HomeMy WebLinkAboutPRE 2021-0007; ROBERTSON RANCH PLANNING AREA 11; Admin Decision LetterMay 19, 2021
Adrien Taghdiri
Shapell Properties, Inc.
11200 Corbin Ave., Suite 201
Porter Ranch, CA 91326
C City of
Carlsbad
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SUBJECT: PRE 2021-0007 (DEV2021-0051)-ROBERTSON RANCH PLANNING AREA 11
APN: 208-195-01-00
Thank you for submitting a preliminary review for a land use change and site plan layout for a
contemplated mixed-use project consisting of commercial and multi-family residential uses at the vacant
site within Robertson Ranch Planning Area 11. The project site, an approximately 14.33-acre lot, is
currently graded but is vacant.
In response to your application, the Planning Division has prepared this comment letter. Please note that
the purpose of a preliminary review is to provide you with direction and comments on the overall concept
of your project. This preliminary review does not represent an in-depth analysis of your project. It is
intended to give you feedback on critical issues based upon the information provided in your submittal.
This review is based upon the plans, policies, and standards in effect as of the date of this review. Please
be aware that at the time of a formal application submittal, new plans, policies, and standards may be
in effect and additional issues of concern may be raised through a more specific and detailed review.
Planning:
General
1. General Plan and zoning designations for the property are as follows:
a. General Plan: Community Facilities/Local Shopping Center (CF/L).
b. Zoning: Planned Community (P-C).
c. Specific Plan: Robertson Ranch Master Plan (MP 02-03(H)) -Planning Area 11. The underlying
zoning is Community Facilities/Local_Shopping Center (C-F/C-L). The C-F zoning designation
applies to 3 acres of the site and the C-L Zoning designation applies to the remainder of the site.
2. The project requires the following permits:
a. General Plan Amendment (GPA). The proposed R-23 Residential land use designation (15-23
dwelling units per acre) requires a GPA to eliminate the CF land use designation.
Community Development
Planning Division I 1635 Faraday Avenue Carlsbad, CA 92008-7314 I 760-602-4600 I 760-602-8560 f I www.carlsbadca.gov
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b. Specific Plan Amendment (AMEND!. The project requires an amendment to the Robertson Ranch
Specific Plan to eliminate the underlying zoning of Community Facilities (C-F) and introduce the
underlying zoning of Residential Density-Multiple Zone (RD-M) to correspond with the proposed
GPA to add the R-23 land use designation.
c. Carlsbad Tract Map (CT). To subdivide the lot into five or more lots. Approximately 9.14-acres of
the site is proposed as Local Shopping Center and approximately 5.19-acres of the site are
proposed as R-23 Residential.
d. Non-Residential Planned Development Permit (PUD). The project requires a PUD if the
commercial parcel will have separate ownership lots or if there is shared access with the
residential community.
e. Site Development Plan (SDP). Development of the proposed commercial and residential
development would each require approval of an SDP.
f. Special Use Permit (SUP). The project is required to obtain a SUP because it is located within a
Scenic Preservation Overlay Zone.
3. City staff are not supportive of the request to eliminate the Community Facilities land use designation
for the site. Approximately 1,450 additional dwelling units are identified as potentially being built
within a two-mile distance of the project site per the most recently adopted City Housing Element
Update -2021-2029. Those additional residents will need Community Facilities as envisioned within
the Robertson Ranch Master Plan. Furthermore, the Housing Element Advisory Committee, which was
appointed to evaluate the potential rezone and upzoning of sites, did not identify the site as a location
for additional dwelling units. Furthermore, nearby land use decisions have been made with the
expectation that the Community Facilities and Local Shopping Center uses envisioned within the
Robertson Ranch Master Plan would be built. If the applicant desires to construct residential units on-
site, staff recommends the applicant explore ways to introduce a residential component to the
development while still maintaining the development of Local Shopping Center and Community
Facilities uses envisioned for the site. Please note that the Robertson Ranch Master Plan specifies that
residential uses may be built above the first story of a proposed development within Planning Area
11.
4. City staff has received written opposition from the Robertson Ranch community with regards to the
proposed land use change and related development proposal. Please refer to the attached opposition
letter from the community. A total of 235 signatures were collected in opposition to the proposed
land use change and related development proposal.
5. Carlsbad Municipal Code (CMC) Section 21.25.030 specifies that the Community Facilities designation
identified on sites within a Master Plan shall be reserved for a minimum time period often years. Per
city staff interpretation of this code section, the ten-year period shall commence when final
inspections have been approved for one hundred percent of the units in the first residential planning
area of the West Village of the Robertson Ranch Master Plan. According to city records the one
hundred percent completion of the first planning area of the West Village of the Robertson Ranch
Master Plan was Montecito Apartments, which received building final on March 26, 2019 (The other
planning areas received final inspections as follows: 1) The Terraces, 6/21/2019; 2) The Bluffs,
6/24/2019; 3) The Ridge 7/.11/2019; and 4) The Vistas, 9/18/2019). As a result, the site has not been
available for Community Facilities uses for a period of ten years and is not eligible for a land use
change to eliminate the Community Facilities land use designation until March 26, 2029.
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6. Should the applicant wish to proceed with a formal application of this proposal despite Comment No.
3, 4 and 5 above, staff has provided the following general comments:
7. Development Standards. The project shall comply with the development standards of the C-L and RD-
M zoning designation and any applicable standards of the Planned Development Ordinance,
Robertson Ranch Master Plan and the El Camino Real Corridor Development Standards, including but
not limited to the following:
a. Local Shopping Center (C-L) Ordinance. Please refer to Carlsbad Municipal Code (CMC)
Chapter 21.31 to ensure the project complies.
b. Residential (RD-Ml Ordinance. Please refer to Carlsbad Municipal Code (CMC) Chapter
21.24 to ensure the project complies.
c. Planned Development Ordinance. Please refer to Carlsbad Municipal Code (CMC) Chapter
21.45 to ensure the project complies.
d. Robertson Ranch Master Plan (MP 02-03(H)). Please refer to the development standards
and design guidelines contained within the Robertson Ranch Master Plan as it applies to
the project and Planning Area 11.
e. El Camino Real Corridor Development Standards. Please refer to the development
standards and design guidelines of the El Camino Real Corridor Development Standards.
8. Parking. The parking requirements for residential and commercial uses can be found in Carlsbad
Municipal Code (CMC) Chapter 21.44. Please be aware that the parking calculation presented in the
overall site plan are inaccurate. Please review the attached planning red lines for the correct parking
totals.
9. Landscape. A formal submittal will need to include concept landscape and irrigation plans. The
concept plans shall be designed in accordance with both the Robertson Ranch Master Plan
Landscape Guidelines and the City of Carlsbad's Landscape Manual Policies and Requirements.
The City of Carlsbad's Landscape Manual document can be found on the Planning Division's web
page at the following address:
http://www.carlsbadca.gov/civicax/filebank/b1obdload.aspx?Blob1D=24086
10. Climate Action Plan. New requirements related to the city's goals to reduce greenhouse gas (GHG)
emissions will likely impact development requirements of this project. A formal application submittal
will need to include a completed Climate Action Plan Checklist (Form P-30) to determine what
requirements will apply to the project. New GHG reduction requirements are related to energy
efficiency, photovoltaic, electric vehicle charging, water heating and traffic demand management
requirements, as set forth in the California Green Building Standards Code and in CMC Chapters 18.21,
18.30 and 18.51 which is available on the city's website at the following address:
http://www.gcode.us/codes/car1sbad/view.php?topic-18&frames-on
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To the extent that new GHG reduction requirements are in effect at the time of application for grading
or building permits, the project will be required to comply with the effective requirements even if
different than what is proposed in the project's planning approvals. GHG reduction requirements may
impact, but are not limited to, site design and local building code requirements. If incorporating new
GHG reduction requirements results in substantial modifications to the project after planning
approvals are obtained, then prior to issuance of grading or building permits, the applicant may be
required to submit and receive approval of a Consistency Determination or an Amendment
application for the project through the Planning Division.
11. Trash: Please contact Waste Management for approval of trash location(s) and operations.
12. Cultural Resources Assessment. As the project is located in an area of known cultural sensitivity,
please submit a cultural resources assessment prepared by a qualified professional. l:he study shall
comply with the city's Tribal, Cultural and Paleontological Resources.Guidelines. Please be advised the
Guidelines require a Luiseno Native American monitor to be present for any field survey or work
conducted by an archaeologist. Please see the link below for additional information.
https://www.carlsbadca.gov/civicax/filebank/b1obdload.aspx?Blob1D-34010
13. Noise Analysis. As the subject parcel is adjacent to El Camino Real, please submit a noise analysis
analyzing the project's consistency with the General Plan and Noise Guidelines Manual. The Noise
Guidelines Manual can be found online at:
https://www.carlsbadca.gov/civicax/filebank/b1obdload.aspx?Blob1D=24094
14. Stakeholder Outreach. The project is subject to City Council Policy Statement No. 84, Development
Project Public Involvement. A notice sign is required to be posted onsite by the applicant and an early
public notice is required to be prepared by the applicant and mailed to all owners located within a
600-foot radius of the property. In addition, enhanced stakeholder outreach and a follow-up
summary report are required. Please see attached Policy for details.
https://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?Blob1D=35S78
15. This preliminary review does not constitute a complete review of the proposed project and additional
items of concern may be identified upon formal project application submittal. Please refer to the
Development Permits P-2 checklist for all of the necessary required items prior to formal submittal,
which is available on the city's website at the following address:
https:ljwww.carlsbadca.gov/civicax/filebank/blobdload.aspx?BloblD-24116
All necessary application forms, submittal requirements, and fee information are available at the Planning
counter located in the Faraday Building at 1635 Faraday Avenue or online at
http://www.carlsbadca.gov/services/depts/planning/default.asp. You may also access the General Plan
Land Use Element and the Zoning Ordinance online at the website address shown; select Department
Listing; select Planning Home Page. Please review all information carefully before submitting.
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Engineering:
1. This project appears to inconsistent with Section 21099 of the Public Resources Code, therefore staff
may not be able to support this project. This code states that the criteria for determining the
significance of transportation impact must promote: 1) reduction of greenhouse gas emissions; 2)
development of multimodal transportation networks; and 3) a diversity of land uses. Therefore, this
project proposed land use change does not appear to promote a diversity of land uses.
2. An analysis for Vehicle Miles Travelled (VMT) is required. This analysis may need to include the effect
of removing the community facilities land use on the surrounding residential neighborhoods. This
project is most likely to have a significant transportation impact that is not mitigatable to a less than
significant impact.
3. A transportation impact analysis (TIA) will be required. Prior to preparation of a TIA, the applicant is
required to meet with city staff to develop a scoping agreement for the TIA.
4. A transportation demand management (TDM) plan will be required.
5. A transportation systems management (TSM) mitigation is required for this project.
6. Complete the city's Storm Water Standards Questionnaire (Form E-34). This questionnaire will guide
you and the City in determining what type of reports and storm water mitigation must be completed
to satisfy state and City storm water quality requirements. The questionnaire can be obtained on the
city's web site. Preliminary analysis suggests that the project is a 'Priority Development Project' and
shall provide two Storm Water Quality Management Plan (SWQMP) per the city's E-35 template. The
template is available on the city's website. Additionally, the project appears to be subject to
hydromodification requirements and will be required to implement hydromodification facilities.
7. A preliminary title report dated within 6 months of the application date is required with the submittal
of a discretionary application and final engineering application. Show and label on the plans, all
easements listed in said report. If the easement cannot be shown, list the easement on the plan and
state "non-plottable".
8. This project is required to provide a preliminary grading plan with the submittal of a discretionary
application and is subject to a final engineering grading plan and grading permit.
9. This project appears to propose the subdivision of 2 parcels which will be subject to a tentative parcel
map as a discretionary application and submittal of parcel map for recordation.
10. A geotechnical report and drainage study will be required with the submittal of a discretionary
application and final engineering application.
11. It appears that reciprocal access is required for the project including reciprocal access for pedestrians,
parking and drainage. Show and label on the plans, the reciprocal access.
12. Show and label on the plans, the proposed water including potable, irrigation, and fire service and
sewer services that will be serving the site.
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13. Provide on the civil plans, the method of drainage for the subject property including storm drain
system.
14. Show and label on the plans, the existing and proposed grades including contours and spot elevations.
15. Show and label on the plans, the truck turning movements for the loading bays of the "major" building
structure.
16. Provide on the plans, the finish floor and pad elevation for each of the buildings/structures.
17. Show and label on the plans, the adjacent structures/buildings and contours within 25-ft of the project
boundary.
18. Provide a vicinity map, water (GPD), sewer (EDU), and traffic (ADT) demands, earthwork quantities of
cut, fill, import, export and remedial in cubic yards, legal description of the property and assessor
parcel number on the title sheet of the plans.
Building:
1. New construction covered multi-family dwellings to be complaint with CBC Chapter 11A accessibility
requirements.
2. Accessible parking to be on the shortest route to covered unit entrances.
If you would,like to schedule a meeting to discuss this letter with the commenting departments, please
contact Cliff Jones at the number below. You may also contact each department individually as follows:
• Planning Division: Cliff Jones, Principal Planner, at (760) 602-4613.
• Land Development Engineering: Kyrenne Chua, Project Engineer, at (760) 602-2744
• Building Division: Jason Paisut, Building & Code Enforcement Manager, at (760) 602-2788
Sincerely,
DON NEU, AICP
City Planner
DN:CJ:cf
c: Paul Klukas, 1530 Faraday Ave., Suite 100, Carlsbad, CA 92008
Kyrenne Chua, Project Engineer
HPRM/File Copy
Data Entry
Attachments: Robertson Ranch Community-Project Opposition Letter
Plannlng Redlines