goals
The detached courtyard homes proposed for Planning Area 21 are unique in terms of
their design characteristics and are intended to enhance the diversity of housing
opportunities available within the community by providing a medium-high density
detached housing alternative to the more traditional attached housing products. It is
anticipated that these courtyard homes will be ideal for first-time homebuyers, small
families, and single parent households. The development standards provided for
Planning Area 21 have been created to maximize the livability of the courtyard
homes. Additionally, the courtyard homes in Planning Area 21 will be ideally
situated in close proximity to the active recreation opportunities available in both
Planning Areas 12 (park) and 19 (community recreation).
Land Use Regulations
General Plan Land Use Designation: RMH (Medium-High Density, 8-15
du/ac)
Dwelling Unit Allocation: 84
Density: 12.4 du/ac
Underlying Zone Designation: RD-M (Residential Density – Multiple)
Product Type
Courtyard residential (single family detached).
Multiple-family attached.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-93
May 17, 2016
Common recreation areas, including, but not limited to pocket parks and
tot lots as specifically permitted accessory uses.
Accessory uses as permitted by Section 21.45.090.
Required Development Permits
Tentative Subdivision Map
Condominium Permit
Hillside Development Permit (if required)
Development Standards
Development in Planning Area 21 shall comply with all applicable
regulations and development standards of the Carlsbad Municipal Code
(CMC), including the RD-M zone (Chapter 21.24) and Planned
Development Ordinance (Chapter 21.45.060), Table C, General
Development Standards Applicable to All Planned Developments, Table E,
Multiple Dwelling Development Standards, and City Council Policy 66,
except as modified by the Robertson Ranch Master Plan. These standards
shall apply for either detached courtyard homes or attached Multiple-
Family dwellings.
Multifamily attached or detached courtyard condominium homes shall
comply with Section 21.45.060 General Development Standards, with the
following exceptions:
Driveway
(Project)
Parkways/sidewalks will not be required in motor courts which
provide access to garages.
Community
Recreation
Space
A minimum of 200 square feet per unit of community recreation
area shall be provided.
The required passive and active recreation facilities within PA 21
shall have a minimum width and depth of 50 feet and will be
located as needed to ensure convenient accessibility to residents.
Community recreation space shall be provided as both passive and
active recreation facilities for a variety of age groups (a minimum
of 75% of the area allocated for active facilities). The portions of
the recreation area designed for passive and active uses shall be
counted towards the common recreation area requirements
pursuant to the Planned Development Ordinance.
A portion of the community recreation requirements for PA 21
may be satisfied within PA 19; however, a minimum of 10,000
square feet of community recreation area shall be provided on-site.
Storage Space Required storage space may include the space within the garage.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-94
May 17, 2016
Multifamily attached or detached courtyard condominium homes shall
comply with Section 21.45.080 Multiple-Dwelling Development
Standards, with the following exceptions:
Building
Height
Detached Courtyard Condominiums or Two-Family Units:
30 feet and two stories with a minimum roof pitch of 3:12.
Multiple Family Attached Dwellings:
35 feet and three stories with a minimum roof pitch of 3:12
Minimum
Building
Setbacks,
Private or
Public Street*
To front porch: 10 feet.
To residential structure: 10 feet.
To street side yard: 10 feet.
To side entry garage: 10 feet.
To direct entry garage: standard shall not apply (no direct
access from street to garage).
Minimum
Building
Setbacks,
Driveway or
Motorcourt
Residence: 5 feet from motorcourt or driveway at first floor
with a zero foot setback at second floor.
Garage: 3 feet from motorcourt or driveway to garage door.
Minimum
Bldg
Separation
Minimum 25 feet between buildings on paseos (porches from
each building may encroach up to 6 feet into this separation for
a total of 12 feet).
Minimum 10 feet between structures.
Garage: 30 feet between opposing garage doors.
Resident
Parking
Two-car garage per unit (min. 20 feet x 20 feet).
Private
Recreational
Space
Projects of more than 10 dwelling units: 6 feet x 10 feet
covered porches or front patios will be provided.
Exclusive Use
Areas
At least 100 square feet of exclusive use areas shall be
provided abutting each dwelling unit with a minimum
dimension of 10 feet in any direction.
*Setbacks shall be measured from the right-of-way, back of landscape buffer, back of
sidewalk, or 10 feet from the face of curb (whichever is greater).
Minimum Lot Size
Not Applicable
Minimum Lot Dimensions
Not Applicable
Setbacks
A 40-foot structural setback shall be provided from the right-of-way on
Cannon Road.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-95
May 17, 2016
A minimum of 75 percent of the required setback that is located closest to
Cannon Road shall be landscaped to enhance the street scene and buffer
the homes from traffic on adjacent arterials. Project perimeter walls shall
not be located in the landscaped buffer.
RV Parking
RV parking shall be provided concurrent with development as required by
the Planned Development Ordinance and shall be provided in Planning
Area 22.
Affordable Housing
The Inclusionary Housing requirements for Planning Area 21 shall be provided in
Planning Area 15, or in any other Planning Area approved by the City of Carlsbad,
concurrent with the schedule established by an Affordable Housing Agreement for
the East Village.
Special Design Criteria
1. A supplemental acoustical analysis shall be submitted with the discretionary
applications demonstrating compliance with the City’s Noise Guidelines Manual
for Interior and Exterior Noise Levels.
2. When noise walls over 6 feet high are required, a combination of berm and
maximum 6-foot high noise wall shall be used to mitigate noise impacts.
3. Doors, porches, balconies and walkways should face the streets, to the extent
possible, to promote social interaction along the streetscape.
4. Porches shall have a minimum depth of 6 feet and a minimum width of 10 feet.
5. Garages shall not be directly accessed from Street “O.”
6. Garages shall be located so that the garage openings do not face public or private
streets.
7. Development shall be screened from circulation element roadways through the
use of berms, mounding and heavy landscaping.
8. Single-story elements shall be incorporated into the building design, where
feasible, to create a pedestrian oriented environment and to articulate the mass of
the buildings.
9. Building elevations visible from the surrounding roadways shall feature enhanced
elevations.
10. Avoid the use of walls at the perimeter of the project unless needed for screening
of vehicles or noise abatement.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-96
May 17, 2016
11. If courtyard homes are constructed, a landscaped buffer shall be provided
between the driveway or auto court and the living area of the residential structure.
12. If courtyard homes are constructed, motor courts shall be landscaped and
accented with enhanced paving.
13. A 10-foot landscape buffer shall be provided on the west side of Street “O” and
on the south side of the east-west collector road between Streets “A” and “O.”
Building setbacks shall be measured from the edge of the landscape buffer closest
to the residential lot.
14. An optional entry treatment, as depicted on Figure 27, Key to Entries, Signs and
Edge Conditions, Figure 29, Conceptual East Village Entry Elevation, and Figure
30, Conceptual East Village Entry Plan, may be provided at the intersection of
Cannon Road and Street “O.”
15. An optional entry treatment, as depicted on Figure 27, Key to Entries, Signs and
Edge Conditions, Figure 33, Conceptual Neighborhood Entry Plan, and Figure
34, Conceptual Neighborhood Entry Elevation, may be provided at the entrance
into Planning Area 21 from the east-west oriented local roadway extending from
Street “O.”
16. A Homeowners’ Association shall maintain landscaping within the parkways,
paseos, pocket parks, and perimeter slopes.
17. Landscaped focal points should be provided at the end of cul-de-sac streets and
“T” intersections.
18. Pedestrian connections shall be included to facilitate access to bus stops and
adjoining neighborhoods.
19. If developed as multifamily attached units, a refuse collection area may be
provided in accordance with section III.B.3.(k) of this Master Plan. A refuse
collection area shall not be required if individual unit refuse collection is
proposed.
20. The 20 feet behind the face of curb on the north side of Cannon Road is
designated as a pipe zone for the 84-inch storm drain and no planting of trees is
allowed. However, the planting of shrubs and the placement of the meandering
sidewalk and an increase of grade of 2 feet above the top of curb will be allowed
in the pipe zone. The project wall along the north side of Cannon Road is to be
placed at 40 feet from the face of curb (30 feet from the right-of-way) and trees
are allowed in the 20- to 40-foot zone behind the face of curb.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-97
May 17, 2016
21. In addition to the standards listed above, the Design Guidelines provided in
Section III.B of this Master Plan also shall apply.
PLANNING AREA 21Robertson RanchFIGURE NO. III-16PAGE III-98MASTER PLAN125 2500PA 219.0 Gross Acres7.0 Net Acres12.4 DU/AC84 DUs5657565755372930415333444
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-99
May 17, 2016
q) Planning Area 22– Senior Housing and RV Storage - Site Zoning Regulations
and Criteria (see Figure III-17, Planning Area 22)
Description
Planning Area 22 consists of approximately 5.4 gross acres and is provided access via
a local street or driveway extending from the intersection of Street "A" and Cannon
Road. Planning Area 22 is designated for Senior Housing and RV storage lot uses.
Implementation of Master Plan Vision and Goals
Planning Area 22 shall be designed in a manner consistent with the Master Plan
Vision and Goals and the Ahwahnee Principles.
Planning Area 22 shall accommodate all of the RV storage required for the Master
Plan as required pursuant to the requirements of this Master Plan.
Land Use Regulations
General Plan Land Use Designation: R-23 (Residential 15-23 du/ac)
Underlying Zone Designation: RD-M (Residential Density-Multiple.
Development standards (C.M.C. Chapter 21.24) and Housing for Senior
Citizens (Chapter 21.84)
Dwelling Unit Allocation: 98 senior housing units
Density: The minimum density shall be no less than 20.0 du/ac.
Required Development Permits
Site Development Plan permit for site plan approval.
Conditional Use Permit for senior housing
Any other discretionary permit deemed necessary based on the proposed
use.
Development Standards
Development of PA 22 shall comply with all applicable regulations and
development standards of the Carlsbad Municipal Code, including zoning
standards for Chapter 21.24 and 21.84 except as modified by the
Robertson Ranch Master Plan.
Allowed protrusions above height limits subject to Carlsbad Municipal
Code Section 21.46.020.
Development of PA 22 shall take into consideration the following:
Line of sight from Rancho Carlsbad to the proposed development;
Hours of operation of any proposed uses;
Noise and light mitigation from the proposed project; and
Site designs that reduce landform alteration, where feasible, and
reduce the removal of healthy mature trees.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-100
May 17, 2016
RV Storage shall be subject to the development standards of the
Carlsbad Municipal Code Sec. 21.42.140.B.120.
The RV Storage facility will be developed in accordance with the
Planned Development Ordinance requirements (Carlsbad
Municipal Code Section 21.45.060). The following table is a
breakdown of all Planning Areas that will be provided with RV
Storage facilities, as well as the maximum amount of storage
required for each area.
RV Storage Facility Requirements
West Village East Village
Planning
Area
Units 20 sf per
Unit
Planning
Area
Units 20 sf per
Unit
3 85 1700 16 85 1700
6 87 1740 17 109 2180
9/10 74 1480 18 110 2200
13 26 520
TOTAL 272 5440 320 6400
GRAND TOTAL UNITS 592
GRAND TOTAL RV STORAGE AREA 11,840
Special Design Criteria
1. The existing grove of sycamore trees shall be preserved.
2. A minimum wetland buffer of 100 feet shall be provided from all identified
wetland areas unless a reduced buffer is agreed to by the Wildlife Agencies.
PLANNING AREA 22Robertson RanchFIGURE NO. III-17PAGE III-101MASTER PLAN751500PA 225.4 Gross Acres3755OPEN SPACE - PLANNING AREA 23GEMERGENCY ACCESSPA 23G5657VILLAGE BOUNDARY
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-102
May 17, 2016
r) Planning Areas 23A – 23G Site – Open Space - Zoning Regulations and Criteria
(see Figure 18, Planning Areas 23A – 23G)
Description
A total of approximately 139.8 acres are designated as open space within Planning
Areas 23A through 23G which, except for Planning Areas 23F (2.3 acres) and 23G
(1.1 acres), would be preserved within the HMP Open Space Preserve Area. This
figure does not include the preserved open space in Planning Area 1 (additional 22.0
acres). Due to the historic agricultural use, the project site currently consists of a
mixture of vegetation types with predominantly agricultural, ornamental or native
vegetation. Areas of preserved natural vegetation will consist of a minimum of 67
percent of the site’s Diegan coastal sage scrub along the higher elevations and canyon
sides with riparian habitat preserved along Calavera Creek and within the canyon
bottoms. Portions of Planning Area 23E have been re-vegetated and restored as
wetland habitat as part of the mitigation plan for the College Boulevard and Cannon
Road construction. PA 23E may, in the future, also contain a Regional Trail
Connection Trailhead and parking area, if implemented by the City. In addition to
preserved open space areas, Planning Areas 23 A-E will contain re-vegetated
manufactured slopes. No Fuel Modification areas are included within the hardline
inside Planning Area 23 A -F. Where required, Fuel Modification areas are always
located outside the hardline.
Implementation of Master Plan Vision and Goals
The open space provided by the Robertson Ranch Master Plan implements the
Linkage “B” wildlife corridor envisioned by the City of Carlsbad adopted Habitat
Management Plan (HMP). The project applicant has negotiated an HMP “hardline”
preserve design (Figure II-8, HMP Hardline Map) with the Wildlife Agencies. In
accordance with the adopted HMP goals and planning standards, this “Hardline Map”
will preserve, enhance, or revegetate a minimum of 67 percent of the site’s native
Diegan coastal sage scrub habitat.
Within limited portions of the open space areas, a trail system (illustrated in Figure
III-54, Pedestrian Circulation Plan) links the open space with the residential,
commercial, and recreational components of the community. The trail system
accommodates pedestrians and bicyclists. However, access to the natural open space
areas shall be restricted through trail design. The trail system includes decomposed
granite trails located adjacent to the preserved open space along the edge of perimeter
roads which will allow for future connections with adjacent off-site trails, as
indicated in the City’s Master trails plan. Where trails are adjacent to these open
space areas, non-combustible fencing will be used. Fencing types for use on project
trails are illustrated in Figure III-56, Conceptual Theme Walls and Fence Detail, and
Figure 57, Fence and Wall Plan.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-103
May 17, 2016
Interim Land Use Regulations (Planning Area 23C Only)
Agricultural uses, as defined by Chapter 21.07 of the Carlsbad Municipal
Code, are permitted, subject to the requirements of Chapter 21.07. This
Master Plan does not allow any other development within these Planning
Areas other than slope grading for adjacent development, roads, trails, and
public utilities within designated utility corridors.
Final Land Use Regulations
General Plan Land Use Designation: OS (Open Space)
Underlying Zone Designation OS (Open Space)
Natural and Re-vegetated Open Space
Trails and maintenance roads
Special Design Criteria
1. Disturbance into these Planning Areas arising from construction activities
required to support development of adjacent Planning Areas shall be avoided to
the maximum extent possible during and after construction.
2. Restoration plans for Open Space Areas within the HMP Hardline shall be
subject to review by the appropriate wildlife agencies.
3. Grading for the portion of Planning Area 23C adjacent to Planning Area 11 shall
consist of a 5:1 re-vegetated manufactured slope, consistent with the Conceptual
Grading Plan, as depicted on Figure II-10, and the Landscape Guidelines
presented in Section III.B of this Master Plan. Pedestrian trails shall be
constructed concurrently with the grading and restoration of Planning Area 23C.
4. Planning Area 23E: The Regional Trailhead (which shall be developed by the
City and is not a part of this Master Plan) shall be located within PA 23E only if
it is determined by the City not be feasible to locate a Regional Trailhead within
the Carlsbad Unified School District lands adjacent to the northeast. In the event
the Regional Trailhead is located within PA 23E, the trailhead would have the
following limitations:
Be designed for no more than ten cars;
Be located at least 100 feet from riparian/wetland vegetation;
Be at least 500 feet away from the wetland mitigation area;
Fenced, gated, and posted with usage restrictions;
Unpaved with no lighting;
Constructed of a temporary design which could be moved to
another location should such a location become available, as on the
CUSD property;
The detention basin will not be maintained, vegetation in the
detention basin will be maximized, and the inlet will be cleaned as
needed; and
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-104
May 17, 2016
Mitigation for impacts from the parking lot will occur on-site. The
creek crossing would impact less than 0.25 acre of land and would
entail a bridge that spans the 100-year flood level.
5. Maintenance of open space areas shall be the responsibility of the following:
Open Space within the boundaries of the Hardline Areas shall be
the responsibility of an organization with expertise in the
management of natural open space preserves;
Open space within the boundaries of Planning Area 23F shall be the
responsibility of the Rancho Carlsbad Homeowner’s Association
(RCHOA);
The Regional Trailhead, if constructed, shall be maintained by the
City of Carlsbad.
Maintenance of trails within PA 23 open space shall be as shown on
Figure III-54, Pedestrian Circulation Plan.
Maintenance of PA 23G shall be the responsibility of the owner of
PA 22, unless otherwise approved by the City of Carlsbad.
PA 23APA 23BPA 23CPA 23DPA 23EPA 23FN.A.P.Option ParcelKELLY DR.
LISA ST.EL CAMINO REALTAMARACK AVE.G
COLLEGE BLVD.LAPORTALADADR.SD
G
&
E
E
A
S
E
M
E
N
T WESTVILLAGEEASTVILLAGELASGOW DR
CANNONROADSRD.SERVICE ROADERVICESRD.ERVICE300 6001500PLANNING AREA 23A THROUGH 23GRobertson RanchPA 23GFIGURE NO. III-18PAGE III-105MASTER PLANEDINBURGH DR.PA 23A13.8 Gross AcresPA 23B12.7 Gross AcresPA 23C39.8 Gross AcresPA 23D30.4 Gross AcresPA 23E39.7 Gross AcresPA 23F2.3 Gross AcresPA 23G1.1 Gross AcresLEGENDLIMITS OF HMP HARDLINE MAP BOUNDARYBRUSH MANAGEMENT PER HMP HARDLINE60' SETBACK FROM NATIVE AREAS TOLIMITS OF DISTURBANCECOMBUSTIBLE STRUCTURESPOTENTIAL LOCATIONFOR CITY-WIDE TRAILPOTENTIAL LOCATIONFOR REGIONAL TRAILCONNECTION/ TRAILHEADFUTURE CITY-WIDETRAIL IN CMWDMAINTENANCE ROADCITY-WIDERECREATIONAL TRAIL(CITY MAINTAINED)CITY-WIDE RECREATIONAL TRAIL(CITY MAINTAINED)WEST VILLAGE UPDATE
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-106
May 17, 2016
3. Grading Concepts
The conceptual grading plan for the Master Plan area is included as Figure II-10, Conceptual
Grading Plan in Section II, DETAILED PLAN DESCRIPTION, which provides a generalized
description of the proposed grading activities for the overall site. While grading plans are
preliminary in nature at this level of detail, they demonstrate essential concepts and generally
indicate the areas where grading will take place and the areas which will not be graded. The
Robertson Ranch Master Plan grading has been designed so that the East and West Villages
balance on site; however, precise grading plans shall be submitted for review with each
tentative subdivision map or use permit. All grading proposed by this Master Plan shall
conform to the following City of Carlsbad ordinances, policies, and/or guidelines:
Excavation and Grading Ordinance (Chapter 15.06, Carlsbad Municipal Code);
Hillside Development Regulations (Chapter 21.95, Carlsbad Municipal Code);
City of Carlsbad Hillside Development and Design Guidelines;
City of Carlsbad Landscape Manual;
City of Carlsbad Master Drainage Plan.
Scenic Corridor Guidelines
El Camino Real Corridor Development Standards
Additionally, Special Design Criteria is included to ensure that the grading design reinforces
the community character envisioned for the Robertson Ranch Master Plan.
Special Design Criteria
1. The grading shall have a natural appearance through the use of mounds and
berms along roadways.
2. Landscaping setbacks along circulation element roadways shall be graded
relatively level with the street when there are down-slopes so that the sidewalk or
trail can meander within the Right-of-Way and the landscape setback.
3. Berms, landscaping and walls shall be used to screen parking areas.
4. In the commercial areas, slopes with dense landscape shall used to screen
development from El Camino Real.
5. When noise barriers over 6 feet high are required, a combination of 6-foot high
sound wall and berm shall be used to mitigate noise impacts.
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May 17, 2016
B. Design Guidelines
These Design Guidelines are intended to establish standards for the quality of development
and ensure a high quality, aesthetically pleasing environment for the residents of the
Robertson Ranch Master Plan community.
More specifically, the objectives of the Design Guidelines are to:
Provide guidance to developers, builders, engineers, architects, landscape architects,
and other professionals during the implementation and construction phase of
development of the project.
Provide a framework for the preparation of Covenants, Conditions and Restrictions.
Provide guidance in formulating precise development plans for the community
facility, commercial and residential components of the project.
Provide the City of Carlsbad with the necessary assurances that the Robertson Ranch
Master Plan will be developed in accordance with the quality and character proposed
in this document.
These Design Guidelines are intended to be flexible and are, therefore, illustrative in nature.
As a flexible document these Guidelines are intended to accommodate changes in lifestyles;
buyers’ tastes; economic conditions; community desires and the marketplace.
Written summaries and graphic exhibits address the design of specific and typical community
elements within the Robertson Ranch Master Plan. Specifically addressed are: community
entries, community streetscapes, community edges, community facilities, community
recreation facilities, parks (community and pocket), walls/fencing and lighting.
Plant Material Guidelines address the proper plant materials for certain community settings
such as entries, streetscapes and open space areas. The Landscape Standards and Guidelines
present the following: general information relative to seasonal planting and climate
constraints and horticultural soils test requirements; and general requirements relative to
planting and irrigation installation and landscape maintenance.
These guidelines are intended to establish standards which will ensure the quality of
development of the community landscape and its character. Some sections are purposefully
and inevitably generic to allow creative implementation of the guidelines based on the
specific circumstance being addressed. In these circumstances, it is anticipated that when
more in-depth marketing studies have been completed for individual neighborhoods or
facilities, the final landscape designs of the generic sections will respond to the market
conditions existing at the time of construction. Landscape development refinement may
include such features as: street and entry tree selection, entry monument design, and
community theme wall design.
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May 17, 2016
1. Project Design Theme
The architectural and landscape design themes for the Robertson Ranch Master Plan are
created by integrating the historically rural agricultural setting of the Robertson Ranch site
with the rich and varied architectural forms and styles associated with traditional European
and early California design. This broad projectwide theme provides a related, yet varied
palette of architectural styles intended to allow the East and West Villages to each establish
an identity, while remaining consistent with the overall project concept. Similarly, the
landscape theme is intended to complement the architectural themes and provide a consistent
background canvas for architectural variety. Together, the Architectural Design Guidelines
and the Landscape Design Guidelines are intended to form a distinctive community offering
a high quality environment and clear identity.
2. Architectural Design Guidelines
Introduction: The intent of these Architectural Design Guidelines is to establish general
guidelines that facilitate residential projects which exhibit excellence in design and provide a
variety of housing opportunities. It is envisioned that the architecture for the villages will be
created through consideration of the project’s overall theme and the constraints, opportunities
and characteristics of each neighborhood within each of the villages. Each neighborhood
enclave should provide diversity in design through architectural character and floor plan
livability. Architectural diversity within each neighborhood should be created by varying
building materials, colors and textures in conjunction with architectural features (for
example, roofs, windows, doors, fascias and trim), rather than by designing buildings that
vary greatly in architectural styles (although a diversity of architectural styles may also
occur). All architecture shall enhance and enrich the community theme. Development within
the Master Plan requires the submittal and approval of development plans in accordance with
requirements discussed in Section V, MASTER PLAN IMPLEMENTATION MEASURES, of this
Master Plan document and as identified for each Planning Area.
Village Architectural Themes: Five architectural themes have been chosen for the Master
Plan. These themes were selected to provide varied yet harmonious architectural styles. The
selection of a broad projectwide architectural concept provides the East and West Villages
the opportunity to choose Village-wide architectural themes consistent with the overall
project theme. Each Village theme should be internally consistent and provide sufficient
architectural variation to create thematically related, yet interesting, neighborhood
architectural concepts. This process will ensure that each of the two Villages will have a
strong, coherent internal identity resulting in two related yet distinct architecturally pleasing
communities. The architectural styles proposed are discussed below.
Conceptual illustrations of architectural styles consistent with the overall project theme are
provided by Figures III-19 through III-25. It is important to note that these illustrations are
conceptual only, and are intended to provide a starting point and direction for project
architecture, which should be the result of a creative interpretation of the architectural
III. DEVELOPMENT AND
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vernacular of each of these styles. The five proposed architectural styles are described
below.
a) California Monterey: This style is a combination of the Spanish Adobe
Ranchos of early California with the Eastern Seaboard detailing imported by
the early settlers of Monterey. This free revival of the Anglo-influenced
Spanish Colonial houses of northern California is shown in elevation on
Figure III-19.
b) California Bungalow: Characterized by rustic exterior and sheltered-feeling
interiors, bungalows were most successful in the growing suburbs of Southern
California. The first California house dubbed a bungalow was designed by
the San Francisco architect A. Page Brown for J.D. Grant in the early 1890s.
A typical adaptation is depicted on Figure III-20.
c) English Country: This eclectic style was derived from the English and
French country houses which were popularized in the United States during
the 1920s and 1930s. The design features were adapted to the climate and
terrain of southern California. A typical example of the English Country style
is provided on Figure III-21.
d) Italian Tuscany: This style is a more formal and ornate adaptation of the
Mediterranean vernacular, with details derived from the houses and villas of
the Italian region of Tuscany. An elevation typifying the Italian Tuscany
architectural style is shown on Figure III-22.
e) Mission Style: The Mission style originated in southern California and was
the first style to diffuse eastward from the West. The style was considered the
"California counterpart" to the Georgian-inspired Colonial Revival popular in
Northeast. Most famously, the style was adopted by both the Southern
Pacific and Santa Fe Railways for train stations, resort hotels, and other rail
corridor buildings, essentially as an effort to "theme" the Southwest for
eastern travelers. A typical example of the Mission style of architecture is
depicted on Figure III-23.
3. Architectural Design Standards and Requirements
a) Building Materials: Building materials and colors should complement the natural,
climatic and architectural environment of the Robertson Ranch Master Plan. When
appropriate for the architecture or application, construction materials may be left in their
natural state and allowed to weather and blend into the natural environment. All materials
should be durable and require little maintenance. Large expanses of flat, windowless wall
planes that are not articulated by materials should be avoided. Contrasting materials may be
employed in areas in which special emphasis is desired, such as building entrances and
patios. Masonry and brick may be used to provide vertical and horizontal accents, such as
chimneys and architectural banding, on buildings.
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May 17, 2016
Acceptable building materials include, but are not limited to:
Wood siding, including rough sawn wood or shake siding
Board and batten
Concrete, including tinted and stamped concrete
Concrete tile roofing
Varying textures of stucco or plaster finish
Stucco-covered block, including masonry walls
Painted concrete block slump block walls
Rock and stone (including veneers)
Mission-tile roofing
Brick and used brick, in natural browns, tans, beiges and subdued
shades of red.
Discouraged materials including the following:
Blue or green tile roofs
Brightly painted steel roofs, excepting painted, steel accent trim,
which is permitted
Galvanized
Fiberglass
Painted brick and stone
Aluminum or vinyl/plastic siding
Asphalt shingle roofing
b) Colors: Paints and stains should be subdued and limited primarily to soft
pastels, neutral colors, grays and light to medium earth tones and should be
appropriate for the architectural style. Selected contemporary accent colors
and pure hues are encouraged when limited to moldings, doors, window
frames, fascias, awnings, shutters, cornices and accent rim. Contrasting
materials, textures and colors may be used to add emphasis to entry areas and
significant architectural features. Wood may be treated with transparent
stains or paints.
c) Building Mass, Form and Scale: Residential buildings in the Robertson
Ranch Master Plan, including attached multifamily and affordable housing
units, should be designed low to the ground and blend in with their
surroundings. The apparent mass of buildings can be reduced through the
implementation of one or more of the following techniques:
On rear elevations, offsetting planes shall be provided. These
offsetting planes shall be a minimum of eighteen inches (18”) in
depth between the forward most plane and the back plane.
Seventy-five percent (75 percent) of the homes must have a front
door that is clearly visible from a street or courtyard.
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Use patio walls and balconies to break-up the monotony of exterior
walls.
Utilize projections and recesses to provide shadow and relief at
exterior walls and roof areas.
Combine one- and two-story architectural elements within facades.
For mid-rise multifamily attached product types, distinction in
levels through elevational changes, roofline variances, step-backs
and other architectural relief is encouraged.
Use two story elements in multifamily planning areas where
practical.
Utilize a variety of floor plans to create variations in elevations and
rooflines.
Use handcrafted details such as exposed rafter tails, knee-braces,
columns, and multi-paned windows where appropriate to the
architectural style.
Provide overhead structures (porches, trellises, pergolas, etc.) at
entries.
Use varied roof forms, provide interest by jogging the roof lines,
varying plate lines and roof heights, including pop outs and gabled
roof forms. Use a variety of roof colors in each neighborhood.
Maintain a strong indoor/outdoor relationship.
Details should be carried throughout all building elevations.
Recess windows and doors to provide depth. Accent trim and
color- divided window lights and raised panels are examples of
detailing that provide individuality and interest. Awnings are
permitted, if they are consistent with the overall architectural style
of the building. Metal awnings are prohibited.
Fully integrate garage doors into the design of the architecture.
They should be simple in design and recessed from adjacent walls.
Accent colors may be used to complement the architecture and
provide visual variety along streetscapes. Windows in garage doors
are encouraged for a portion of each neighborhood. Recessed
garages and side-entry garages are encouraged to further vary the
streetscape.
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Use balconies to break up wall masses and to take advantage of
views of the surrounding open space, ocean views and hillside
areas. Materials should match those used on the main buildings.
Keep private walls and fences consistent with community wall
themes and compatible with the architectural style of the buildings.
Foreground plantings, vines, and espaliers are strongly encouraged
to soften long stretches of walls and fencing.
Screen from public view mechanical equipment, such as air
conditioning equipment, soft water tanks, gas meters and electric
meters.
Where possible, conceal gutters and downspouts with architectural
features. Gutters and downspouts should not be located in walls. If
they must be exposed, they should be designed as a continuous
architectural feature, painted to match the adjacent building surface.
All flashing, sheet metal, vent stacks and pipes should be painted or
colored to match the adjacent building surface.
When used, skylights should be designed as an integral part of the
roof. Their location and color should be related to the building.
Solar panels are encouraged and should be integrated into the roof
design, flush with roof slopes. Frames should be colored to
complement the roof. Support solar equipment should be enclosed
and screened from view.
Solar heating shall be used for pools in recreation areas.
Use patio trellises, pergolas and other exterior structures to soften
building masses, provide shade and define spaces. As with main
buildings, clean forms are encouraged, using materials and colors
complementary to building architecture and project design themes.
d) Building Elevations: Buildings facing streets, project entries, auto courts,
and major open spaces will be seen from numerous angles. Therefore, they
should be well-detailed and distinctively articulated. Special priority
including architectural enhancements and articulation such as balconies,
shutters, banding and window trim are recommended on rear and side
building facades that can be seen above community walls adjacent to major
public streets. Likewise, major rear and side building entrances on
commercial and community facility structures, should receive treatment
similar to front or main building entrances. In addition, long stretches of
unbroken exterior walls are discouraged in favor of articulated elevations
III. DEVELOPMENT AND
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Robertson Ranch Master Plan Page III-121
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with projections, recesses, windows, doors, and specialized architectural
detailing.
e) Roofs: Roofs should serve as major structural and architectural design
elements. A variety of roof types are permitted and encouraged within the
project. Roofs should be consistent with the neighborhood or product-type
architectural concept and the style, materials and scale of the building. Roof
overhangs are encouraged, as are solar panels and skylights, provided that
they are designed as an integral part of the roof form.
As it relates to styles, a variety of roofs shall be permitted and encouraged,
including hip, gable and shed roofs. Roof pitches of 3:12 to 6:12 are
permitted. Mansard, Gambrel and flat roofs are not permitted on single
family construction, except as accent elements where appropriate for the
architectural style. Mansard roofs and small areas of flat roofs may be
permitted on single family homes, multifamily construction, commercial,
community recreation or community facility construction, provided that the
use of a flat roof style is consistent with the architectural style of the building,
and the majority of the roof includes a sloping condition consistent with the
chosen architectural style. Flat roof areas should have a roof surface material
colored to match the primary roofing material.
Roof heights and planes should vary to create interplay between the roof and
the walls of the structure.
Acceptable roofing materials include, but are not limited to; clay, tile, and
concrete tile and synthetic shakes. Tile shapes include S-Tile, Barrel, Flat,
Slate, Italian and Low Profile. Unacceptable roofing materials include wood
shakes and composite asphalt shingles.
Accessory structures should have roofs similar to or compatible with the
primary or major structure they support. There is no minimum roof pitch
required for accessory structures. Flat roofs on accessory structures are
permitted.
Roofing trim materials should be of similar materials and complementary
colors. Acceptable materials include clay and concrete tile. Composition,
plastic and wood roofing materials are prohibited for aesthetic and fire safety
reasons.
Roof vents and appurtenances should be painted to match the roof color.
All roof-mounted mechanical equipment shall be screened from view by
parapets or architectural features.
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f) Chimneys: Chimneys and spark arrestors should act as major thematic forms
and vertical elements in the architecture. Caps on chimneys should have low
profiles; they should not be visually distractive. Acceptable building
materials include stone veneer, brick (including used brick), stucco and wood.
g) Doors and Windows: By varying the spacing, sizes, shapes, and locations of
door and window openings in building facades, structures may be made more
visually interesting and attractive. It is especially important to vary the
placement of doors and windows on buildings located in close proximity to
each other in the same development. In addition, windows and doors may be
recessed into or projected out of structures to emphasize important areas of
the building.
To further enhance the individual identity of each structure, pot shelves,
window boxes and built-in planters may be utilized. However, all such
containers must be easily accessible for plant maintenance.
Windows, frames, mullions and door frames shall be color coordinated with
the rest of the building. Windows with divided light patterns shall be carried
through on all building elevations, and a variety of divided light patterns
should be used in each neighborhood as appropriate to the architectural style.
Doors may be somewhat ornate and include inset panels, carvings and/or
window panes.
h) Garages: In order to de-emphasize the role of the garage in front elevations,
side-entries, detached garages, and other “neo-traditional” treatments are
encouraged. Garages set at rear of lots or use of an alley also is permitted.
Garages should be constructed of materials compatible with the architectural
style of the adjacent primary structure.
i) Porches, Arcades and Entryways: Entrances to buildings should be clear
and easily recognizable. Covered entrances, porches and arcades are
desirable, because they serve to identify entrances and provide front-yard and
side-yard elevational differences. Front entrances should be designed as
significant architectural features. Porches and entryways may be used to
visually break up large, monolithic buildings into smaller units, more in
keeping with the desired human scale. Porches may be used on buildings of
two or more stories as a transition from nearby one or two story structures.
Porches may be constructed of wood, stucco, stone, brick and other similar
materials. Decorative wrought iron railings are permitted and acceptable.
Porches for single family residences shall have a depth of six feet and a
minimum width of ten feet.
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j) Balconies and Overhangs: Balconies and overhangs are desirable elements
of a building, because they provide architectural interest even when not
serving a practical purpose. Balconies also are encouraged in multifamily
units, because they provide residents with necessary outdoor areas and
spaces. Balconies and overhangs add visually to a structure by breaking-up
wall masses, offsetting floors and creating a sense of human scale. Balcony
railings may be constructed of wood, masonry, decorative metal and/or
stucco. Balcony railings may be solid, if desired. Accent tile may be used in
moderate amounts. Pipe railings should not be used. In all cases, balconies,
overhangs and arcades should be designed such that detailing, form, color and
materials are similar and /or compatible to the main structure.
No balcony should protrude more than 8 feet on the front or side elevation
and no above grade deck should protrude more than ten (10) feet from any
rear wall of a residential structure.
k) Refuse Collection Areas: Trash enclosures should be harmonious with the
overall design theme or concept of the development. All trash enclosures
should be constructed in an architectural style similar to adjacent structures
and of compatible materials. The following provisions shall apply to all
refuse collection areas and trash enclosures within the village.
Refuse collection areas or trash enclosures shall not be located
within any required setback areas and shall be screened from off-
site views by structures, solid walls or fences and/or landscaping.
Refuse collections should be screened from views from any public
street or adjacent residential areas.
Refuse collection areas or trash enclosures should be conveniently
accessible to the units/buildings they are designed to serve.
Refuse collection areas in parks shall be screened by landscaping,
walls, fences or other architectural features in such a manner as not
to be visible from any public street or adjacent residential building.
Refuse collection areas in residential neighborhoods should be
screened with a five-foot high decorative solid fence or wall and
have an opaque gate.
The number of refuse collection bins provided shall meet all of the
City of Carlsbad policies and codes.
A trellis element should be used to screen views from second and
third stories to trash areas.
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SERVICE ROADSRD.ERVICE300 6001500KEY TO ENTRIES, SIGNS AND EDGE CONDITIONSRobertson RanchPA 23GPA 14FIGURE NO. III-27PAGE III-124MASTER PLANEDINBURGH DR.LEGENDWest Village EntryRRPP(See Figures III-31 & III-32)East Village Entry(See Figures III-29 & III-30)Neighborhood Entry(See Figures III-33 & III-34)Section Views/Edge Conditions(All numbers refer to figures inSection III of Master Plan)Community Core(See Figure III-35)Community Entry Feature(See Figure III-28) & SpecialCommunity Entry Feature(See Figure III-28)Community Recreation SignLandscape Design at Intersectionof Circulation Element RoadwayOPTIONAL COMMUNITYIDENTIFICATION SIGNOPTIONALCOMMUNITYIDENTIFICATIONSIGNPark SignRPOPTIONALCOMMUNITYIDENTIFICATION SIGNWESTVILLAGEEASTVILLAGERD.TRAILTRAILSERVICEWEST VILLAGE UPDATEPA 1PA 2KELLY DR.
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4. Landscape Guidelines
a) Introduction
The Architectural Design Guidelines allow for the creation of two thematically
related, yet distinct villages, through its palette of permitted architectural styles.
Similarly, the Key to Entries, Signs and Edge Conditions (Figure III-27), Community
Entry Feature (Figure III-28), and these Landscape Guidelines create a coordinated
design theme for the project by utilizing consistent plant and hardscape material for
both the East and West Villages.
The intent of the landscape design theme is to incorporate a mountain resort character
into the various landscaping components throughout the community. Through
careful integration of hardscape and landscape elements, visitors and residents alike
will enjoy the luxurious ambience and picturesque surroundings afforded by the
natural open spaces that surround and help define the community. Upon buildout of
the community, it is intended that the Robertson Ranch Master Plan will symbolize
the spirit of adventure and recreation of an elegant mountain town.
The Landscape Guidelines are intended to be flexible enough to allow each village
and each neighborhood within a village to express its individual personality. These
Landscape Guidelines provide the blueprint for the implementation of the project’s
landscape design concept, which in turn, creates the primary thematic linkage
between the East Village and the West Villages of the Robertson Ranch Master Plan.
Preliminary or Conceptual landscape plans shall be submitted for each planning area
concurrent with applications for discretionary development approvals for that
planning area. All landscape plans shall be prepared in accordance with the City’s
Landscape Manual unless specified otherwise in this chapter or as required by the
design criteria specified in this Master Plan as reviewed and approved through the
City’s Landscape Plan review and approval process. All new construction shall be
landscaped in accordance with the City approved Landscape Plan for that planning
area and shall be subject to City inspection of adequate maintenance levels.
Trees, along with walls and fences are the dominant thematic elements used to create
a logical sense of order, continuity and contrast throughout the community. Trees
will be pre-selected to provide the necessary guidance to the various parties
responsible for implementing and administering the landscape program. Additional
species may be included in final landscaping plans.
b) Landscape Design Elements
The following is a list of landscape elements of the Master Plan. These elements
shall be detailed at the submittal of tentative map, site development plan or other
discretionary permit for each planning area. The Landscape Design is based on the
vision, goals and objectives of the Robertson Ranch Master Plan.
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1) Streets (dominant and accent trees): Landscaping of streets will
provide continuity throughout the community and create the appropriate link
with adjacent areas. Street trees within the Robertson Ranch Master Plan area
will reflect the “community design theme” of an informal landscape design
and clusters of trees and be selected from the appropriate tree list.
Street tree placement and design may include a single street tree used along
all the streets in a neighborhood, or may include a dominant street tree along
with accent street trees used at strategic points along the street, such as
clustered at intersections or at curves to break up long uninterrupted lines.
El Camino Real will continue the existing tree patterns established
by the City of Carlsbad. The street tree species selection for El
Camino Real shall be as approved by the Planning Division.
Within the Robertson Ranch Master Plan boundaries, Cannon Road
and College Boulevard shall be completed and landscaped
according to this section.
Tamarack Avenue is fully landscaped within the Right of Way and
slopes. Additional landscaping will be limited to the buffer areas
designed to screen Planning Area 1 and the RV Storage facility.
2) Planning area (theme trees): Each planning area may have its own
distinctive theme trees reflective of its plant community and location.
3) Entries (accent trees)
Entries are in three categories:
o East and West Village Project Entry
o Neighborhood Entry
o Community Entries which occur at the intersections of Circulation
Element Roadways
All entries will be anchored by specimen accent trees arranged in informal
groves or clusters. Accent trees will be used to contrast with designated street
trees. East and West Village Project Entry accent trees and Community Entry
trees will be pre-selected. The neighborhood entry trees will be selected by
the developer from an approved list included in Section III.B.4.(d) of the
Master Plan (subject to approval by the City).
4) Focal accent points: Flowering accent trees may be used at focal
points, such as neighborhood entries, recreation areas and outdoor gathering
spots to provide distinctive contrast.
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5) Slopes: Permanent landscaping for slopes will be designed to soften
the appearance of the slope and to visually soften the transition between slope
and pad areas. Erosion control shall be provided as applicable and required by
the City’s Landscape Manual. Plantings shall be chosen from the appropriate
landscape zone while complementing the applicable plant community and
maintaining view opportunities.
6) Planting Along the North side of Cannon Road: An 84-inch storm
drain is proposed along the north side of Cannon Road, approximately 0.75
feet north of the Right of Way. In order to prevent a conflict between
landscaping elements and the storm drain, planting of trees within the first 10
feet north of the right-of-way is prohibited. The remaining area between 10-
foot restricted zone and the property line may be landscaped with trees,
shrubs and groundcovers, in accordance with the landscape planting palette.
7) Landscape Adjacent to Open Space: Only non-invasive species shall
be used as landscaping adjacent to Open Space elements. A Fire Fuel
Modification Zone consisting of drought-tolerant, fire resistant plants will be
implemented adjacent to the open space edges along with re-vegetated native
species such as coastal sage scrub. Clusters of trees and boulders, and rural
natural landscaping techniques shall be used for transition areas, while
maintaining a refined appearance.
c) Entries and Monumentation
Entry monuments and features serve several important purposes, and careful
consideration has been given to the design of Community, Village, and
Neighborhood entries. The intent of conceptual project monumentation is to create
visual identification of the project, establish a hierarchical order within the
community and provide unifying design accents within the community. The actual
location and design of all project entries, walls, and fencing shall be established
through the conceptual landscape plans of the appropriate tentative maps, site
development plans or other discretionary applications. The Key to Entries, Signs and
Edge Conditions, Figure III-27, shows conceptual locations of Community Entry
Features for the project, Village Entries for the East and West Villages and
Neighborhood Entries for the individual planning areas within the Master Plan. Some
or all of the entry monumentation shown may not be constructed, or may be
constructed in locations other than those shown. The final locations of entry
statements shall be indicated on the preliminary or conceptual landscape plans
prepared as part of a Tentative Map, Planned Unit Development Permit, or Site
Development Plan approval process required for each Planning Area. Allowable sign
area shall be pursuant to CMC Section 21.41.095.
Described below are the landscape and hardscape design components envisioned for
each type of entry within the Master Plan. The design and architectural elements of
all entries shall be compatible and consistent with the Master Plan’s overall thematic
elements. Each entry statement consists of a combination of signage, lighting and
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landscaping. Detailed descriptions of the signage and lighting standards are located
in Sections k (Signs) and l (Lighting), of this Chapter.
(1) Community Entry Features
Community Entry Features occur at the intersections of Circulation
Element roadways. Community Entry Features consist of enhanced
landscaping and optional signage which create identifiable and
visually pleasing intersections where scenic corridors cross or at key
locations along the boundaries of the Master Plan. Community Entry
Features may occur at four locations within the Master Plan: 1) at the
intersection of El Camino Real and Cannon Road; 2) at the
intersection of El Camino Real and Tamarack Avenue; 3) at the
intersection of College Boulevard and Cannon Road, and along
Cannon Road at the northeast corner of the East Village. Community
Entry Features will enhance the overall community design concept by
incorporating a combination of stone wall, and an informal planting
of specimen and theme trees. Except at the intersection of Cannon and
El Camino Real, the Community Entry Feature may include an
optional decorative sign designed as an integral part of the stone wall.
(2) Village Entries:
The Robertson Ranch Master Plan provides each of the two villages
with optional Village Entry statements as well as the opportunity for
additional Neighborhood Entry statements. Each Village Entry is
intended to utilize plant palettes and hardscape materials which
enhance the implementation of the landscape design theme of the
associated village.
East Village Entry:
The East Village Entries may be located at the intersection of Street
“A”, and at Street “O” and Cannon Road. The East Village Entry is
illustrated on Figure 29, Conceptual East Village Entry Elevation and
Figure III-30, Conceptual East Village Entry Plan. In addition to the
East Village Entry features, Streets “A” and “O” also will include
landscaped boulevards which will terminate at a traffic circle
designed to enhance the aesthetic experience of visitors to the
community. These components identify Streets “A” and “O” as focal
points within the East Village, and enhance the pedestrian orientation
of the Master Plan.
West Village Entry:
The West Village Entry is located at the intersection of El Camino
Real and Street “Z” (between Planning Areas 7 and 11), and is
conceptually illustrated on Figure III-31, Conceptual West Village
Entry Elevation, and Figure III-32, Conceptual West Village Entry
Plan, respectively.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-134
May 17, 2016
(3) Neighborhood Entries:
Neighborhood Entry statements may be provided where they can be
utilized to identify a related grouping of streets and homes.
Neighborhood Entries should convey the overall Village theme and a
coherent community identity by selectively repeating, at a less intense
scale, the Village Entry elements. The walls of the Neighborhood
Entry statements will connect to privacy, view or combination walls
at the sides or back of residential lots, as appropriate and necessary.
The foreground will be planted with colorful shrubs and ground
cover.(Figure III-33, Conceptual Neighborhood Entry Plan and
Figure III-34, Conceptual Neighborhood Entry Elevation, provide
illustrations of the optional Neighborhood Entries. Neighborhood
Entry statements, when proposed, shall be incorporated into a
Planning Area’s required landscape plan and would be provided by
the developer of the affected Planning Area. Grading plans shall also
show these walls to accommodate sight distance considerations. Each
residential Planning Area may have Neighborhood Entries at the
primary entrance point(s) into the development.
Neighborhood Entries for the West Village may be provided at the
entrances into the community via Kelly Drive, La Portalada Drive,
Glasgow Drive, and Edinburgh Drive. In addition, Neighborhood
Entries also may be provided at the entries into the individual
neighborhoods or Planning Areas. Figure III-27, Key to Entries, Signs
and Edge Conditions, depicts the various locations of the optional
Neighborhood Entry statements throughout the community.
(4) Community Core:
The northern end of Street “Z” provides a prominent visual backdrop
and an opportunity to create an exciting arrival point and public space
at the center of the West Village. This entry statement would be
located where the major land uses of the West Village come together,
establishing a community focal point. The Community Core is
conceptually illustrated by Figure III-35, Conceptual Community Core
Plan. As shown, a roundabout on Street “Z” will implement a traffic-
calming theme. Stands of trees related to the West Village overall
landscape theme will be planted at this location, with shrub plantings
used as the under story and the foreground color provided by
flowering shrubs and perennials. Specimen size trees of 36-inch box
or larger will be used in the core area. Street “Z” provides a 20-foot
landscape area on either side of the street which will include a 6-foot
meandering sidewalk and 14 feet of tree and shrub planting. Street
“Z” also has a 16-foot landscaped median to further add to the
informal street tree design.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-138
May 17, 2016
A community core also exists at Streets “A” and “O” of the East
Village, where richly landscaped boulevards, medians, and traffic
circles/roundabouts will be provided to identify these locations as a
destination within the community.
Figure IV-2, Road Cross Sections, illustrates the design of these
features.
d) Community Streetscapes
The streetscape scene and parkway design is composed of the relationship between
buildings, structures, street scale, adjacent views/vistas, signs, landscaping and street
furnishings. Design of street and parkway landscaping shall be determined at the
tentative map stage or at the time of application for other discretionary applications
for each planning area.
A hierarchy of landscape development zones for perimeter, interior and neighborhood
streetscapes is planned for both the West and East Villages. Provided below is a
description of the landscape treatments and conceptual streetscape illustrations
proposed for portions of El Camino Real, College Boulevard and Cannon Road,
Street “Z”, Street “A”, Street “O,” Street “Y,” collector streets and local residential
streets. Following the descriptions of the landscape treatments for each streetscape, a
recommended planting palette is provided. The planting palettes have been selected
to ensure that the overall integrity of the landscape concept is effectively
implemented throughout the stages of project development. Note that tree species
vary in the effect their root systems may have on adjacent sidewalks, roadways and
structures. Consideration should be given when locating trees to avoid potential
long-term problems with tree roots, but the City will have final approval for
clearances when public facilities may be affected.
GENERAL PLAN ROADWAY STREETSCAPES
The streetscapes for El Camino Real, Cannon Road and College Boulevard are
illustrated on Figures III-36 through III-38, General Plan Roadway Streetscape –
El Camino Real, General Plan Roadway Streetscape – Cannon Road, and
General Plan Roadway Streetscape – College Boulevard. Those portions of
College Boulevard and Cannon Road within the project boundaries have been
partially constructed as part of the Calavera Hills project, with the final
improvements completed as part of the Robertson Ranch Master Plan.
Additionally, Tamarack Avenue is fully improved and landscaped along the
projects western boundary and no additional improvements or landscaping is
proposed as part of this project except those needed to provide vehicular or
pedestrian access to the adjacent planning areas, bus stop improvements, and
screening of the development areas (refer to Figure III-57).
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-142
May 17, 2016
The Master Plan requires additional landscape buffers adjacent to College
Boulevard, Cannon Road and El Camino Real. Shrubs and ground covers have
been selected to reinforce the arterial streetscape planting palettes and themes,
with selected shrubs used on all arterial streets to create a cohesive theme. The
following are the minimum structural and landscape setbacks established for the
indicated public streets:
General Plan Roadway Structural Setback
from Right of Way
Landscape Setback
from Right of Way
El Camino Real -
Residential Setbacks 50 Feet 25 Feet
El Camino Real -
Commercial Setbacks 50 Feet 25 Feet
Cannon Road 40 Feet 20 Feet
College Boulevard 40 Feet 20 Feet
Tamarack Road 30 Feet 15 Feet
Planting Palette for General Plan Roadways
The City’s Landscape Guidelines Manual specifies themes for arterial
streetscapes. The following planting palettes for arterial roadways within the
Master Plan are generally consistent with the guidelines and are intended to be
used as a guideline for plant selections. The College Boulevard landscape palette
has been augmented with trees to remain consistent with existing plantings along
adjacent portions of the road. The Cannon Road landscape theme has been
augmented with additional species consistent with the existing approved
landscape theme. It should be noted that some of the species listed below may
not be used, and additional species which complement the planting theme may be
selected.
EL CAMINO REAL (Figure III-36) Theme: California Spanish Mission
Theme
Planting Scheme: Informal
Median Tree:
Street tree species selection shall be as approved by the
Planning Division
Median Shrub:
Rhapiolepis i. “Pink Cloud” – Indian Hawthorn
Median Island Concrete:
To match existing median condition in El Camino Real
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-143
May 17, 2016
Theme Tree:
Street tree species selection shall be as approved by the
Planning Division
Support Trees:
Street tree species selection shall be as approved by the
Planning Division
Parkway Shrubs:
Abelia 'Edward Goucher' – Abelia
Agapanthus africianus – Lily-of-the-Nile
Agave spp. – Agave
Aloe spp. -- Aloe
Armeria maritima - Sea pink
Callistemon ‘Little John’ – Dwarf Bottlebrush
Carissa spp. – Natal Plum
Ceanothus spp. – Wild Lilac
Gardenia spp. – Gardenia
Ilex spp. -- Holly
Juniperus spp. -- Juniper
Nerium spp. – Dwarf Oleander
Photinia spp. – Chinese Photinia
Pittosporum spp. – Tobira
Rhaphiolepis spp. – India Hawthorn
Strelitzia reginae – Bird of Paradise
Westringia fruticosum - Coast rosemary
Xylosma spp. – Shiny Xylosma
CANNON ROAD (Figure III-37)
Theme: Riparian Corridor
Planting Scheme: Informal
Median Tree:
Liquidambar styraciflua - American Sweet Gum
Median Shrubs:
Baccharis 'Pigeon Point' – Dwarf coyote brush
Limonium perezii – Statice
Median Island Concrete:
Surface Texture: Riverstone (“Bomante” pattern or
equivalent)
Color: “Santa Barbara Brown” (Scofield color or equivalent)
Alternatively, to match existing median condition in Cannon
Road
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-144
May 17, 2016
Theme Tree:
Street tree species selection shall be as approved by the
Planning Division
Support Tree:
Quercus Species – Oak
Liquidambar styraciflua – American Sweet Gum
Optional Support Trees:
Gledistsia triacanthos – Honey Locust
Koelreuteria bipinnata – Chinese Flame Tree
Robinia ambigua – Purple Robe
Tipuana tipu – Tipu Tree
Parkway Shrubs:
Abelia 'Edward Goucher' – Abelia
Armeria maritima – Sea pink
Cistus spp. – Rock rose
Dietes spp. – Fortnight lily
Dodonaea viscosa – Hopseed bush
Echium fastuosum – Pride of Madeira
Escallonia ssp. – Escallonia
Feijoa sellowiana – Pineapple guava
Grevillea 'Noelli' – No common name
Hemerocallis spp. – Day lily
Lantana spp – Lantana
Laurus nobilis – Grecian Laurel
Lavandula spp. – Lavender
Leptospermum spp. – New Zealand tea tree
Macfadyena unguis-cati – Catclaw vine
Phormium spp. – New Zealand Flax
Photinia fraseri – Photinia
Pittosporum spp. – Mock orange
Pyracantha spp. – Firethorn
Rhamnus spp. – Coffeeberry
Rhaphiolepis spp. – India hawthorn
Rosmarinus spp. – Rosemary
Salvia spp. – Sage
Trachelospermum jasminoides – Star Jasmine
Westringia fruticosum – Coast rosemary
Ground Cover – Flats:
Festuca ovina 'Glauca' – Blue fescue
Gazania spp. - Gazania
Lonicera japonica 'Halliana' – Hall's Japanese honeysuckle
Myoporum spp. – Myoporum
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-145
May 17, 2016
COLLEGE BOULEVARD (FIGURE III-38)
Theme: Neighborhood Identity and Character
Planting Scheme: Informal
Median Tree:
Pyrus kawakamii – Evergreen pear
Magnolia grandiflora – Southern Magnolia
Pinus canariensis – Canary Island Pine
Median Shrubs:
Baccharis 'Pigeon Point' – Dwarf coyote brush
Carissa grandiflora ‘Tuttleii’ – Dwarf Natal Plum
Limonium perezii – Statice
Median Island Concrete:
Surface Texture: Herringbone brick (“Bolomanite” pattern or
equivalent)
Color: “Mocha Brown” (Scofield color or equivalent)
Theme Tree:
Cinnamomum camphora – Camphor Tree
Support Tree:
Eucalyptus spp. – Eucalyptus spp.
Liriodendron tulipifera – Tulip Tree
Optional Support Trees:
Platanus racemosa – California Sycamore
Podocarpus gracilior – Fern Pine
Prunus spp. – Flowering Plum
Quercus spp – Oak
Parkway Shrubs:
Agapanthus africanus – Lily-of-the-Nile
Arctostaphylos spp. – Manzanita
Artemisia 'Powis Castle' – No common name
Bougainvillea spp. – Bougainvillea
Callistemon spp. – Bottlebrush
Ceanothus spp. – Wild Lilac
Helianthemum nummularium – Sun rose
Hemerocallis spp. – Day lily
Leptospermum spp. – New Zealand tea tree
Macfadyena unguis-cati – Catclaw vine
Photinia fraseri – Photinia
Pittosporum spp. – Mock orange
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-146
May 17, 2016
Rhamnus spp. – Coffeeberry
Rhaphiolepis spp. – India hawthorn
Rosmarinus spp. – Rosemary
Salvia spp. – Sage
Trachelospermum jasminoides – Star Jasmine
Ground Cover – Flats:
Festuca ovina 'Glauca' – Blue fescue
Gazania spp. – Gazania
Lonicera japonica 'Halliana' – Hall's Japanese honeysuckle
Myoporum spp. – Myoporum
PROJECT MAJOR ENTRIES
At each of the major entries into the two Villages of the Master Plan, special
attention has been paid to streetscape treatments to promote the entries as a
gateway into the community and to establish a sense of arrival for residents and
guests alike. The Major Entries for both the East and West village are described
below, followed by a plant palette list that is intended to be used as a guideline
for plant selections along each Major Entry streetscape.
West Village Major Entry: Within the West Village, Street “Z” will serve
as the primary entry into the community. As illustrated on Figure III-39
Primary West Village Entry (Street “Z”) Streetscape, Street “Z” will be
constructed with 60 feet of paving within a 96-foot wide right-of-way. 6-foot
wide non-contiguous sidewalks will be designed to meander within the 10-
foot right-of-way and an additional 10-foot landscape buffer provided on each
side of the street. The landscape treatment for Street “Z” shall be designed in
a manner which maintains the overall Village thematic integrity.
East Village Major Entries: Within the East Village, Streets “A” and “O”
will serve as the major entries into the community. As illustrated on Figure
III-40 Primary East Village Entry (Street “A”) Streetscape, Street “A” will be
constructed at an 88-foot right-of-way section, with 20-foot wide travel lanes
on each side of an 18- to 28-foot wide landscaped median. Street "A" will
include a traffic circle in the street design, which accommodates a landscaped
island focal point, as conceptually illustrated on Figure III-41, Conceptual
Traffic Circle Treatment. The traffic circle will be located near the entrance
to the park site to facilitate access to the park. As shown on Figure III-42,
East Village Entry (Street “O”) Streetscape, Street “O” will be constructed at
a 78-foot right-of-way section, with 20-foot wide travel lanes on each side of
an 8- to 18-foot wide landscaped median, while 5-foot wide non-contiguous
sidewalks will be designed to meander within the 10-foot right-of-way and an
additional 10-foot landscape buffer provided on each side of the road. A
traffic circle also may be provided at the terminus of Street “O.” The
landscape treatment for both streetscapes shall be designed in a manner which
maintains the overall Village thematic integrity.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-151
May 17, 2016
PLANTING PALETTE FOR PROJECT MAJOR ENTRIES
The following plant palette lists are intended to be used as a guideline for
plant selections. Some species may not be used, and additional species which
complement the planting theme may be selected.
STREET “Z”, WEST VILLAGE ENTRY (Figure III-39):
Theme: Ranch
Planting Scheme: Informal rows of theme trees
Theme Trees:
Cupressus sempervirens – Italian Cypress
Populus nigra “Italica” – Lombardy Poplar
Platanus racemosa – Sycamore
Eucalyptus ficifolia – Red Gum
Pinus canariensis – Canary Island Pine
Olea europaea “Swan Hill” – Olive
Median Shrub:
Rosmarinus officinalis “Collingwood Ingram” – Rosemary
Ceanothus griseus “Horizontalis” – Carmel Creeper
Bougainvillea spp. – No Common Name
Arctostaphylos “Emerald Carpet” – Manzanita
Arctostaphylos “Pacific Mist” – Manzanita
Median and Parkway Groundcovers:
Annual color/perennials
Festuca spp. – Fescue
Gazania spp. – Gazania
Marathon Fescue – Fescue
STREETS “A” AND “O” EAST VILLAGE ENTRIES AND ROUNDABOUT/TRAFFIC
CIRCLE (Figures III-40, III-41 and III-42):
Theme: Mountain village
Planting Scheme: Informal groupings of theme trees and shrubs
Theme Trees:
Brachychiton populneus – Bottle Tree
Cinnamomum camphora – Camphor Tree
Cupaniopsis anacardioides – Carrotwood Tree
Podocarpus gracilior – Fern Pine
Pyrus kawakamii – Evergreen Pear
Quercus agrifolia – Coast Live Oak
Tristania conferta – Brisbane Box
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-152
May 17, 2016
Traffic Circle/Roundabout and Median Shrubs:
Acacia redolens - Acacia
Agapanthus spp - Lily of the Nile
Artemisia 'Powis Castle' - No common name
Bougainvillea spp. - Bougainvillea
Callistemon spp. - Bottlebrush
Dodonaea viscosa - Hopseed bush
Feijoa sellowiana - Pineapple guava
Helianthemum nummularium - Sun rose
Lantana spp - Lantana
Lavandula spp - Lavender
Leptospermum spp. - New Zealand tea tree
Leucophylum frutescens
Photinia fraseri – photinia
Phormium tenax – New Zealand Flax
Pittosporum spp. - Mick orange
Pyracantha spp. - Firethorn
Rhaphiolepis spp. - India hawthorn
Rosmarinus spp. - Rosemary
Salvia spp. - Sage
Santolina chamaecyparissus - Lavender cotton
Tecomaria capensis – Cape Honeysuckle
Viburnum spp.
Westringia fruticosum - Coast rosemary
Xylosma congestum - Shiny Xylosma
Parkway Shrubs:
Acacia redolens – Acacia
Agapanthus spp. – Lily-of-the-Nile
Artemisia spp. – Wormwood
Bougainvillea spp. – Bougainvillea
Callistemon ‘Little John’ – Dwarf Bottlebrush
Cercis occidentalis – Western Redbud
Dodonaea viscosa – Purple Hopseed Bush
Feijoa sellowiana – Pineapple Guava
Helianthemum nummularium – Sunrose
Lavandula spp. – Lavender
Leptospermum scoparium – New Zealand Tea Tree
Leucophyllum frutescens – Texas Ranger
Photinia fraseri – Chinese Photinia
Pittosporum spp. – Tobira
Pyracantha spp. – Firethorn
Rhaphiolepis spp. – India Hawthorn
Rosmarinus spp. – Rosemary
Salvia spp. – Sage
Santolina chamaecyparissus – Lavender Cotton
Various spp. – Ornamental Grasses
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-153
May 17, 2016
Viburnum spp. – Viburnum
Westringia fruticosum – Coast Rosemary
Xylosma congestum – Shiny Xylosma
Roundabout/Traffic Circle, Median, and Parkway Ground Covers:
Annual color/perennials
Festuca spp. – Fescue
Gazania spp. – Gazania
Marathon Fescue – Fescue
PROJECT INTERIOR STREETSCAPES
There are two types of roadways proposed within the interior of the community:
Collector Roads and Local Streets. The following provides a brief description of
each, followed by a plant palette list that is intended to be used as a guideline for
plant selections.
Collector Roads: Collector roads within the project have been designed in
conformance with the Livable Streets Policy adopted by the City. These
roadways will be constructed with 40 feet of paving within a 60-foot wide
right of way. A 5.5-foot wide non-contiguous sidewalk will be designed to
meander within the 10-foot right-of-way and the additional 5- to 10-foot
landscape buffer4 that will be provided on each side of the collector street, as
conceptually illustrated in Figure III-43, Conceptual Collector Road
Streetscape. The landscape treatment for each collector road shall utilize the
project wide plant palette, but should be designed in a manner which
maintains the overall Village thematic integrity, as well as the relationship
between the collector roadway and the neighborhood in which it occurs.
Local Streets: Local streets within the project have been designed in
conformance with the Livable Streets Policy adopted by the City. These
roadways will be constructed as 34 feet of paving within a 60-foot wide right
of way. Outside the pavement on each side of the street will be a 13-foot wide
combination sidewalk and landscape parkway as conceptually illustrated in
Figure III-44, Conceptual Local Road and Cul-de-Sac Streetscape. Along the
southern edge of the local street which extends from Streets “A” to “O” north
of Planning Areas 15 and 21, an additional 10-foot landscape buffer shall be
provided. In addition, where a local street is adjacent to any of the open
space planning areas (i.e., Planning Areas 23A through 23E), a D.G. trail may
be provided in lieu of sidewalks on the open space side of the street. To
establish a sense of identity for each individual neighborhood, local streets
within each neighborhood will utilize a maximum of two tree species from
4 A 10-foot landscape buffer shall be provided outside the 60-foot right-of-way as identified in the affected planning
areas. In other areas where Collector Roads are adjacent to a wall or fence, a 5-foot landscape buffer shall be
required.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-156
May 17, 2016
the project wide plant palette. Within the East Village, these trees will be
planted within the parkway at 30-feet to 50-feet o.c., creating an informal
street design. Within the West Village, in addition to parkway trees, street
trees will be located within the front setback of each lot. To create an
attractive pedestrian experience, all local streets shall be planted with a
minimum of one 24-inch box tree for every 30 feet of street frontage. Street
trees shall be located within the right of way in the front of each lot. All
parkways on local streets shall be installed by the developer and irrigated and
maintained by the Master HOA.
Planting Palette for Interior Streetscapes
The following plant palette lists are intended to be used as a guideline for plant
selections along interior streetscapes. Some species may not be used, and
additional species which complement the planting theme may be selected.
PROJECT INTERIOR STREETSCAPES:
Project Interior Street Trees:
Acacia baileyana – Bailey Acacia
Agonis flexuosa – Peppermint Tree
Albizia julibrissin –- Silk Tree
Cupaniopsis anacardioides – Carrotwood
Geijera parvifolia – Australian Willow
Koelreuteria bipinnata – Chinese Flame Tree
Lagerstroemia indica – Crape Myrtle
Magnolia spp. – Southern Magnolia
Metrosideros excelsa – New Zealand Christmas tree
Pistacia chinensis – Chinese Pistache
Pittosporum spp. – Pittosporum
Prunus spp. – Flowering Plum
Pyrus calleryana – Bradford Pear
Rhus lancea – African Sumac
Tipuana tipu – Tipu Tree
Tristania conferta – Brisbane Box
Accent Trees:
Bauhinia spp. – Orchid Tree
Cassia leptophylla – Gold Medallion Tree
Chorisia speciosa – Silk Floss Tree
Eucalyptus nichollii – Nichol’s Willowleaf Peppermint
Jacaranda mimosifolia – Jacaranda
Lagerstroemia indica – Crape Myrtle
Nerium oleander ‘Standard’ – Oleander
Robinia ‘Idahoensis’ – Idaho Locust
Tabebuia chrysotricha – Golden Trumpet Tree
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-157
May 17, 2016
Passive/Active Open Space Trees:
Acacia spp. – Acacia
Bauhinia variegata – Orchid tree
Betula pendula – European White Burch
Brachychiton spp – Brachychiton
Eucalyptus spp. – Eucalyptus
Koelreuteria bipinnata – Chinese Flame Tree
Leptospermum laevigatum – Australian Tea Tree
Liriodendron tulipifera – Tulip Tree
Olea europaea – Olive
Pistacia chinensis – Chinese Pistache
Podocarpus gracilior – Fern Pine
Prunus bleiriana – Purple leaf plum
Sophora japonica – Japanese Scholar Tree
Passive/Active Open Space Shrubs:
Abelia 'Edward Goucher' – Glossy abelia
Acacia redolens – Acacia
Agapanthus spp. – Lily-of-the-Nile
Artemisia spp. – Wormwood
Bougainvillea spp. – Bougainvillea
Callistemon ‘Little John’ – Dwarf Bottlebrush
Cercis occidentalis – Western Redbud
Dodonaea viscosa – Purple Hopseed Bush
Escallonia spp. – Escallonia
Feijoa sellowiana – Pineapple Guava
Helianthemum nummularium – Sunrose
Juniperus spp. – Juniper
Lantana spp. – Lantana
Lavandula spp. – Lavender
Leptospermum scoparium – New Zealand Tea Tree
Leucophyllum frutescens – Texas Ranger
Photinia fraseri – Chinese Photinia
Pittosporum spp. – Tobira
Pyracantha spp. – Firethorn
Rhaphiolepis spp. – India Hawthorn
Rosmarinus spp. – Rosemary
Salvia spp. – Sage
Santolina chamaecyparissus – Lavender Cotton
Various spp. – Ornamental Grasses
Viburnum spp. – Viburnum
Westringia fruticosum – Coast Rosemary
Xylosma congestum – Shiny Xylosma
Passive/Active Open Space Ground Cover:
Gazania spp. – Trailing Gazania
'Marathon' fescue – Turf
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-158
May 17, 2016
Myoporum spp. – Myoporum
Slope Trees:
Liriodendron tulipifera – Tulip tree
Pinus halepensis – Aleppo pine
Lophostemon Tristania confertus
Prunus lyonii – Catalina Cherry
Quercus agrifolia – Coast live oak
Slope Shrubs:
Acacia redolens – Prostrate acacia
Bougainvillea spp. – Shrub Bougainvillea
Callistemon 'Jeffersii' – Dwarf Bottlebrush
Ceanothus spp. – California wild lilac
Cistus spp. – Rock rose
Cotoneaster parneyi – Cotoneaster
Echium fastuosum – Pride of Madeira
Encelia californica – Coast Sunflower
Fremontodendron californicum – Flannelbush
Grevillea 'Noelli' – No Common Name
Heteromeles arbutifolia – Toyon
Myoporum parvifolium 'Putah Creek' – Prostrate myoporum
Photinia fraseri – Chinese Photinia
Pittosporum spp. – Mock orange
Prunus ilicifolia – Hollyleaf Cherry
Rhamnus californica – Coffeeberry
Rhaphiolepis 'Springtime' – India Hawthorn
Rhus ovata – Sugar bush
Rosmarinus spp. – Rosemary
Salvia leucantha – Mexican bush sage
Tecomaria capensis – Cape honeysuckle
Slope Ground Cover:
Delosperma alba – White Trailing Iceplant
Myoporum parvifolium – Prostrate myoporum
Rosmarinus 'Lockwood de Forrest' – Prostrate rosemary
Slope Cover Crop:
Alyssum spp. – Alyssum
Trifolium 'O'Connor's' – O'Connor's legume
Planting Palette for Transitions to Native Open Space
Landscaping should not use plants that require intensive irrigation, fertilizers, or
pesticides adjacent to preserve areas and water runoff from landscaped areas
should be directed away from the biological conservation easement area and
contained and/or treated within the development footprint. A draft list of species
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-159
May 17, 2016
to be included in the landscaping adjacent to preserve areas shall be submitted to
USFWS for approval.
e) Fire Fuel Modification Zone
In accordance with City of Carlsbad Landscape Manual and Fire Department
requirements, a fire fuel modification zone will be implemented adjacent to the open
space edges depicted on Figure III-45, Fuel Modification Plan. The City Landscape
Manual requires that the Fire Fuel Modification Zone consist of a minimum 60-foot
structural setback for manufactured and native slopes from adjacent open space. The
Fire Fuel Modification Zone for the Robertson Ranch Master Plan has been modified
to extend 60-feet from the residential property lines when adjacent to native or re-
vegetated down-hill slopes. In some Planning Areas, single loaded streets will serve
as a Fuel Modification Zone by providing the necessary buffer between residential
areas and Open Space. The single-loaded street design will result in a substantial
increase in the setback from open space areas. The Fuel Modification Zone will be
implemented in several configurations as specified in the City Landscape Manual,
based on whether the residential development area abuts manufactured slopes with
native vegetation or natural slopes with native vegetation, and if the slopes are uphill
or downhill from the residential development. These conditions are illustrated on
Figure III-46, Fuel Modification Zone Sections A through C, and Figure III-47, Fuel
Modification Zone Sections D through F. All Fuel Modification Zones will be
located within separate lots and will be managed by the Master HOA, with the
exception that the inner [towards the development] 10-feet of the zone may overlap
the rear 10-feet of the adjacent residential lot, as approved by the Carlsbad Fire
Marshal.
f) Community Edges, Boundaries and Transitions
Careful consideration has been given to the design of land use interfaces within the
Villages and at project boundaries. Provided below is a description of general
landscape treatments and transitions that should be incorporated between varying
land uses and for specific edge conditions.
Single Family Residential/Open Space Transition: This condition occurs where the
single family uses located at the perimeter of Planning Areas (3, 5, 6, 9, 10, 16, and
17) abut open space areas and the wildlife corridors. Single-loaded streets which abut
the open space areas are strongly encouraged. Under this condition, an unpaved trail
consisting of decomposed granite surface will be provided on the open space side of
the single-loaded street. Lots that have rear yards adjacent to open space may use a
non-combustible view fence. These concepts are conceptually depicted on Figure III-
46 and Figure III-47, Fuel Modification Zone Sections, and would be implemented in
order to protect views into the open space, as well as provide the required wildfire
protection. Landscape materials shall be chosen from the project Master Plan Plant
Palette.
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III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-163
May 17, 2016
Single-Family/Multifamily Transition: This condition occurs at the boundaries
between Planning Areas 3 and 7, and Planning Areas 6 and 8 where the single family
uses in Planning Areas 3, and 6 are generally located at a higher elevation than the
adjacent multifamily residential land use in Planning Areas 7 and 8. This transition is
depicted on Figure III-48, Single Family/Multifamily Transition Detail, and consists
of a view fence or solid block wall at the top of the slope overlooking the multifamily
site. Landscape materials shall be chosen from the project Plant Palette.
Village Center/Open Space Transition: This condition occurs where the eastern
boundary of Planning Area 11 abuts the open space located in Planning Area 23C.
This transition area may consist of slope plantings in conformance with the Fuel
Modification plan and requirements of the City of Carlsbad. This concept is depicted
on Figure III-49, Village Center/Open Space Transition Detail. This transition would
be implemented in order to provide a visual and physical buffer between Planning
Area 11 and the natural open space portions of Planning Area 23C.
The portion of Planning Area 23C adjacent to Planning Area 11 shall consist of a 5:1
re-vegetated manufactured slope, consistent with the Conceptual Grading Plan, as
depicted on Figure II-10, and the Landscape Guidelines presented in Section III.B of
this Master Plan. An 8-foot meandering trail will be provided along the eastern
boundary of PA 11 and will connect with the open space trail in Planning Area 23C
in addition to connections to El Camino Real and the collector road north of the site.
Plant materials along this edge will be used to screen the commercial development
from the open space and will provide a visual transition to the native areas.
Landscape materials shall be chosen from the project Plant Palette.
Park/Open Space Transition: This condition occurs where the park planned for
Planning Area 12 abuts the open space located in Planning Area 23C. The transition
area consists of a view fence or combination wall with adjacent slope plantings
consistent with the Fuel Modification Plan and requirements of the City of Carlsbad.
This concept is depicted on Figure III-50, Park/Open Space Transition Detail, and
would be implemented in order to protect views into the open space, prevent park
visitors from disturbing open space values, and to provide the required wildfire
protection.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-167
May 17, 2016
Park/Single Family Transition: This condition occurs where the single family uses
proposed for Planning Area 13 under the Alternative Use scenario would generally be
located at the same elevation as the adjacent city park planned for Planning Area 12.
This concept is depicted on Figure III-51,, Park/Single Family Transition Detail, and
would consist of a solid block wall between the park and the single family site. Park
lights will be shielded so that the lighting would not spill onto the adjacent single
family development. Additionally, large evergreen trees should be used along the
transition to further shield the residents from any lighting impacts. Landscape
materials shall be chosen from the project Plant Palette.
Cannon Road/Open Space/Rancho Carlsbad Transition: This condition occurs within
Planning Area 23F, and is intended to buffer Rancho Carlsbad from the traffic and
noise associated with this portion of Cannon Road. This transition is illustrated in
Figure III-52, Cannon Road/Open Space/Rancho Carlsbad Transition Detail and
consists of a 5-foot high privacy wall, 3-foot high landscaped berm, existing willow
and eucalyptus grove, Calavera Creek, and the existing Rancho Carlsbad
Homeowner’s Association (RCHOA) block wall.
Multifamily/El Camino Real Transition: This transition could occur between
Planning Area 7 and El Camino Real. This transition consists of a solid block wall
setback a minimum of 25 feet from El Camino Real with a landscaping buffer
adjacent to the road. An additional 25 feet of building setback would be implemented
to further screen the residential development from the scenic corridor. Landscape
materials shall be chosen from the project’s Plant Palette.
Planning Area 9/10 - Off-Site Transition: This condition occurs along the majority of
the boundary between Planning Area 9/10 and the existing residential neighborhood
located off-site to the north of the Planning Area. This transition is depicted on
Figure III-53, Planning Area 9/10/Off-Site Transition Detail, and would consist of a
landscaped slope with a community theme wall provided at the property line. A view
fence could be used along the property lines of the easternmost lots, subject to
agreement by the property owners of the existing residences. Landscape materials
shall be chosen from the project Plant Palette.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-170
May 17, 2016
g) Trails and Pedestrian Circulation
The Robertson Ranch Master Plan provides for a variety of Pedestrian Circulation
and Trail alternatives that include Circulation Element Trails and Recreational Trails
which are both Citywide trails; and Enhanced Parkways and Neighborhood
Connections which are community trails. The various recreational trails for the
Master Plan are depicted on the Pedestrian Circulation Plan (Figure III-54). The
Master Plan’s Trail and Pedestrian Circulation System will result in a multi-use
recreational and circulation system that provides a variety of routes for pedestrians,
skaters, cyclists, wheelchairs, etc.
The Carlsbad Citywide Trails Program includes two primary trail classifications:
Circulation Element Trails and Recreational Trails. The Master Plan provides both of
these trail types. Circulation Element Trails are proposed along one side of the Major
Arterial Roadways (Cannon Road and College Boulevard) and will be constructed of
stabilized decomposed granite (D.G.) or other acceptable material, and will be located
within a 30-foot wide landscape buffer area5 (10-foot right-of-way and 20-foot
landscape buffer). Similarly, Recreation Trails will be constructed with stabilized
D.G. (or other acceptable material), but will be located along the neighborhood edges,
through the park site (PA 12) and in several key locations within the open space
preserve areas. The use of Recreational Trails within or across the HMP open space
has been minimized to reduce the potential for impacts to important habitat types.
Where feasible, Recreation Trails within the open space will be located congruent to
existing trails or utility access roads.
In addition to the Citywide trails, the Master Plan provides for two types of
community trails. Enhanced Parkways, located along the Master Plan’s modified
major and secondary arterial roads (Streets “A,” “O,” and “Z”) and along several of
the collector and local roads, will include meandering sidewalks located within
expanded landscape buffers. These Enhanced Parkways form the backbone of the
pedestrian circulation plan and provide pedestrians with connections to the various
project amenities, such as community facilities, the village center, and community
recreation areas. These Enhanced Parkways are complemented by the other trail
types and sidewalks located within the Master Plan community.
5 The landscaped buffer will generally be provided as 15 feet on College Boulevard and 30 feet along Cannon Road,
though not in all cases.
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L300 6001500PEDESTRIAN CIRCULATION PLANRobertson RanchPA 23GPA 14PA 13FIGURE NO. III-54PAGE III-172MASTER PLANEDINBURGH DR.LEGENDCirculation Element TrailCity-Wide Recreational TrailEnhanced parkwaysCMWD Access RoadExisting SDG&E Service Road(8' D.G. Meandering Trail - HOA Maintained)(8' D.G. Meandering Trail - City Maintained)(HOA Maintained)(Future City-Wide Trail)(Future City-Wide Trail)Trail Node*Trail Marker Sign & Trail Regulation SignUpgrade Existing Bus Stop**New Bus Stop5-Minute Walk RadiusPEDESTRIAN TRAILPA 1PA 2WEST VILLAGE UPDATE
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-173
May 17, 2016
The second type of community trails consists of Neighborhood Connections. These
Neighborhood Connections will provide informal links between neighborhoods as
well as provide neighborhood links to surrounding features such as community
recreation areas, bus stops, Recreation Trails, and Circulation Element Trails.
Neighborhood Connections should achieve the following goals:
Provide pedestrian connections between neighborhood cul-de-sacs;
Provide direct links to bus stops from adjacent neighborhoods;
Provide direct links to Circulation Element Trails;
Provide informal pedestrian connections between neighborhoods; and
Provide informal pedestrian connections to and through community
recreation areas and pocket parks.
Neighborhood Connections will be reviewed with the Tentative Maps or Site
Development Plans for the various Planning Areas.
Trail Nodes and Trail Markers also are proposed in key locations, as shown on Figure
III-54; Pedestrian Circulation Plan. Trail Nodes will include a map of the trails
within the development and may be located within enhanced features such as a
gazebo or pergola that is designed to complement the Master Plan design theme. The
Trail Marker elements will be similar for both the East and West Villages to provide
a visual continuity and connection between the two Master Plan villages. Trail
Markers (designed per City standards) consist of small posts at key locations to mark
trail access points with directional arrows and include placards depicting allowed trail
uses. In addition, trail regulations and dog waste stations shall be provided at
trailheads. Concept details for the Trail Nodes and Trail Markers are shown in Figure
III-55, Trail Node and Trail Marker.
Trails and trail signage within the Master Plan shall be subject to the following
General Standards:
1. When a trail is coincidental with utility easements, such as an SDG&E
maintenance road, the trail surfacing and width shall be in accordance with the
associated utility requirements and/or standards.
2. All public trails identified as part of the Citywide trail system shall be built in
accordance with the City Wide Trail Design Guidelines and Standards and shall
include a signage program indicating allowed trail uses and an interpretive
signage component educating the public on the significant vegetation, and
historical or cultural aspects associated with the area at the Trail Node.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-175
May 17, 2016
3. Trail Markers and signage shall be provided in accordance with the City Wide
Trail Design Guidelines and Standards. Trail signage shall be indicated on the
Improvement and Landscape Plans at the time of development applications.
4. The ROW on either side of a meandering stabilized D.G. trail shall be landscaped
and irrigated. Landscape areas shall have a minimum width of 4 feet, when
available.
5. The surfaces of trails associated with roadways shall be constructed of stabilized
D.G. materials and shall include a concrete header along each side of the trail.
Stabilized D.G. trails in excess of 5 percent will require water bars per City trail
Standards or enhanced concrete paving in lieu of stabilized D.G.
h) Landscape Zones
The City of Carlsbad Landscape Manual assigns a landscape intensity classification
based on the intensity of maintenance and water requirements. A brief description of
each zone is given below. Landscape zones for each planning area and transition area
will be identified and defined in the conceptual landscape plans accompanying each
tentative map or other discretionary application.
(1) Zone One: Lush Landscapes
Lush Landscaping is used along the streets, around entry monuments and in
the recreation center where lush, green, flowering landscaping is required.
These are high maintenance areas and will require significant amounts of
irrigation. Consideration will be given to water conservation measures where
appropriate.
(2) Zone Two: Refined Landscape
Refined landscapes are those which require less intensive maintenance
practices (such as mowing, pruning, etc.) and less water. Their appearance is
un-manicured but well kept. These areas are primarily found along street
landscape areas.
(3) Zone Three: Naturalizing Landscape
Naturalizing landscape shall be planted for low use areas that do not have a
refined appearance but are not native – a transition between the two. It
should be able to naturalize and become self sustaining once established, but
may require irrigation in summer months.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-176
May 17, 2016
(4) Zone Four: Native Landscape
Areas of existing vegetation planned for low-level active use where existing
vegetation is retained with very little modification. It will require a minimal
level of maintenance (usually periodic control of debris and minor clearing
for seasonal fire protection) and no supplemental irrigation.
i) General Standards
(1) Landscape Standards
All planting shall conform to the City of Carlsbad Landscape Manual. All
areas required to be landscaped should be planted with turf, groundcover,
shrubs or trees selected from the plant palette contained in these guidelines.
The landscape palette for the Robertson Ranch Master Plan shall promote
selective xeriscape practices in open space areas through the use of native and
naturalizing species. All turf located in common maintenance areas shall be
separated from shrub or groundcover areas by a 6-inch concrete mow curb or
approved equal. A combination of hydro-seed mix and flatted groundcovers
should be used to cover between shrubs and trees to prevent erosion.
Colorful perennials should be a part of these plantings. Plants with similar
watering requirements should be planted together in order to simplify the
irrigation systems and reduce water use inefficiency. Priority use of water
shall be mandatory, meaning that visually sensitive areas are entitled to use
more water than low visual impact areas. Visually sensitive areas include
entries (major and minor) and highly traveled street frontages.
(2) Irrigation Standards
All irrigation systems shall conform to the City of Carlsbad’s Landscape
Manual. Requirements for reclaimed water and other water conservation
methods shall also be complied with. All common landscape areas should be
equipped with automatic irrigation systems. Drip or bubbler irrigation should
be provided where feasible. Large open areas should be irrigated with low
precipitation rate spray heads. Automatic controllers should be equipped with
automatic rain-shut-off devices and provide for various types of water
management options. Reclaimed water shall be utilized for the maintenance
of trees and other landscaping within the Master Plan common areas.
(3) Maintenance
All landscape maintenance shall conform to the City of Carlsbad’s Landscape
Manual and project CC&Rs. In general, the overall appearance of the
landscape shall be neat, healthy and free of weeds and debris. All new
construction shall be landscaped in accordance with a City approved
Landscape Plan, and subject to City inspection of adequate maintenance
levels.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-177
May 17, 2016
Maintenance of landscaping will be dependent upon whether the area in
question is for the use of the general public (“public”) or the exclusive use of
homeowners (“private”). The City shall maintain the medians on the arterials
streets. The Master Homeowners Association or the homeowners’
association for each planning area shall be responsible for the maintenance of
all private open space within its planning area, except private open space
within individual private lots. A Master HOA will be responsible for the
maintenance of the parkways and landscaped fire buffers.
Maintenance and liability for all HMP open space preserve areas including
trails not located within the individual planning areas shall be the
responsibility of a Citywide Open Space Maintenance District, if formed. In
the event no district is formed, then these responsibilities shall be assumed by
the homeowners’ association for each planning area in which such open space
exists, and Master Homeowners’ Associations or other acceptable entity. An
environmental Management company may also take responsibility for
providing the necessary maintenance.
(4) Plant Sizes
The following minimum guidelines shall be adhered to:
Arterial Streetscapes, Parkways, and Slopes Adjacent to Arterial
Streets
Median and Theme Trees: 24-inch box minimum size; a
minimum of 20 percent shall be 36-inch box or larger
Support Trees: 15 gallon minimum size; a minimum of 20
percent shall be 24-inch box size or larger
Shrubs: 1 gallon minimum size; a minimum of 50 percent shall
be 5 gallon size or larger
Community Entries, Roundabouts/Traffic Circles and Focal Points:
Specimen size (36-inch box size or larger, or field-grown trees)
shall be incorporated into these areas.
Slopes:
Slope plant sizes shall conform to the guidelines outlined in the
City Landscape Manual.
j) Walls and Fences
Walls and fencing will be used throughout the project area to complement the overall
design theme, establish community identity, provide protection from roadway and
other noise, protect HMP open space as may be required by the wildlife agencies, and
allow privacy and security in residential areas. All fences and walls within the
Robertson Ranch Master Plan should be designed as integral elements of building
architecture or complementary to the architecture and landscape character. Several
types of walls, excluding walls associated with entry monumentation, may occur
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-178
May 17, 2016
within the Robertson Ranch Master Plan, as conceptually illustrated in Figure III-56,
Conceptual Theme Walls and Fence Detail. These wall types are described below.
Potential locations for perimeter walls and fences are set forth on Figure III-57, Fence
and Wall Plan. These locations are conceptual and will be further defined along with
additional fencing for the subdivisions at the Final Map or Site Development Plan
stage. Note that alternative structural materials may be used for wall and fence
construction, provided that the materials are visually pleasing and structurally
comparable to the conceptual wall and fence materials. Use of alternative materials
shall be permitted only upon the approval of the City Planner. In addition,
production fencing using wood or block may be constructed between individual
single family lots.
(1) Community Theme Wall
This wall will be used within the project area for a variety of purposes, such
as where privacy or security is desired, as well as in locations where
screening or noise barriers are necessary. These walls are primarily located
along arterial streets or major collectors, or where a perimeter wall is visible
from primary entrance points within the East or West Village. As shown in
Figure III-56, Conceptual Theme Walls and Fence Detail, the Community
Theme Wall shall be six feet high, and constructed of split face/precision
block with stone pilasters and a pre-cast cap. Where such walls tie into a
Project Entry or Neighborhood Entry monumentation, the transition shall be
made from the entry wall to the theme wall with a pilaster. Pilasters shall be
provided at regular intervals, which may vary but which shall be between 20
feet and 40 feet on center, depending on the location of the wall and changes
in elevation or direction. Theme walls shall also be located along the rear,
side, or street side yards of planning areas which abut recreation open space
or public/private streets.
(2) Perimeter Wall
This fence type includes view fencing, sound/view walls and solid block
walls and may be used between lots or planning areas. The tubular steel view
fence may be used at parks and open space areas where some security and
privacy is necessary, but also where an unobstructed view is desirable. As
shown in Figure III-56, Conceptual Theme Walls and Fence Detail, walls and
fencing shall be a minimum of five feet high with a maximum of six feet in
height. View fencing shall be constructed of tubular metal pickets with stone
pilasters, and stucco or concrete caps, consistent with the architectural style
and with the Village or Neighborhood Entry. Where views and noise
attenuation are desirable, a combination sound/view wall may be used. The
sound/view walls shall be constructed of a low split face block wall with ¼-
inch and battered stone pilasters. Finally, in areas where views are not
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III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-181
May 17, 2016
desirable, a solid block wall with pilasters may be provided. The solid block
wall shall consist of a split face wall with pre-cast cap. For each of the
perimeter walls, pilasters shall be provided at regular intervals, which may
vary, depending on the location of the wall but shall be provided as needed to
ensure the structural integrity of the wall.
(3) Wood Fence (Production Fencing)
Wood fences may be provided at the rear and sides of individual residential
lots in order to provide security and privacy for individual residential units.
As shown in Figure III-56, Conceptual Theme Walls and Fence Detail, wood
fences shall be constructed of wooden slats (cedar board with Douglas fire
frame) framed by battered stoned community wall pilasters with pre-cast cap.
Wood fencing shall not exceed a height of six feet. The pilasters shall be
provided at regular intervals, which may vary, depending on the location of
the wall but shall be provided as needed to ensure consistency with the
perimeter and community theme walls.
(4) Trail Fence
Where fencing is desirable adjacent to the pedestrian trail system, trail fences
may be used in order to minimize human intrusion into open space areas
while providing a natural experience for trail users. As shown in Figure III-
56, Conceptual Theme Walls and Fence Detail, trail fences shall be
constructed of railings manufactured from non-combustible materials with
battered stone pilasters provided consistent with the community theme walls,
perimeter walls, and wood fences. Trail fences shall not exceed a height of
four feet.
(5) Wall/Fence Guidelines
The following guidelines should be used for all fences and walls:
Appropriate materials include wrought iron, masonry, and wood.
Transparent materials, such as tempered or laminated glass, can also
be used where views are desirable. The maximum height for fences
and walls shall be six feet, except as may be otherwise required for
sound attenuation.
Noise walls required with heights over 6 feet shall use a combination
of a maximum six-foot high wall and berm to achieve the required
height.
Solid fences and walls which are visible from public ways should
include design elements incorporated to reduce monotony. These
elements shall include pilasters, which should be placed at intervals
not to exceed 40 feet on center.
Fencing within 60 feet of native habitat shall be noncombustible.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-182
May 17, 2016
The placement of a fence or wall should be such that it minimizes the
visual impact of the wall and maximizes its effectiveness as
mitigation.
Fencing which is adjacent to the public Right of Way or recreation
areas shall be decorative block, masonry, or view fencing (no wood).
k) Signs
Appropriate signage is important in maintaining the community design theme, as well
as providing a system for identifying community development and giving directional
information to residents and visitors. Unless noted within this Master Plan, all
residential and nonresidential signs shall comply with the requirements of the City of
Carlsbad’s Sign Ordinance (Chapter 21.41 of the Carlsbad Municipal Code). A sign
program will be submitted at the time of tentative map or site development plan
review for the Village Commercial Center located in Planning Area 11.
The following basic principles shall be considered in the provision of signs within
this Master Plan:
The design and architectural elements of the proposed signs shall be
compatible and consistent with theme elements of the Master Plan.
Signs should relate to human scale, especially along pedestrian
corridors and should encourage pedestrian use.
The design of signs should be compatible with and complement the
architecture of the adjacent buildings.
Signs should be designed to create a unifying theme within the
Master Plan.
Signs for nonresidential uses in Planning Areas 2 and 12 shall
require approval of a sign permit, subject to the size and locational
criteria contained in Carlsbad Municipal Code Section 21.41.095
and the design criteria of the Master Plan.
Signs utilized in the Robertson Ranch Master Plan included both temporary and
permanent types:
(1) Permanent Signs
Permanent signs include:
a. Trail head markers
b. Street signs
c. Recreation Center signs
d. Planning area entry signs
e. Commercial signage
f. Project identification
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-183
May 17, 2016
g. Public access trails
h. Fire lane signs
(2) Temporary Signs
Temporary signs which will be present until the completion of project
construction include:
a. Marketing and subdivision sale signs
b. Future facility signs
c. Community entry signs
d. Directional signs
e. Project identification
l) Lighting
The design issue of “lighting” includes street lighting, as well as building and
landscape accent lighting, and sign illumination. The following basic principles
should be considered in the provision of lighting:
Street lights should provide a safe and desirable level of
illumination for both motorists and pedestrians without intruding
into residential areas.
Lighting fixtures should relate to the human scale, especially in
pedestrian areas.
Lighting and lighting fixtures should complement the design and
character of each planning area in which they are placed.
All lighting shall be pedestrian oriented and friendly but shall not be
obtrusive or offensive.
All street lighting shall conform to City standards or an approved
theme lighting program, and shall be approved by the City
Engineer.
Lighting of outdoor recreation facilities may be allowed subject to
the approval of the City.
Illuminated entries should direct lighting low to the ground and be
limited to only the immediate vicinity of the entry.
Lighted entries should not be distracting, create visual hot spots, or
glare, etc.
All lighting should be designed so that it is directed away from the
adjacent existing mobile home park residences.
All commercial lighting shall be restricted and designed so as not to
significantly affect any residential planning area, open space areas
or other nearby properties.
III. DEVELOPMENT AND
Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-184
May 17, 2016
All lighting conditions will be addressed in the review and approval
of any site development plan or other application.
Sports field lighting shall be designed to minimize light spillage
onto adjacent and nearby properties.
Any lighting within community commercial or recreation areas
which will illuminate a residential area past the hour of 10:00 PM,
shall be clearly identified on the site plan.
IV. PUBLIC FACILITIES AND
Robertson Ranch INFRASTRUCTURE PLAN
Robertson Ranch Master Plan Page IV-1
May 17, 2016
IV. PUBLIC FACILITIES AND INFRASTRUCTURE PLAN
A. Relationship to Zone 14 Local Facilities Management Plan
The Robertson Ranch Master Plan area is located within Local Facilities Management Plan
(LFMP) Zone 14 of the Carlsbad Growth Management Program. As such, the property is
subject to the requirements and conditions identified in the Zone 14 LFMP Amendment,
which is being processed for approval in tandem with this master plan. This LFMP
Amendment identifies special conditions with which any development project within the
zone must comply in order to maintain acceptable public facility service levels. These
special conditions can be found in the Zone 14 LFMP and Finance Plan Amendment.
All public infrastructure improvements within the master plan shall comply with City
standards or as required or accepted by the City Engineer. In addition, as required by the
Carlsbad Growth Management Program, an ongoing monitoring program will evaluate the
aspects of improvements, development, and demand on circulation facilities. The required
timing of improvements is based upon the projected demand of development in the zone and
the surrounding region. This timing may be modified without amendment to the LFMP or
this Master Plan, however, any deletions or additions to the improvements will require
amending the LFMP.
The following sections discuss the public facilities and services which will be necessary to
accommodate the development of the Robertson Ranch Master Plan. Specific engineering
requirements, not discussed herein, will be determined through the subdivision map process.
B. Circulation Plan
The locations of these roadways are depicted on Figure IV-1, Circulation Plan. The cross
sections of these roadways are depicted on Figure IV-2, Road Cross Sections.
1. Intersection Spacing
All intersection spacing within the master plan shall be consistent with the standards
provided by this Master Plan. Village access points are to be located as demonstrated on
Figure IV-1, which in some cases may require a variance from intersection spacing policy.
2. Arterial Roadways
El Camino Real, an existing prime arterial on the City's Circulation Element, is located along
the southwestern perimeter of the master plan area. Through implementation of this Master
Plan, El Camino Real will be constructed to its ultimate planned prime arterial width of 126-
foot ROW, with three through-lanes in each direction, an 18-foot raised median, turn lanes at
Tamarack Avenue, Cannon Road and Street "Z" and bike lanes.
PA 3PA 4PA 5PA 6PA 7PA 8PA 9/10PA 11PA 12PA 15PA 16PA 17PA 18PA 19PA 20PA 21PA 22PA 23APA 23CPA 23DPA 23EPA 23FN.A.P.Option ParcelLAPORTALADADR.SD
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LISA ST.EL CAMINO REALTAMARACK AVE.G
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CANNONROADEDINBURGH DR.300 6001500CIRCULATION PLANRobertson RanchFIGURE NO. IV-1PAGE IV-2MASTER PLANLEGEND126' ROW - Primary Arterial102' ROW - Major Arterial96' ROW - West Village Entry -Modified Major88' ROW - East Village Entry -Modified Secondary Arterial(Includes Traffic Circle)84' ROW - Secondary Arterial78' ROW - Modified Secondary Arterial60' ROW - Collector60' ROW - LocalG
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ADJACENTTO WAll OR FENCE 60'ROW SPECIFIED PER PLANNING AREA
60'ROW COLLECTOR STREET LOCAL RESIDENTIAL STREET*
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AND 15, AND A 5' LANDSCAPE BUFFER ADJACENT TO PLANNING AREAS 13 AND 14. PRIVATE LOTS, NOT IN PUBLIC RIGHT -OF-WAY. ROAD CROSS SECTIONS
MASTER PLAN PAGE IV-3
IV. PUBLIC FACILITIES AND
Robertson Ranch INFRASTRUCTURE PLAN
Robertson Ranch Master Plan Page IV-4
May 17, 2016
College Boulevard, a major arterial on the City's Circulation Element, extends through the
eastern section of the master plan area in a north-south direction. This existing arterial is
constructed at a ROW width of 102 feet, including two through-lanes each way, an 18-foot
raised median, bike lanes, and parkway. Outside lanes, medians and final landscaping will be
constructed on College Boulevard with the development of this project.
Cannon Road, also a major arterial on the City's Circulation Element, extends from El
Camino Real in an east-west direction, to its intersection with College Boulevard. This
existing arterial is constructed at a ROW width of 102 feet, including two through-lanes each
way, an 18-foot raised median, bike lanes, and parkway. Outside lanes, medians and final
landscaping will be constructed with the project development.
Tamarack Avenue, a secondary arterial on the City's Circulation Element, presently exists in
build-out design along the northwest perimeter of the master plan area. Existing design is 84-
foot ROW, with two through-lanes each direction, painted median and bike lanes. Additional
landscaping will be limited to the buffer areas to screen Planning Area 1 and the PA 2 RV
Storage Facility.
The schedule for arterial improvements is discussed in the phasing plan, Chapter V,
IMPLEMENTATION MEASURES.
3. Primary Entry Streets
Primary entry streets entering into the project from the arterial roadways are provided in both
the West Village and the East Village in order to create an inviting sense of entry and
community to the motorist and residents. These streets are not designed as short-cuts through
the community, but rather as short, attractive, wide and inviting entrances, with extensive
landscaping and setbacks. Primary entry streets provide the motorist with convenient direct
access to the village center and public facility uses such as the park.
Street "A" in the East Village will be constructed at an 88-foot right-of-way section,
with 20-foot wide travel lanes on each side of a 28-foot wide landscaped median. On
both sides of the street, a 6-foot curb-separated sidewalk will be provided within an
expanded 15- or 20-foot wide landscape parkway (i.e., 10 feet within the right-of-way
and 5 or 10 feet of landscape buffer). Street "A" will terminate at a traffic circle
street design, which accommodates a 30-foot wide landscaped island focal point.
Street “O” will be constructed at a 78-foot right-of-way section, with 20-foot wide
travel lanes on each side of an 18-foot wide landscaped median. Similar to Street
“A,” 6-foot curb-separated sidewalks will be provided on both sides of the street
within an expanded 20-foot landscape parkway (i.e., 10 feet within the right-of-way
and 10 feet of landscape buffer).
Street "Z" in the West Village will be constructed at a 96-foot right-of-way section,
with 30-foot wide travel lanes (two lanes each direction) on each side of a 16 foot
wide landscaped median. A 6-foot curb-separated sidewalk will be provided on both
IV. PUBLIC FACILITIES AND
Robertson Ranch INFRASTRUCTURE PLAN
Robertson Ranch Master Plan Page IV-5
May 17, 2016
sides of Street “Z” within an expanded 20-foot wide parkway (i.e., 10 feet within the
right-of-way and 10 feet of landscape buffer). Street "Z" will be constructed with a
roundabout or traffic circle at its internal terminus, which will then direct local
collector streets into the West Village neighborhoods.
4. Collector and Local Streets
Public collector and local streets within the single family neighborhoods of the Robertson
Ranch Master Plan shall be designed in accordance with City of Carlsbad Engineering
Department public street standards. The width of private streets within multifamily
neighborhoods may vary and shall be established during the Tentative Tract Map/Site
Development Plan/Planned Unit Development Permit review stage in accordance with City
standards. Private streets within Planning Areas 5 and 9/10 may be gated (as shown on
Figure III-IV).
For local residential streets, the pedestrian system within the public right-of-way shall consist
of a five (5) foot wide sidewalk with a 7½ foot wide landscape parkway adjacent to the curb.
Streets which are primary entry streets or that are designated as collector streets will be
designed with enhanced landscape buffers adjacent to the street right-of-way. Street ‘Y’
(also referred to as the "Tamarack Connection") shall be designed as a Hillside Street, with a
28-foot curb-to-curb width, sidewalk on one side, streetlights on both sides, and provided
with a right-turn in/right-turn out only configuration at its intersection with Tamarack
Avenue. A stamped concrete roadway surface is allowed at the point where the pedestrian
trail crosses Street 'Y', at the top of the hill adjacent to Planning Area 3. In order to minimize
impacts to the adjacent open space corridor, a landscaped buffer would not be provided along
Street ‘Y’ adjacent to Planning Area 1 and 23A. Sidewalks and trails may be designed to
meander into the adjacent landscape buffers to reinforce the informal character of the Master
Plan and comply with the Ahwahnee Principles. Sidewalks may be reduced to 4 feet in width
(or no sidewalks altogether) on private streets and driveways upon approval of the City
Engineer. All bikeway and pedestrian street crossings shall be located at street intersections
with appropriate signage as required by the City Engineer. Stabilized decomposed granite
trails will be located along single-loaded streets for pedestrian and bicycle use. Pedestrian
street crossings may be raised or may utilize stamped colored asphalt or concrete paving.
5. Traffic Calming
Development of the Robertson Ranch Master Plan will include the incorporation of traffic
calming design, in order to increase safety, slow traffic, and discourage through traffic within
the neighborhoods of the project. Specific locations for all Traffic Calming measures are not
provided because the suitability of each type of device is best determined at the Tract Map
level of detail.
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DRD.SERVICE ROADTRAILTSRD.ERVICERAILPA 23G1.1 Gross AC.Open SpacePA 143.6 Gross AC.3.3 Net AC.4.8 DU/AC.16 Du'sProposedHigh SchoolSiteFire StationRV4.5 Gross AC.4.3 Net AC.6.0 DU/AC.23 Du's12.0 Net AC.EDINBURGH DR.SERVICEPA 23B5,000 S.F. LotsPA 22.3 Gross AC.CommunityFacility Site22.0 Gross AC.Open SpacePA 317.1 Gross AC.15.4 Net AC.5.5 DU/AC.87 Du's4,000 S.F. LotsPA 135,000 S.F. Lots300 6001500LOCATION OF THE COLONY NEIGHBORHOODRobertson RanchFIGURE NO. IV-3PAGE IV-6MASTER PLANTHE COLONYNEIGHBORHOOD
IV. PUBLIC FACILITIES AND
Robertson Ranch INFRASTRUCTURE PLAN
Robertson Ranch Master Plan Page IV-7
May 17, 2016
Examples of traffic calming measures which will be utilized in this project are shown on
Figures IV-4 and IV-5, Traffic Calming Details. It is important to note that the various traffic
calming elements described below are intended to provide a variety of options which can be
utilized independently or in combination with one another to produce the desired effects of:
slowing traffic; reducing conflicts between pedestrians, bicycles, and vehicles; improving the
environment and livability of streets; and to discourage the use of residential streets by cut-
through traffic. Each of the traffic calming devices depicted on Figures IV-4 and IV-5 are
briefly described below.
Traffic Circles (Figure IV-5): Traffic Circles are a method of intersection design
which directs traffic circularly around a central island in a single direction. Traffic
circles are effective traffic calming devices because they limit traffic to a single
direction, reduce vehicular speeds and also shorten the distance of pedestrian
crossings. Within the Robertson Ranch Master Plan, a prominent traffic circle is
planned along the primary entries (i.e., Street “A” and Street “O”) within the East
Village and will consist of a landscaped median that also will serve as a focal point
for the street. Other locations may be deemed appropriate for Traffic Circles within
the West Village during the Tentative Map process.
Roundabouts (Figures IV-4 and IV-5A): As with traffic circles, roundabouts
establish a central island around which traffic moves in a single direction.
Roundabouts tend to be smaller and more modest than traffic circles, and are more
appropriate at major intersections other than the primary intersections within the
community. Roundabouts will be utilized at the intersection of Street “Z” and the
east-west collector in the West Village. Other locations may be deemed appropriate
for Roundabouts within the West Village during the Tentative Map process.
Alternatively, Street “Z” may be provided with a traffic circle, as described above.
Intersection Bulb-Outs (Figure IV-4): Intersection bulb-outs are areas adjacent to
intersections where curb-to-curb distance is reduced by widening the sidewalk. Bulb-
outs are intended to improve pedestrian safety by slowing traffic down and reducing
the crossing distance for pedestrians. Intersection bulb-outs should be considered at
four-way intersections of local streets within the community, and at “tee”
intersections where traffic calming is desirable.
Curb Extensions (Figure IV-5): Curb extensions are physical extensions of the curb
line into the travel lanes which improve pedestrian safety by slowing traffic due to the
narrowed roadway and by reducing the curb-to-curb distance of the street. Curb
extensions are best-suited for tee intersection in conjunction with bulb-outs, along
street segments where pedestrian crossings are desirable, or along long segments of
roads where other traffic calming devices are not utilized.
IV. PUBLIC FACILITIES AND
Robertson Ranch INFRASTRUCTURE PLAN
Robertson Ranch Master Plan Page IV-10
May 17, 2016
Center Medians (Figure IV-5): Landscaped center medians are an effective device for limiting the
sight-distance for automobiles, thereby reducing speed. In addition, center medians help improve
pedestrian safety by minimizing the amount of street that must be crossed. Center medians should be
considered along long segments of roads, or where mid-block pedestrian crossings are desirable.
Barriers/Diverters: In certain locations within the community, it may be necessary to
reduce the potential for traffic with high-volumes from cutting through the
community. In such cases, it may be appropriate to utilize security gates or cul-de-
sacs in conjunction with appropriate signage (i.e., “Not a Through Street”) to reduce
or eliminate the potential for cut-through traffic, thereby enhancing pedestrian safety.
6. Street Naming Requirements
Public and private street names within the East and West Village of the Master Plan may
deviate from the provisions of City Council Policy No. 20, Street Naming and Addressing
Policy, by reflecting the following themes: 1) the East Village streets will reflect a trail
theme, and 2) the West Village streets will reflect an historic theme. Both trail-themed and
historically themed street names shall be subject to approval by the City Planner.
7. Public Transportation
In conformance with the Ahwahnee Principles, as discussed in Section II of this Master Plan,
the Master Plan has been designed to provide safe and convenient access to transit facilities.
Bus stop facilities on El Camino Real, Tamarack Avenue., College Boulevard and Cannon
Road shall be provided in conjunction with these respective developments as approved by
NCTD, as shown on Figure III-57, Pedestrian Circulation Plan. Said facilities shall at a
minimum include a covered bench, free from advertising, and a pole for a bus stop sign. The
bench and pole shall be designed in a manner so as to not detract from the basic theme of the
adjacent planning area and said design shall be subject to the approval of the City Planner
and North County Transit District. Existing facilities on El Camino Real and Tamarack
Avenue will be improved and upgraded. Bus stop facilities shall be maintained by the
developer or Master HOA.
As part of this Master Plan Project, the following bus stops shall be improved with new
concrete bus turnouts, ADA-compliant boarding pads, new shelters with anti-vagrant bar
benches, trash cans and solar lights (if the upgraded street lighting is not sufficient):
Westbound El Camino Real at west of Cannon Road. Relocate existing
bus stop from just east of Cannon Road.
Westbound El Camino Real at west of Lisa Street. Relocate existing bus
stop from just east of Lisa Street.
Westbound El Camino Real at west of Kelly Drive. The City of Carlsbad
has previously installed a bench and a trash can at this bus stop. The existing
bench shall be returned to the City for use at another location when the bus
stop is improved.
IV. PUBLIC FACILITIES AND
Robertson Ranch INFRASTRUCTURE PLAN
Robertson Ranch Master Plan Page IV-11
May 17, 2016
The following bus stops shall be improved with ADA-compliant boarding, new benches with
backs, and trash cans:
Northbound Tamarack Avenue at north of El Camino Real
Northbound Tamarack Avenue at north of Pontiac Avenue
Future bus stop locations to be constructed with concrete bus stop turnouts, ADA-compliant
boarding pads, new shelters with anti-vagrant bar benches, trash cans and solar lights (if
upgraded street lighting is not sufficient) shall be at the following locations:
Northbound Cannon Road at north El Camino Real
Northbound Cannon Road at north of Street “A”
Northbound Cannon Road at north of Street “O”
Southbound Cannon Road at south of College Boulevard
Southbound Cannon Road at south of Street “A”
Southbound Cannon Road at south of Street “O”
Northbound College Boulevard at north of Cannon Road
Bus stop pad dimensions and furniture to be provided shall be consistent with the NCTD Bus
Stop Standards and the City of Carlsbad Planning Division recommendations. Shelters may
be designed to complement the design theme of the Master Plan. Modifications to the
locations described shall be subject to NCTD and City of Carlsbad approval.
8. Bike Routes
Bikeways exist on Tamarack Avenue and will be provided on El Camino Real, College
Boulevard and Cannon Road. In addition, dedicated bikeways also will be provided along
Streets “Z,” “A,” and “O,” while the 8-foot wide D.G. trails within the community are
designed for bicycle use. Bicycle racks and related facilities shall be provided at the
commercial center and at common recreational facilities to encourage the use of this
transportation mode.
C. Sewer Plan
Sewer services will be coordinated by the City of Carlsbad. The Robertson Ranch Master
Plan area will be served by the existing sewer interceptor which travels southerly through the
southern portion of the master plan area, along Rancho Carlsbad, across El Camino Real
(Lines SAHT2B and SAHT2C) and down Cannon Road to the Wastewater Treatment Center.
This line has been completed and will be fully operational prior to construction of the
Robertson Ranch Master Plan project. The majority of the Robertson Ranch Master Plan
buildout development will sewer down this line. The remaining area (Planning Areas 1 and
2) will sewer down the existing NAH trunk line, which travels to the Wastewater Treatment
Center via the north shore of Agua Hedionda Lagoon.
On-site sewer collection lines will be installed by the developer(s) as development of the
project proceeds. All development within the Robertson Ranch Master Plan also will be
required to pay the appropriate Sewer Connection Fees and Sewer Benefit Area Fees prior to
IV. PUBLIC FACILITIES AND
Robertson Ranch INFRASTRUCTURE PLAN
Robertson Ranch Master Plan Page IV-12
May 17, 2016
issuance of any building permits for such development. Existing off-site and conceptual off
and on-site sewer system improvements are shown on Figure IV-6, Master Sewer Plan.
D. Water and Reclaimed Water Plan
The Robertson Ranch Master Plan area is wholly located within the Carlsbad Municipal
Water District (CMWD). All water facilities will be constructed in accordance with the
District’s policies and regulations. Existing off-site and proposed conceptual off and on-site
domestic and reclaimed water system improvements are shown on Figure IV-7, Master
Water Plan. Improvements required to serve the proposed development will be provided
prior to any development within the Robertson Ranch Master Plan being completed. The
water line capacity necessary for specific service lines will be analyzed and approved by
CMWD during the review process for individual development permits within the planning
areas.
In order to reduce the consumption of potable water within the Master Plan, and in
conformance with the Ahwahnee Principles, reclaimed water facilities will be provided to
serve the various neighborhoods within the Master Plan. CMWD will operate and maintain a
reclaimed water pipeline within Cannon Road and College Boulevard. An existing reclaimed
water system is located within Cannon Road and College Boulevard, and will be extended
into the project, as shown on Figure IV-8, Master Drainage Plan. Reclaimed water will be
used for landscaping parkways and medians on College Boulevard and Cannon Road, and for
all landscape areas maintained by the project Master HOA. All development within the
Master Plan will tie into this reclaimed line and provide reclaimed water supply for common
and public landscape areas.
E. Drainage Plan
The Robertson Ranch Master Plan is located wholly within the Agua Hedionda Lagoon
watershed. The storm water within this watershed flows through depollutant basins to natural
drainage courses into Calavera Creek on the east, or unnamed creeks on the west, into the
lagoon. Several engineering analyses and design projects have been performed within the
Agua Hedionda and Calavera Creek watersheds. These watersheds cover over 23 square
miles and, as a result; support a variety of land uses including residential, commercial,
industrial, open space, etc.
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IV. PUBLIC FACILITIES AND
Robertson Ranch INFRASTRUCTURE PLAN
Robertson Ranch Master Plan Page IV-16
May 17, 2016
1. Drainage Improvements to Be Constructed With the Robertson Ranch
Master Plan
East Village
Facility BJ – Construction of an 84-inch diameter storm drain pipe along the north side of
Cannon Road. This storm drain will replace the widening of Calavera Creek earthen channel.
It will capture floodwaters at its connection upstream to the existing 11-foot x 7-foot culvert
under the intersection of College Boulevard and Cannon Road as well as runoff from
development north of Cannon Road. This line will intercept the flow that is currently diverted
by the weir wall along with runoff from the East Village development and outlet north of
Cannon Road near El Camino Real where the flow would continue through a culvert under El
Camino Real to the Agua Hedionda Lagoon. The low flows within Calavera Creek would
continue to be routed to the existing Calavera Creek channel within the Rancho Carlsbad
Mobile Home Park. The low flows from the Robertson Ranch Master Plan property will be
routed into a depollutant facility south of Cannon Road and then flow under Cannon Road
through the existing culverts. As a regional facility, this 84-inch RCP will be oversized for
the required Robertson Ranch Master Plan drainage, but would replace the regional need for
the proposed widening of Calavera Creek through Rancho Carlsbad Mobile Home Park
(Facility BJ).
Facility BJA presently exists as a 36-inch RCP within College Boulevard Reach B and
outlets to the east into existing Detention Basin Facility BJB. Facility BJB also presently
exists within the project site. This facility is a 49-acre foot detention basin, which was built
as part of a regional solution to the existing flooding that occurs in the Rancho Carlsbad
Mobile Home Park. Detention basin BJB and Calavera Creek drains into an existing 11-foot
x 7-foot culvert. At the outlet of this culvert, a weir wall was built north of the 10-foot wide
earthen channel.
As part of the development of the East Village an 84-inch RCP is proposed to be built along
the north side of Cannon Road. The 84-inch RCP would connect to the existing 11-foot x 7-
foot culvert. This line would intercept the flow that is currently diverted by the weir wall
along with runoff from the East Village development and outlet north of Cannon Road near
El Camino Real where the flow would continue through a culvert under El Camino Real to
the Agua Hedionda Lagoon. The low flows will be routed into a water quality facility south
of Cannon Road (PA 20) and then flow under Cannon Road through the existing culverts.
West Village
Facility BF1 – This desiltation basin which will accommodate regional flows from the
existing off-site residential watershed to the north will be installed as a depollutant
basin in a location immediately west of the riparian corridor, or its functional
equivalent within the riparian corridor, within Planning Area 1.
IV. PUBLIC FACILITIES AND
Robertson Ranch INFRASTRUCTURE PLAN
Robertson Ranch Master Plan Page IV-17
May 17, 2016
Facility BFA – This regional storm drain facility will be constructed off-site south of El
Camino Real. The exact size and location of the facility will be determined after
further study.
Facility BFB – This storm drain facility within Planning Area 1 will be installed to route
drainage from the channel north of Tamarack that runs southerly along El Camino
Real to the sedimentation basin facility BF.
The existing natural channel in the alignment of Master Drainage Plan Facility BH will be
enhanced and preserved as permanent open space eliminating the need for the storm drain
pipes.
The conversion of agricultural lands together with mitigation measures within the
development area will eliminate the need for Master Drainage Plan sedimentation basin, BH,
which the Master Drainage Plan originally indicated was to be built in the open space
corridor (PA 23C).
The Carlsbad Growth Management program requires that drainage facilities be provided as
required by the City concurrent with development. As a result, all future development within
the Robertson Ranch Master Plan will be required to construct necessary storm drain
facilities identified in the Drainage Master Plan (Figure IV-8, Master Drainage Plan) and the
LFMP as determined by the City Engineer.
Runoff water will be treated per the Regional Water Quality Control Board and the City of
Carlsbad Standard Urban Stormwater Management Plan requirements. In accordance with
the Municipal Permit and final hydromodification management plan dated March 2011, the
project will employ a hydromodification management strategy which will implement
measures so that post-development runoff rates and durations do not exceed pre-project
conditions. The project will utilize storm water management features that have been sized
based on the IMP and BMP sizing approach for hydromodification management. Biological
swales to improve the water quality of drainage from the West Village may be placed within
the setback areas of El Camino Real.
F. Solid Waste Disposal
Solid waste disposal for the Robertson Ranch Master Plan will be provided by Coast Waste
Management, a private company which has contracted with the City of Carlsbad to provide
such services. The developer will coordinate with Coast Waste and include provisions to
ensure adequate vehicular access for solid waste pickup for the proposed land uses.
G. Fire Protection
The Robertson Ranch Master Plan is situated within the 5-minute response time of either
existing Fire Station #3 (presently in its temporary location at 3701 Catalina Drive) or Fire
Station #5 (located at the Public Safety Center). The City of Carlsbad plans to relocate
existing Fire Station #3 into the central portion of Calavera Hills at the southwest corner of
IV. PUBLIC FACILITIES AND
Robertson Ranch INFRASTRUCTURE PLAN
Robertson Ranch Master Plan Page IV-18
May 17, 2016
Carlsbad Village Drive and Glasgow Road. This relocation is anticipated in the 2001-2002
Capital Improvement Program to occur between 2004 and 2009. If desired by the Fire
Department, Planning Area 22 also could be utilized as a site for a future fire station. All
development within the Robertson Ranch Master Plan will be located within the 5-minute
response time from either Fire Station #3 or Fire Station #5.
H. Gas and Electric
San Diego Gas and Electric Company currently provides service to the Robertson Ranch
Master Plan area, and indicates that energy services will be provided to the proposed project.
Robertson Ranch V. MASTER PLAN IMPLEMENTATION MEASURES
Robertson Ranch Master Plan Page V-1
May 17, 2016
V. MASTER PLAN IMPLEMENTATION MEASURES
Adoption of the Robertson Ranch Master Plan by the City of Carlsbad establishes the framework for
development of the entire site. Additional entitlements and discretionary actions must be approved
by the City, State and Federal agencies in order to implement the Master Plan. Some of these
entitlements must be approved concurrently with the consideration of the Master Plan, while others
will be submitted as the project development plan phases are implemented during the life of the
project. Additionally, development of the site requires a substantial investment in infrastructure and
capital improvements, such as roadways, water, sewer, and storm drain facilities. Section I,
INTRODUCTION, of this Master Plan lays the framework for all entitlements that will be needed to
implement the project. This section of the document discusses the relative timing of the
improvement and financing programs needed to implement the approved project, and focuses on the
procedures required for the implementation and amendment of the Master Plan.
A. Master Plan Environmental Review
The Robertson Ranch Master Plan has complied with the California Environmental Quality
Act (CEQA) through completion of appropriate environmental documentation and disclosure
to the public and decision makers.
Pursuant to CEQA, the City of Carlsbad reviewed the Robertson Ranch Master Plan
application and determined that the proposed project would result in potentially significant
impacts that required evaluation and disclosure in a Program Environmental Impact Report
(EIR). Accordingly, the City prepared a draft EIR (SCH-2004051039) for the subject project
and released it for public review on October 4, 2005. The draft EIR evaluated the impacts
associated with those uses identified in a draft version of the Master Plan and assumed a
maximum of 1,383 residential dwelling units. Land uses evaluated include a maximum of
578 single-family, 131 courtyard residential, and 674 multifamily dwelling units, as well as a
park site on 13.9 acres, a 15.1-acre Village Center (including neighborhood commercial and
community facilities uses), and approximately 140 acres of open space. The adopted
Environmental Impact Report concluded that the proposed project could result in significant
impacts to biological resources, water quality, air quality, noise and traffic. Accordingly, the
City developed mitigation measures that would reduce the project’s impacts to below a level
of significance, or adopted Statement of Overriding Considerations for immitigable impacts.
Comments on the Draft EIR were received from the public and responsible agencies and
addressed in the Final EIR. Based on revisions to the land use plan that were approved by
the City Council on November 14, 2006, an errata sheet was included in the Final EIR to
reference the final land uses approved for the site, and to clarify that the revisions to the
Master Plan land uses would not result in any new impacts to the environment that were not
previously addressed by the Draft EIR document. The City Council approved the project and
certified the Final EIR on November 14, 2006.
All subsequent applications for development within the Robertson Ranch Master Plan must
be evaluated pursuant to CEQA. In 2012, the Robertson Ranch West Village Update project
incorporates the required Robertson Ranch Master Plan Final Program EIR mitigation
Robertson Ranch V. MASTER PLAN IMPLEMENTATION MEASURES
Robertson Ranch Master Plan Page V-2
May 17, 2016
measures, and through the analysis of the required additional plans, reports, and studies
pertaining to biological resources, geotechnical, hydrology, storm water management, and
noise, a determination has been made by the City of Carlsbad that with the implementation of
additional mitigation measures, no additional significant impacts beyond those identified and
mitigated for by the EIR would result from the West Village project. The Roberson Ranch
Master Plan EIR and additional technical studies are cited as source documents of this
environmental evaluation. Therefore, in conjunction with the Final EIR, and supplemented
by a Mitigated Negative Declaration, the project has been modified and/or mitigation
measures have been added to ensure that significant impacts associated with the West Village
Update project are mitigated to a level of insignificance.
B. Capital Improvement Programs and Financing Measures to Implement
the Master Plan
The Zone 14 Local Facilities Management Plan contains detailed development phasing
programs for eleven public facilities covered by the City of Carlsbad Citywide Public Facility
Plan. This plan ensures that public facilities will be in place when they are needed. The
Master Plan will be developed in multiple phases. Each phase has specific off-site and on-
site improvements that must be provided prior to or concurrent with development. The
Citywide Public Facilities Plan established performance standards for public facilities. These
performance standards were adhered to by the Zone 14 Local Facilities Management Plan to
ensure the appropriate timing of facilities and services. All public facility performance
standards identified in the Local Facilities Management Plan and any amendments thereto
must be complied with as the Master Plan develops.
C. Master Plan Phasing
The Robertson Ranch Master Plan will be developed in a logical sequence in four main
phases over a period of approximately 7 to 10 years. These four phases are indicated in
Figure V-1, Master Phasing Plan.
Each phase of the development can be graded independently, with overlapping timeframes as
may be determined by the developer and the City. Grading within the habitat corridor of
Phase II is required soon after expiration of the Parkway Nursery lease pursuant to the HMP
Concurrence Letter on file with the City of Carlsbad.
The affordable housing requirement for each phase will be complied with pursuant to
separate affordable housing agreements for the East and West Villages prior to recordation of
the master tentative map for each phase. Construction of the affordable housing units will be
provided in relation to the timing of the market-rate units. The affordable housing agreement
will contain the phasing requirements for the affordable units.
3006001500MASTER PHASING PLANRobertson RanchFIGURE NO. V-1PAGE V-3MASTER PLANPA 1PA 3PA 4PA 5PA 6PA 7PA 8PA 9/10PA 11PA 12PA 15PA 16PA 17PA 18PA 19PA 20PA 21PA 22PA 23APA 23CPA 23DPA 23EPA 23FN.A.P.Option ParcelKELLY DR.
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Robertson Ranch V. MASTER PLAN IMPLEMENTATION MEASURES
Robertson Ranch Master Plan Page V-4
May 17, 2016
A recreational vehicle storage site (Planning Area 22) will serve both the East and West
Villages. The PA 22 RV storage site must be provided prior to the occupancy of residential
units within the planned development neighborhoods. A temporary facility may serve the
initial neighborhood developments until the final facility in Planning Area 22 is completed.
The areas considered HMP open space within the respective phases will be created within
separate open space lots and shall be subject to an open space easement, to be recorded in
conjunction with the final map for the master tentative map for the respective phase. The
subject open spaces shall remain in continued ownership of the existing owner(s) until they
are transferred via fee title and/or easement to a master homeowner's association (HOA) or
via easement to a professional environmental management entity as approved by the City of
Carlsbad. Conservation management of the subject area is anticipated to be performed by a
professional biological management entity with experience and credentials acceptable to the
U.S. Fish & Wildlife Service (USFWS), California Department of Fish & Game (CDFG) and
the City of Carlsbad. The transfer of easement and fee title rights from the existing owner to
the professional environmental management entity will not preclude the future transfer of
such management rights to the City or other appropriate entity at some future date, as
determined by the City. The transfer of management rights and obligations (and easement
and/or title rights) of the open space lots shall be accompanied by an endowment of
sufficient value to ensure long-term compliance with the requirements of the Mitigation
Monitoring and Reporting Program (MMRP) section of the Final EIR.
City standards require that all public facility performance standards identified in the Zone 14
Local Facilities Management Plan must be complied with by each individual development
phase.
1. Phase I (East Village): Planning Areas 15, 16, 17, 18, 19, 20, 21, 23D, 23E, and
23F.
a. Grading: Cut and fill balance of approximately 771,650 cubic yards of
earthwork on-site.
b. Circulation:
1. All roadway improvements within Phase I (East Village).
2. East Village developer shall provide frontage improvements for both
sides of Cannon Road Reach 3 from College Boulevard to El Camino
Real (including median improvements) and design and secure the
installation of traffic signals at intersections at "A" Street and "O"
Street to the satisfaction of the City engineer.
3. East Village developer shall provide frontage improvements for both
sides of College Boulevard and median improvements (Reach B).
4. Provide bus stop improvements as necessary to comply with NCTD
criteria.
Robertson Ranch V. MASTER PLAN IMPLEMENTATION MEASURES
Robertson Ranch Master Plan Page V-5
May 17, 2016
c. Sewer: All improvements within Phase I (East Village). Provide for sewer
stubs to Planning Areas 12 and 13 and in Cannon Road near the intersection
of El Camino Real.
d. Water: All improvements within Phase I (East Village). Provide for water
stubs to Planning Areas 12 (Park) and 13.
e. Drainage:
1. All improvements within Phase I (East Village).
2. Installation of an 84-inch public storm drain parallel to Cannon Road
located along the northerly right-of-way line. This storm drain begins
near the intersection of College Boulevard and Cannon Road and
terminates just east of the intersection of Cannon Road and El Camino
Real. This storm drain conveys approximately 500 cfs of storm water
underground that normally would have been carried by the Calavera
Creek (north channel) that borders between the Robertson Ranch
Master Plan and the existing Rancho Carlsbad development.
3. A water quality facility will be constructed along the south side of
Cannon Road within Planning Area 20 to treat runoff from the
Robertson Ranch Master Plan East Village and a portion of the West
Village (i.e., Planning Areas 12 and 13) prior to leaving the site.
f. Community Improvements:
1. Community Trails will be provided by the developer of this phase for
trails located within the boundaries of this phase, as indicated in this
Master Plan.
2. Habitat Management Plan – The developer shall provide the following
documents for PA 23D and 23E (and 10 acres of PA 23C) pursuant to
the requirements of the MMRP of the Robertson Ranch Master Plan
EIR.
a. Select conservation management entity
b. Record conservation easement over open space parcels
c. Prepare a Property Analysis Record (PAR)
d. Prepare a Monitoring and Management Plan
e. Prepare a revegetation plan as required per the Concurrence
Letter
f. Provide an endowment which ensures ongoing funds for
management of the open spaces in perpetuity
Robertson Ranch V. MASTER PLAN IMPLEMENTATION MEASURES
Robertson Ranch Master Plan Page V-6
May 17, 2016
2. Phase II (Park, Residential, RV Storage, and Habitat Corridor): Planning Areas
12, 13, 14, 22 and 23C.
a. Grading: Cut and fill balance of 348,000 cubic yards of earthwork on-site.
b. Circulation: On-site access improvements only.
c. Sewer: All improvements within Planning Areas 12 and 13.
d. Water: All improvements within Planning Areas 12 and 13.
e. Drainage: All improvements within Planning Areas 12 and 13. If Planning
Area 20 is not sized to treat runoff from Planning Areas 12 and/or 13, then
water quality treatment measures (BMPs) shall be provided on-site within the
Planning Area(s) to meet storm water quality objectives to the satisfaction of
the City Engineer.
f. Community Improvements:
1. The Park site (PA 12) shall be made available to the City of Carlsbad
as required pursuant to CMC Chapter 21.38.969 and improvements as
may be required pursuant to the requirements of the approved Parks
Agreement.
2. Habitat Management Plan – The developer shall provide the following
documents for PA 23C pursuant to the requirements of the MMRP of
the Robertson Ranch Master Plan EIR.
a. Select conservation management entity
b. Record conservation easement over open space parcels
c. Prepare a Property Analysis Record (PAR)
d. Prepare a Monitoring and Management Plan
e. Prepare a revegetation plan as required per the Concurrence
Letter
f. Provide an endowment which ensures ongoing funds for
management of the open spaces in perpetuity
3. Community Trail connections will be provided by the developer of
this phase for trails located within PA 23C.
3. Phase III(a) (West Village Central): Planning Areas 4, 7, 8,, 11, 23A, and 23B.
a. Grading: Mass grading cut and fill balance of approximately 1.3 million
cubic yards of earthwork on-site. This mass grading will include all areas of
the West Village through a master tentative map grading permit.
Robertson Ranch V. MASTER PLAN IMPLEMENTATION MEASURES
Robertson Ranch Master Plan Page V-7
May 17, 2016
b. Circulation
1. All roadway improvements within Planning Areas 4, 7, 8 and 11.
2. El Camino Real Widening: The El Camino Real widening
improvements may occur in two phases, substantially as indicated on
Figure V-2, El Camino Real Phasing, and subject to a determination
of the specific improvements to be provided in each phase as
approved by the City Engineer. Improvements to be completed at the
end of the phased construction program include restriping and
widening El Camino Real as necessary along project frontage to
provide a third northbound through-lane and right turn only lane in the
northbound direction. Also provide a third southbound shared right-
turn lane. Reimbursement is anticipated for the developer's costs
associated with the southbound El Camino Real improvements. The
developer may be subject to reimbursement for the cost of portions of
El Camino Real southbound widening. It is anticipated that these
reimbursements may include private funds collected for El Camino
Real southbound improvements by the City from property owners on
the south side of the roadway, or other assessment or reimbursement
agreements, subject to approval by the City Council.
3. El Camino Real/Street "Z": Install traffic signal and provide third
northbound through lane and a separate right-turn lane. Also, the
developer will add a third southbound lane on El Camino Real.
Reimbursement is anticipated for the developer's costs associated with
the southbound El Camino Real improvements. These improvements
may be phased as indicated in paragraph 2 above.
4. El Camino Real/Cannon Road: Restripe northbound El Camino Real
after frontage improvements have been installed along the West
Village to allow for a shared through/right turn lane.
5. Provide bus stop improvements as necessary to comply with NCTD
criteria.
c. Sewer: All improvements within Planning Areas 4, 7, 8 and 11.
d. Water: All improvements within Planning Areas 4, 7, 8 and 11.
e. Drainage: All improvements within Planning Areas 4, 7, 8 and 11.
Robertson Ranch V. MASTER PLAN IMPLEMENTATION MEASURES
Robertson Ranch Master Plan Page V-9
May 17, 2016
f. Community Improvements:
1. Community Facilities, including a daycare facility, will be provided..
2. Community trails will be provided by the developer of this phase for
trails located within the boundaries of this phase, as indicated in this
Master Plan. The community trail within PA 23C, which connects PA
11 and PA 13, shall be constructed by the developer of Phase II.
3. Development of community recreation (PA 4) park.
4. Habitat Management Plan – The developer shall provide the following
documents for PA 23A and 23B pursuant to the requirements of the
MMRP of the Robertson Ranch Master Plan EIR.
a. Select conservation management entity
b. Record conservation easement over open space parcels
c. Prepare a Property Analysis Record (PAR)
d. Prepare a Monitoring and Management Plan
e. Prepare a revegetation plan as required per the Concurrence
Letter
f. Provide an endowment which ensures ongoing funds for
management of the open spaces in perpetuity
4. Phase III(b) (West Village – Perimeter): Planning Areas 3, 5, 6, and 9/10
a. Grading: Mass grading completed with Phase III(a)
b. Circulation:
1. All roadway improvements in Planning Areas 3, 5, 6 and 9/10
2. Second phase of El Camino Real to be constructed, as per paragraph 2
above.
3. Street “Y” (Tamarack Connection)
5. Phase IV (West Village – North): Planning Area 1 and 2.
a. Grading: Cut and fill balance of 125,000 cubic yards of earthwork on-site.
b. Circulation:
1. All roadway improvements within Planning Area 1 and 2,
Robertson Ranch V. MASTER PLAN IMPLEMENTATION MEASURES
Robertson Ranch Master Plan Page V-10
May 17, 2016
2. El Camino Real/Tamarack Avenue: Widen and restripe El Camino
Real northbound to provide three through-lanes and a separate right-
turn only lane. Also, the developer will make a fair share contribution
toward construction of a shared third southbound through/right turn
lane on El Camino Real which shall be installed by the City of
Carlsbad or its designee and funded through the TIF program, when
determined by the City to be needed.
3. El Camino Real/Kelly Drive: Modify the traffic signal and
accommodate third northbound lane and PA 1 driveway. Also, the
developer will add a third southbound through lane. Reimbursement
is anticipated for the developer's costs associated with the southbound
El Camino Real improvements.
c. Sewer: All sewer improvements within Planning Area 1 and 2.
d. Water: All water improvements within Planning Area 1 and 2.
e. Drainage:
1. All drainage improvements within Planning Area 1 and 2.
2. Facility BFA or its functional equivalent will be constructed if
necessary off-site south of El Camino Real with development of the
West Village. The exact size and location of the facility will be
determined after further study.
3. Facility BFB storm drain will be installed in conjunction with the
development of PA 1.
f. Community Improvements:
1. Community trails will be provided by the developer of this phase
consistent with the requirements of this Master Plan.
2. Habitat Management Plan – The developer shall provide the following
documents for 1 pursuant to the requirements of the MMRP of the
Robertson Ranch Master Plan EIR.
a. Select conservation management entity
b. Record conservation easement over open space parcels
c. Prepare a Property Analysis Record (PAR)
d. Prepare a Monitoring and Management Plan
e. Prepare a revegetation plan as required per the Concurrence
Letter
f. Provide an endowment which ensures ongoing funds for
management of the open spaces in perpetuity
Robertson Ranch V. MASTER PLAN IMPLEMENTATION MEASURES
Robertson Ranch Master Plan Page V-11
May 17, 2016
D. Relation of the Master Plan and the Village Development Plans
The Master Plan represents the framework of development for the Robertson Ranch Master
Plan project, and the implementation of the project requires the approval of numerous
additional discretionary entitlements over the life of the project, as described in Section I.E
and shown in Table I-2. This section sets forth the procedures to be enacted in order to
implement the approved Master Plan and those required for future amendments to the Master
Plan.
The Robertson Ranch Master Plan constitutes the master zoning and development standards
for the area contained within the plan boundaries, as provided for by the Planned Community
Zone, Section 21.38 of the Carlsbad Municipal Code. All provisions of the Master Plan are
imposed as a condition of zoning. In many cases the standards of the underlying Master Plan
zones have been modified from the Carlsbad Municipal Code. Therefore, the specific
neighborhood area development standards of this Master Plan must be consulted as they
apply to the Master Plan area. Should any conflict arise between the Master Plan zoning
regulations and existing City policies, procedures or ordinances, the provisions of this Master
Plan shall prevail. Where the Master Plan is silent on an issue, the requirements of the
Carlsbad Municipal Code shall apply. If any term, provision, or condition of this Master Plan
is found to be invalid or unenforceable, the remainder of this Master Plan shall not be
affected.
It is anticipated that certain modifications to the Planning Area Development Standards
provided in Section III.A may be necessary during the development of the individual
Planning Areas. If, at the discretion of the City Planner, a modification is deemed specific to
an individual Planning Area and is in substantial conformance with the intent of the Master
Plan as a whole, an administrative adjustment to the Planning Area Development Standards
may occur without necessitating a Master Plan Revision.
E. Revisions to the Master Plan
Revisions to the Robertson Ranch Master Plan shall be processed pursuant to Title 21 of the
Carlsbad municipal Code as well as the provisions of this chapter.
It is anticipated that during the period of development of the Robertson Ranch Master Plan
certain minor revisions to the Master Plan may be requested which are found by the City
Planner to be consistent with the Master Plan. These minor revisions may include: (a) minor
modification of planning area boundaries; (b) minor re-alignment of streets; (c) minor
modification of design criteria; or (d) any other proposed changes that are determined by the
City Planner to be minor modifications.
In addition, modifications to the Master Plan may be requested which exceed the City
Planner authority to approve minor modifications, and thus necessitate an amendment to the
Master Plan. Any amendment to the Master Plan shall occur in accordance with the process
Robertson Ranch V. MASTER PLAN IMPLEMENTATION MEASURES
Robertson Ranch Master Plan Page V-12
May 17, 2016
described in this section. These amendments, should they occur, are divided into three
categories.
1. Minor Master Plan Amendment. A Master Plan Amendment request shall be
determined to be minor if the amendment does not increase the densities or change
the boundaries of the subject property or involve an addition of a new use or group of
uses not shown on the original master plan or the rearrangement of uses within the
master plan. Such determination shall be made by the Planning Commission pursuant
to Chapter 21.38.120 of the CMC. Alternative Uses specifically identified in the
Master Plan will be determined to be Minor Master Plan Amendments.
The Master Plan provides an estimate of the approximate number of units that will be
developed within each Planning Area. The exact number of units that will be
developed within each Planning Area will be determined during subsequent review of
the tentative maps that divide each Planning Area into individual residential lots. A
Minor Master Plan Amendment shall be processed concurrently with each tentative
map requesting 10 percent (or less) above or below the anticipated number of
dwelling units stated for the Planning Areas. This amendment will revise Figure II-4,
Master Plan Land Use Plan, to indicate exactly how many units have been approved
in each Planning Area and how many remaining units exist in the Master Plan. If the
number of units requested in an individual Planning Area varies by more than 10
percent, a Major Master Plan Amendment shall be processed concurrently with the
proposed Tentative Map. In no case shall the number of dwelling units approved in
an individual Planning Area be greater or less than that allowed by its General Plan
designation (refer to Figure II-1, Amended General Plan Land Use Map), nor shall
the total number of residential units in the Master Plan exceed 1,122 units (or 1,154
units, if the alternative uses identified for Planning Areas 13 and 14 are
implemented). In addition, a Focused Master Plan Amendment shall only apply to
transfer of density within each of the Villages of the Master Plan. Any proposed
transfer of density between Villages shall require a Major Master Plan Amendment.
2. Focused Master Plan Amendment. A Focused Master Plan Amendment was
undertaken with the West Village Update Master Plan Amendment (2012). The
purpose of the Focused Master Plan Amendment process was to allow removal of an
Interim Land Use Overlay designation from one or more of the affected planning
areas within the West Village, so that the final land uses depicted on Figure II-4,
Master Plan Land Use Plan, can be permitted.
3. Major Master Plan Amendment. All other Master Plan Amendments shall be
determined to be Major. Major Master Plan Amendments shall be approved through
a public hearing before the Planning Commission and City Council pursuant to
Chapter 21. 38.120 of the CMC. The applicant shall be required to submit a
completed application with graphics, statements, or other information as may be
required to support the proposed Amendment. An application for a Major Master
Plan Amendment shall be processed, heard, and determined in accordance with the
terms of Chapter 21.38 applicable to the adoption of a master plan. Amendments
may be initiated by the City Council or property owner. Inclusion of adjacent lands
Robertson Ranch V. MASTER PLAN IMPLEMENTATION MEASURES
Robertson Ranch Master Plan Page V-13
May 17, 2016
into the Master Plan, or the modification to land uses not presently identified in the
Master Plan, would be considered Major Master Plan Amendments.
In addition, if determined to be necessary by the City Council, the Master Plan may
be comprehensively reviewed by the City of Carlsbad Planning Division every four
years or more frequently. The review shall consider but not be limited to the
following topics:
a) The quality of the living environment created by the Master Plan;
b) The Master Plan’s fulfillment of current City policies and standards;
c) The fiscal impact of the Master Plan’s implementation;
d) The Master Plan’s maintenance of environmental quality; and
e) Adequacy of public facilities.
F. Development Review Process
Individual planning areas within this Master Plan shall be reviewed relative to the provisions
of this chapter, State Law, Carlsbad’s General Plan, Municipal Codes, and City Standards,
Policies, and Guidelines.
1. Master Tentative Tract Map
A Master Tentative Tract Map (CT 02-16) was processed concurrently with the
Master Plan for the East Village. Any revisions to CT 02-16 shall be processed
pursuant to Titles 20 and 21 of the Carlsbad Municipal Code. All future development
shall occur substantially in conformance with this approval unless otherwise
amended. All proposed tentative map revisions must conform to and implement the
Master Plan. Any application which does not conform to or implement the Master
Plan shall not be approved.
2. Tentative Tract Maps and Final Maps
Planning Areas created as discrete lots by the Master Tentative Tract Map may be
further subdivided for ultimate development. As applications for approval of
Tentative Tract Maps subdividing a given Planning Area are processed, information
regarding topography and other matters pertaining to development of that Planning
Area will become available in greater detail than was available at the Master
Tentative Tract Map stage. Where such information indicates some changes to
boundaries of the land dedicated or offered for dedication at the Master Tentative
Tract Map stage are reasonably necessary to accommodate the development of the
Planning Area in a manner permitted by this Master Plan, the developer may apply to
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effectuate such boundary changes through Master Plan Amendments, lot line
adjustments, and appropriate exchanges of property.
Parcel Maps
Parcel maps (with or without a Planned Unit Development Permit) that create four or
fewer lots shall be approved by the City Engineer and City Planner.
Tentative Maps – 50 Lots or Less
Tentative maps (with or without a Planned Unit Development Permit) proposing 50
units or less shall be reviewed by the Planning Commission.
Tentative Maps – 51 Lots or More
Tentative maps (with or without a Planned Unit Development Permit) proposing 51
units or more shall be reviewed by the Planning Commission and forwarded to the
City Council for review.
Final Maps
Master Plan requirements for the processing and/or recordation of Final Maps include
the following:
1. Master CC&Rs must be recorded prior to the recordation of a Final Map for
an individual neighborhood within the village or development phase;
2. Open space areas located within a given development phase must be
irrevocably offered for dedication via fee title and/or easement to a master
homeowners’ association (HOA) or via easement to a professional
environmental management entity as approved by the City of Carlsbad,
concurrently with the recordation of the Final Map for the development
phase;
3. A grading plan pursuant to Chapter 15.16 of the Carlsbad Municipal Code
shall be required for a development phase for which the individual final Map
is being requested prior to approval of the Final Map for that development
phase;
4. A Master Lighting Plan for each development phase is a condition precedent
to the recordation of the Final Map for that development phase;
5. Affordable Housing Agreements are required for the East and West Villages.
These agreements must be signed prior to the recordation of a Final Map for
the first neighborhood development in the respective Village;
6. Demonstration to the satisfaction of the City that interim or final fire
protection services will be provided prior to recordation of the first Final Map
for each village; and
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7. All conditions of approval of the Tentative Tract Map have been satisfied.
3. Site Development Plan - Review Process for Development of Dwelling Units
on Lots with an Area of 7,500 Square Feet or Larger.
To determine compliance with the provisions of the Master Plan a Site Development
Plan is required for development of single-family detached dwelling units on lots
with a minimum lot area of 7,500 square feet or larger. A tentative map can be
processed separately, with the Site Development Plan processed at a later date for the
architecture and plotting. If a neighborhood is to be developed with custom homes or
as a Planned Development approved by Planned Development Permit, a Site
Development Plan is not required. The Planning Commission shall be the final
decision making body (unless appealed) for any Site Development Plan Amendment
processed after approval of the tentative map, regardless of the number of units in the
previously approved tentative map.
4. Planned Development Permit - Development of Dwelling Units on Lots with
an Area Smaller Than 7,500 Square Feet and Lots Gaining Access from a
Private Street and Condominiums
Small lot projects with minimum lot sizes of 4,500 square feet but less than 7,500
square feet, tentative maps with homes gaining access on a private street, or
condominium developments shall require the approval of a Planned Development
Permit concurrent with a Tentative Map. Planned Development Permits for detached
housing may be approved without architecture and plotting. Planned Development
Permits approved without architecture and plotting require the approval of a Major
Planned Development Permit Amendment at a later date to authorize the proposed
structures and their placement. The Planning Commission shall be the final decision
making body (unless appealed) for any Planned Development Permit Amendment
processed after approval of the tentative map, regardless of the number of units in the
previously approved tentative map.
5. Site Development Plan
A Site Development Plan approved by the Planning Commission shall be required for
all uses that do not require a Conditional Use Permit, Condominium Permit, or
Planned Development Permit and are allowed by Chapters 21.24 and 21.25 including,
but not limited to, affordable housing, senior housing, apartments, daycare centers,
and community recreation areas (Planning Areas 4 and 19).
A Site Development Plan approved by the City Council shall be required for
commercial development in Planning Area 11 in accordance with Chapter 21.31.040,
“Local Shopping Center Zone,” of the Carlsbad Municipal Code.
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6. Conditional Use Permit
A Conditional Use Permit approved by the Planning Commission shall be required
for churches, public parks, fire station, temporary RV storage facilities, and
community facilities, as well as all other uses designated as allowed by conditional
use permit in Chapters 21.25, 21.31, and 21.33 of the Carlsbad Municipal Code. The
Conditional Use Permit also shall address building placement, architecture, parking
and access, and will supersede the need for a Site Development Plan.
7. Nonresidential Planned Development Permits
Subdivision of nonresidential units for the purpose of separate ownership shall be
processed in accordance with Chapter 21.47 (Nonresidential Planned Developments)
of the Carlsbad Municipal Code and is subject to the Design Guidelines and
Development Standards specified for Planning Areas 2 or 11.
Subdivision of residential units (if proposed as an integral part of a mixed-use
development) for the purposes of separate ownership shall be processed in
accordance with Chapter 21.47 (Nonresidential Planned Developments) of the
Carlsbad Municipal Code and are subject to the Design Guidelines and Development
Standards specified for Planning Areas 22 or 11.
8. Flood Plain Special Use Permit
Portions of Planning Areas 12, 20, 22, 23E, 23F and 23C fall within the Flood Plain
Overlay Zone. Any grading or development that occurs in these areas shall require
the approval of a Special Use Permit in accordance with the requirements of Chapter
21.110 of the Carlsbad Municipal Code.
9. El Camino Real Scenic Corridor Special Use Permit
El Camino Real has been designated as a scenic corridor and a set of standards that
applies to property within certain distances of this roadway has been adopted.
Planning Areas 2, 7, and 11 along the southern portion of the Master Plan are subject
to the El Camino Real Scenic Corridor Guidelines. Those guidelines require the
review and approval of a Special Use Permit to ensure compliance with the
guidelines. Development of Planning Areas 2, 7, and 11 will require approval of a
Special Use Permit as buildings are proposed to ensure that they meet the
requirements of the El Camino Real Scenic Corridor Study Area.
10. Hillside Development Permit
A Hillside Development Permit shall be applied for at the time a Master Tentative
Tract Map is submitted and shall be obtained before construction or development
begins within any Village with a slope gradient of 15 percent or greater and a slope
height greater than 15 feet in accordance with Chapter 21.95 of the Carlsbad
Municipal Code.
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G. State Requirements
As contained in Section 65450, et. seq. of the California Government Code, a master plan
shall be prepared, adopted, and amended in the same manner as a General Plan, except that a
master plan may be adopted by resolution or by ordinance and may be amended as often as
deemed necessary by the legislative body. No master plan may be adopted or amended unless
the proposed master plan or amendment is consistent with the City’s General Plan.