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2012-10-17; Planning Commission; ; GPA 11-07|MP 02-03C|CT 11-01|HDP 11-01|SUP 11-02|HMP 11-03 - ROBERTSON RANCH WEST VILLAGE
The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION P.C. AGENDA OF: October 17, 2012 ItemNo. G) Application complete date: N/A Project Planner: Cluister Westman Project Engineer: Jeremy Riddle SUBJECT: GPA 11-07/M:P 02-03(C)ICT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 - ROBERTSON RANCH \i\'EST VILLAGE-Request for a recommendation of adoption of a Mitigated Negative Declaration and Mitigation Monitoring and Repotting Program and a recommendation for approval for a General Plan Amendment and Master Plan Amendment to modify the configurations of Planning Areas, modify land uses, and modify future development standards within the previously approved Robettson Ranch Master Plan for the West Village and approval of a Vesting Tentative Tract Map, Hillside Development Pennit, Special Use Pennit, and Habitat Management Plan Pem1it to subdivide the property into planning areas as defmed by the Master Plan as well as associated master plan mass grading and improvements including backbone streets and El Camino Real along the project frontage on 201.37 acres of laud located nmth of El Camino Real south ofT amarack Avenue and west of Cannon Road in Local Facilities Management Zone 14. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 6911 RECOMMENDING ADOPTION of a Mitigated Negative Declaration and Mitigation Monitoring and Repmting Program, ADOPT Planning Cmmnission Resolution No. 6912 RECOMMENDING APPROVAL of General Plan Amendment (GPA 11-07) and Master Plan Amendment (MP 02-03(C)), and APPROVE Planning Commission Resolutions No. 6913 and 6914 for Vesting Tentative Tract Map (CT 11-01 ), Hillside Development Pennit (HDP 11-01 ), Special Use Pemlit (SUP 11-02), and Habitat Management Plan Pennit (HMP 11-03) based on the fmdings and subject to the conditions contained therein. II. INTRODUCTION The Robel1son Ranch is located in the City's nottheast quadrant notth ofEI Camino Real, south of Tamarack Avenue, notthwest of Cannon Road, and west of College Boulevard. The entire Robettson Ranch is approximately 398 acres. The project area, West Village, is 219.4 acres. The Robettson Ranch West Village project is an update to the existing West Village pottion of the Robei1son Ranch Master Plan to establish land uses, Planning Areas, and future development standards. The Planning Commission action is to recmlllllend further action to the City Council on the General Plan and Master Plan Amendments. The Planning Commission's action on the 15 lot subdivision, El Camino Real Conidor Special Use Pennit, Hillside Development Pemlit, and Habitat Management Plan Petmit are final unless appealed to City Cmmcil. 0 GPA 11-07/MP 02-03(C)/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 – ROBERTSON RANCH WEST VILLAGE October 17, 2012 PAGE 2 III. PROJECT DESCRIPTION AND BACKGROUND The subject project involves amendments to the Robertson Ranch Master Plan and the mass grading and master development of the West Village of Robertson Ranch. The West Village constitutes the final area of development in the Robertson Ranch Master Plan area of the City of Carlsbad. The Robertson Ranch Master Plan area consists of 398.0 acres of undeveloped agricultural lands (in the West Village) and property under development (in the East Village) 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. The Robertson Ranch site is located approximately 1.5 miles east of Interstate 5. The site consists of rolling hills and high terraces with three distinct drainages traversing the property on the west, central, and eastern portions. The property is also traversed by two SDG&E utility easements containing high voltage electrical lines, poles and associated roads. The majority of the project site consists of agricultural lands and the property has been farmed since 1928. The property also contains a variety of native vegetation communities including chemise chaparral and Diegan coastal sage scrub communities located on the higher slopes and canyons which are too steep for development, with riparian habitat located within the natural drainages. Calavera Creek, a tributary to the Agua Hedionda Creek, runs north to south along the eastern boundary of the Robertson Ranch and through an existing box culvert under College Boulevard and Cannon Road. The Robertson Ranch property supports a number of sensitive plant and animal species, including the California gnatcatcher and Least Bell’s Vireo. Land uses surrounding the Robertson Ranch include undeveloped/agricultural land to the south and east, the new Carlsbad Unified School District Sage Creek High School to the east, established residential subdivisions located north, west, and south, and the Rancho Carlsbad Mobile Home Estates located along the Master Plan’s southeastern boundary. The entire Robertson Ranch property has a zoning designation of Planned Community on the Zoning Map. Within the Master Plan a variety of residential, commercial, community facilities, and open space zoning and General Plan Land Use designations are identified. Other than the developments found within the East Village of the Robertson Ranch Master Plan, which includes both attached and detached residential housing neighborhoods, the development pattern surrounding the Robertson Ranch is single family detached housing. The project site was the subject of a previous CEQA review in the Robertson Ranch Final Program Environmental Impact Report (EIR), which was certified by the Carlsbad City Council on November 14, 2006 (EIR 03-03, State Clearinghouse #2004051039). The adjacent East Village section of Robertson Ranch is presently under development. The Robertson Ranch is a master planned community which integrates residential, commercial, recreational and open space land uses. The Robertson Ranch is composed of the 178.6-acre East Village and the 219.4-acre West Village. The East Village development has been approved; it has been graded, and is presently under construction. Approximately 16.1 acres of the West Village will be developed by the City of Carlsbad as a community park and fire station. As a result, the remaining West Village under private ownership is 203.3 acres in size. The West Village site is primarily in agricultural use at the present time with a few non-habitable agricultural outbuildings surrounded by both proposed and existing residential. The West Village GPA 11-07/MP 02-03(C)/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 – ROBERTSON RANCH WEST VILLAGE October 17, 2012 PAGE 3 site is located along the north side of El Camino Real between Tamarack Avenue on the northwest, and Cannon Road on the southeast. The West Village 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 historically used for agriculture (primarily steep slopes, canyons and drainages) are undeveloped and contain a variety of native and non-native vegetation, including chamise chaparral and Diegan coastal sage communities. A north-south trending, low-lying riparian habitat corridor is located near the western corner of the West Village. Additionally, a "Habitat Corridor" is in the very early stages of restoration with native upland and wetland vegetation habitats on the eastern section of the West Village. The approved Robertson Ranch Master Plan divides the West Village into fifteen (15) smaller planning areas; each allocated an allowed land use, acreage, density and other land use regulations as appropriate. The proposed Master Plan Amendment includes some modifications to the original planning area boundaries and residential unit distribution, however no change to the overall allowed development intensity of the West Village is proposed. The overall allowed number of residential units is capped at 672 units in both the existing approved and the proposed amended version of the Master Plan. The proposed Master Plan Amendment identifies five (5) planning areas as single-family and two (2) planning areas as multifamily. Cumulatively, the single family neighborhoods within the West Village include 308 dwelling units. The two high-density multifamily neighborhoods include a total of 364 dwelling units, including the required 101 lower income inclusionary housing units and a maximum of 56 units of moderate income housing. In addition to the residential component, the West Village provides a 12.0 net-acre Village Center which will accommodate commercial uses and a portion of the project’s community facilities requirement. The remaining Community Facilities will be located on Planning Area 2, in the western corner of the property. The West Village also provides a public park site and a centralized community recreation area for the surrounding neighborhoods. The West Village provides approximately 88.3 acres of open space, mostly located within the wildlife corridor and on the western slopes and low-lying areas. Recreation and circulation trails are also included in an effort to encourage alternative methods of transportation. Primary vehicular access to the West Village is from El Camino Real with a meandering 6-foot sidewalk on each side of the roadway for pedestrian access. Secondary vehicular access to the West Village is provided at two locations, off of Tamarack Avenue and also via a right-in-right-out local private secondary access driveway to the Village Center. IV. ANALYSIS The proposed project is subject to the following plans, ordinances, and standards as analyzed within the following section of this staff report. A. General Plan; B. Robertson Ranch Master Plan; C. Subdivision Ordinance (Carlsbad Municipal Code: Title 20); D. Hillside Development Ordinance (Carlsbad Municipal Code: Chapter 21.95); E. El Camino Real Corridor Development Standards; GPA 11-07/MP 02-03(C)/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 – ROBERTSON RANCH WEST VILLAGE October 17, 2012 PAGE 4 F. Habitat Management Plan; G. Inclusionary Housing (Carlsbad Municipal Code: Chapter 21.85); H. Growth Management Ordinance (Local Facilities Management Plan Zone 14). The recommendation of approval for this project was developed by analyzing the project’s consistency with the applicable policies and regulations above. The following analysis section discusses compliance with each of these regulations/policies using both text and tables. A/B. General Plan/Robertson Ranch Master Plan TABLE 1 - GENERAL PLAN CONSISTENCY GP ELEMENT/GOAL/ OBJECTIVE/POLICY COMPLIANCE LAND USE Overall Land Use Pattern Goal A.2. – Provide for an orderly balance of both public and private land uses within convenient and compatible locations throughout the community and ensure that all such uses serve to protect and enhance the environment, character and image of the City. Goal A.3 – Provide for land uses which through their arrangement, location and size, support and enhance the economic viability of the community. Policy C.4 – Encourage clustering when it is done in a way that is compatible with existing adjacent development. Policy C.7.5 – Extend existing bicycle and pedestrian trails and greenbelts provided for in various elements of the General Plan. The Master Plan provides commercial, residential and recreational land uses which have been sited for compatibility and convenience to the residents of the Robertson Ranch and the surrounding community. The Master Plan preserves over 161.2 acres of natural open space, which helps to protect and enhance the environment, character and image of the City. The commercial and community facility land uses have been located within a convenient walking distance of the residential neighborhoods they will serve, in close proximity to El Camino Real, a prime arterial, and near public transit, which will help to ensure the economic viability of future businesses. The GPA provides for the shift of dwelling units out of the conservation areas resulting in a clustering of the development. Higher density neighborhoods are located near the major circulation roadways, transit stops, and the commercial area, while the lower density neighborhoods are located near the existing lower-density residential development. The project provides a network of multi-use trails along the streets and open space areas and provides a link to the Citywide trail system. GPA 11-07/MP 02-03(C)/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 – ROBERTSON RANCH WEST VILLAGE October 17, 2012 PAGE 5 TABLE 1 - GENERAL PLAN CONSISTENCY CONTINUED GP ELEMENT/GOAL/ OBJECTIVE/POLICY COMPLIANCE Growth Management and Public Facilities Goal A.1 – Ensure the timely provision of adequate public facilities and services to preserve the quality of life of residents. Residential Goal A/Objective B.1/B.3 – Provide for a variety of housing types and density ranges and neighborhoods with a sense of community. Provide safe attractive residential housing with a variety of housing types, styles, and price levels. Policy C.1 – Encourage low and moderate income dwelling units to meet the objectives of the City’s Housing Element. Policy C.4 – Limit medium and higher density residential development to those areas where they are compatible with the adjacent land uses. Policy C.11 – Pedestrian and bicycle linkages should connect with major transportation corridors and the Carlsbad Trail System. Community Facilities Goal A – Provide land for child daycare facilities, places of worship and other community services facilities. Environmental Goal A – Protect and conserve natural resources and fragile ecological areas. The Master Plan will be developed consistent with the Zone 14 LFMP and will provide all necessary public facilities concurrent with need. The project provides a variety of housing types and density ranges to meet the economic and social requirements of residents. The variation in housing types will help to create a diverse neighborhood fabric while compatibility of the various residential land uses will be assured through complimentary landscape themes and architectural styles. The East and West Villages will each be required to meet the City’s 15% Inclusionary Housing Requirement. Additionally, 56 moderate income units will be included in the West Village in consideration for the allocation of 171 excess dwelling units to the Master Plan. The multi-family residential neighborhoods are located in areas where they are compatible with the adjacent land uses, and where adequate and convenient commercial services and public support systems are or will be adequate to serve future residents. The new residential development will provide pedestrian and bicycle linkages which connect with major transportation corridors and the proposed Carlsbad Trail System. A minimum of 2.0 acres of Community Facilities services will be provided in Planning Area 2 and 3.0 acres in the Village Center to meet the needs of future residents. The Master Plan protects and conserves natural resources and fragile ecological areas by providing over 161.2 acres of open space identified within Link “B” of the HMP. GPA 11-07/MP 02-03(C)/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 – ROBERTSON RANCH WEST VILLAGE October 17, 2012 PAGE 6 TABLE 1 - GENERAL PLAN CONSISTENCY CONTINUED GP ELEMENT/GOAL/ OBJECTIVE/POLICY COMPLIANCE CIRCULATION Streets and Traffic Control Goal A.8 – Promote, encourage and accommodate a variety of transportation modes as alternatives to the automobile. Objective B.1/Policies C.16/C.18 – Provide adequate circulation infrastructure concurrent with or prior to the demand for such facilities. A pedestrian and bicycle circulation plan will provide access from all areas within the Master Plan and will connect to existing and proposed public transportation stops along circulation element roadways. The Zone 14 LFMP and Master Plan identify the circulation infrastructure needs, including traffic signals, and phasing requirements for dedication and installation of the circulation facilities necessary for development of the Master Plan. NOISE Land Use Goal A.1/Policy C.5 – Ensure that land uses are not significantly impacted by noise and enforce the City’s policies regarding acceptable noise levels for residential development. Residential neighborhoods located along Cannon Road, College Boulevard, and El Camino Real have been identified as being potentially impacted by roadway noise. These neighborhoods will be required to comply with noise mitigation measures to ensure that the City’s maximum exterior noise level of 60 dBA CNEL and maximum interior noise level of 45 dBA CNEL is not exceeded. HOUSING ELEMENT Goal 2 – Develop new housing with diversity of types, prices, tenures, densities and locations and in sufficient quantity to meet the demand of anticipated City and Regional growth. Objective 2.1 – Allow development of sufficient new housing to meet Carlsbad’s share of the total regional housing need as identified by SANDAG. A variety of housing types and densities will be provided including multi-family, single family, for sale, and rental units. 15% of the total number of units will be made available to lower-income households. An additional 56 units will be made available in the West Village to moderate-income households. The Master Plan proposes 442 units within 3 planning areas to be developed at densities greater than 20 dwelling units per acre. The provision of these high density multi- family units along with the 56 moderate-rate units helps to meet the City’s share of the regional affordable housing needs as identified by SANDAG. GPA 11-07/MP 02-03(C)/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 – ROBERTSON RANCH WEST VILLAGE October 17, 2012 PAGE 7 TABLE 1 - GENERAL PLAN CONSISTENCY CONTINUED GP ELEMENT/GOAL/ OBJECTIVE/POLICY COMPLIANCE OPEN SPACE & CONVERSATION Open Space Planning and Protection Policy C.4 – Identify open space for protection, management, and potential enhancement to maintain and increase its value as wildlife habitat. Special Resource Protection Objective B.10 – Develop a plan for maintenance of sensitive environmental resources. Policy C.6 – Designate buffers next to sensitive environmental areas. Trail System Policy C.3 – Obtain an irrevocable offer of dedication (I.O.D.) for trails proposed as part of the Carlsbad Trail System. Fire Risk Management Goal A.1/Objective B.2 – Provide environmentally sensitive mitigation to minimize risks presented by native wildland open space. The project will result in the preservation of 161.8 acres of open space that will establish and maintain a regionally significant multi-species wildlife corridor consistent with the City’s HMP, provide a citywide trail segment, and will rezone the open space areas to Open Space. The project has been conditioned to require the proposed wildlife habitat preserve to be managed and financed in perpetuity consistent with an approved management program. The project provides a minimum 60-foot wide buffer to protect the adjacent open space from developable portions of the residential lots. 100-foot wetland buffers are provided adjacent to wetland habitat areas, except in areas where a reduced width is agreed to by the Wildlife Agencies. The project requires an I.O.D. for all trail segments identified in the Citywide Trail System and a permanent easement for public use of all community trails. The fire risk presented by adjacent natural open space is mitigated by requiring fire suppression buffers within the boundaries of the development area which do not encroach into the “hardline” open space preserve areas. GPA 11-07/MP 02-03(C)/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 – ROBERTSON RANCH WEST VILLAGE October 17, 2012 PAGE 8 TABLE 1 - GENERAL PLAN CONSISTENCY CONTINUED GP ELEMENT/GOAL/ OBJECTIVE/POLICY COMPLIANCE Water Quality Objective B.2/Policy C.3 – Design storm water conveyance systems which do not adversely impact sensitive environmental resources. Policy C.22 – Protect slopes and channels from erosion and storm water runoff. Cluster development on the least environmentally sensitive portions of the site. The project incorporates storm water quality control measures (BMPs) consistent with a conceptual Storm Water Pollution Prevention Plan SWPPP prepared for the project to avoid adversely impacting sensitive water resources. The project has been designed to comply with applicable site design principals including clustering development on the least environmentally sensitive portions of the site; by creating and restoring riparian corridors, wetlands and buffer zones; and by limiting the disturbance of natural drainage systems to the greatest extent possible. PARKS & RECREATION Park Development Policy C.1 – Ensure that any and all parkland dedications shall be developable and usable for park purposes. Policy C.8 – Require the individual developers of master planned communities to provide pocket parks and active recreational facilities unique to each development. Planning Area 12 has been, dedicated, graded and prepared for the development of a City park and City fire station. Within each of the East and West Villages there will be a minimum 1.0 acre (net) centralized common recreation facility that will provide passive as well as active types of recreational activities, including, but not limited to, a common swimming pool, tennis courts, basketball courts, and/or picnic areas. Additionally, all planned development and multi-family Planning Areas will have pocket parks or common recreation areas to serve as active or passive space where residents can gather. PUBLIC SAFETY Flood Hazards Policies C.3/C.5 – Require all drainage facilities to comply with the City’s “Standard Design Criteria” and ensure compliance with Titles 18 and 20 pertaining to drainage and flood control structures. The project is required to install properly sized drainage facilities to handle the 100-year flood conditions and to ensure compliance with Titles 18 and 20 pertaining to drainage and flood control structures. The General Plan Amendment is required due to the modifications being proposed to the boundaries of the various Planning Areas and in a couple of instances their change of location within the Robertson Ranch West Village. However, the net result of the modifications is the retention of the same number of residential units (672) and an increase in the Open Space by GPA 11-07/MP 02-03(C)/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 – ROBERTSON RANCH WEST VILLAGE October 17, 2012 PAGE 9 18.2 acres that was approved by the Master Plan in 2006. Table 2 summarizes the proposed changes to the Master Plan as follows: ACTION NET ACRES LAND USE DWELLING UNITS Existing Proposed Existing Proposed Existing Proposed PA 1 Delete 4.6 0.0 RM OS 27 0 PA 2 Shift 2.0 2.0 RM CF 0 0 PA 3 Modify 18.5 15.4 RM RM 82 85 PA4 Shift 1.0 1.0 OS OS 0 0 PA 5 Modify 8.2 9.5 RLM RLM 25 36 PA 6 Modify 15.4 14.8 RM RM 61 87 PA 7 Modify 9.6 5.1 RH RH 201 116 PA 8 Modify 9.3 11.8 RH RH 186 248 PA 9/10 Modify 23.1 18.5 RLM RLM 34/37 74 PA 11 Modify 15.1 15.3 L L 0 0 PA 12 Modify 13.5 16.1 OS OS 0 0 PA 13 Modify 6.7 4.3 RM RM 19 26 UNIT TOTALS 672 672 PA 1 and PA 23 (A,B,C) Modify 70.1 88.3 OS OS 0 0 In addition to the Planning Areas’ boundaries modifications, various text amendments had to be made to reflect the modifications to the maps, land uses, unit counts, and master plan zoning. Some text changes are clean-up items and some update development standards. A summary of the significant changes follow: Circuitous Routing: The Master Plan was approved with a requirement to design Planning Areas 5, 9, and 10 with circuitous routing with the intention of discouraging possible traffic into or through the Colony neighborhood to the north. Since the master plan is proposed to be amended to allow Planning Areas 5, 9, and 10 to be gated subdivisions, the circuitous routing requirement is unnecessary and is being eliminated. Planning Area 1 was designated as a multi-family residential neighborhood with the potential of developing with 27 homes. Planning Area 1 is now designated as Open Space and the 27 units have been dispersed into the remainder of the West Village. A floating Recreational Vehicle (RV) storage area was designated within Planning Area 1 as Planning Area 2. The required RV storage for the West Village will be located in Planning Area 22. Planning Area 2 is now defined as a 2.0 acre neighborhood for Community Facilities. Additional Community Facilities uses are listed for Planning Area 2 and Planning Area 11. They include: amphitheater, community garden, urban farm, farmers’ market, and dog park. Planning Area 13 was designated as a future elementary school site. The Carlsbad Unified School District chose not to acquire the site and it has therefore been re-designated for single GPA 11-07/MP 02-03(C)/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 – ROBERTSON RANCH WEST VILLAGE October 17, 2012 PAGE 10 family home development. References to the future school have also been modified or deleted from the master plan. A two acre City of Carlsbad Fire Station has been incorporated into Planning Area 12. The master plan made several references to allowed interim uses prior to development approvals for the various West Village Planning Areas. Since the final uses for the West Village are being established by this project, those references have been deleted from the master plan. The required Inclusionary Housing units will be located in PAs 7 and/or 8 only. The general statement for alternate locations throughout the Master Plan “or within any other portion of the Master Plan as approved by the City of Carlsbad” has been deleted. Planning Area 3 is designated for single family residential development with a minimum lot size of 4,000 square feet. This is a reduction from the 6,000 square foot minimum standard in the Master Plan. The minimum lot size allowed by the Planned Development Ordinance ranges from 3,500 to 5,000 square feet. Planning Area 5 is designated for single family residential development with a minimum lot size of 8,500 square feet. This is a reduction from the 10,000 square foot minimum standard in the Master Plan. Standard single family subdivisions have a minimum lot size of 7,500. Planning Area 6 is designated for single family residential development with a minimum lot size of 5,000 square feet. This is a reduction from the 6,000 square foot minimum standard in the Master Plan. The minimum lot size allowed by the Planned Development Ordinance ranges from 3,500 to 5,000 square feet. Planning Area 9 is designated for single family residential development with a minimum lot size of 6,000 square feet. This is a reduction from the 7,500 square foot minimum standard in the Master Plan. The minimum lot size required by the Planned Development Ordinance ranges from 3,500 to 5,000 square feet. Planning Area 10 is designated for single family residential development with a minimum lot size of 6,000 square feet. This is an increase from the 5,000 square foot minimum standard in the Master Plan. The minimum lot size required by the Planned Development Ordinance ranges from 3,500 to 5,000 square feet. C. Subdivision Ordinance A master Vesting Tentative Map is proposed to establish boundaries for each of the Planning Areas. When a local agency approves or conditionally approves a vesting tentative map, that approval shall confer a vested right to proceed with development in substantial compliance with the ordinances, policies, and standards in effect at the time the application was deemed complete as described in California Government Code Section 66474.2. A vesting map protects the owner of the subdivided property from being subject to new regulations adopted after the approval of the tentative map but prior to the recordation of the final map. There are 13 lots. The following Table 3 provides a summary: TABLE 3 – WEST VILLAGE PLANNING AREAS BY LOT LOT # PLANNING AREA GROSS ACRES ZONING Lot 1 PA 2 1.87 CF Lot 2 PA 1, PA 23A 34.57 OS GPA 11-07/MP 02-03(C)/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 – ROBERTSON RANCH WEST VILLAGE October 17, 2012 PAGE 10 A two acre City of Carlsbad Fire Station has been incorporated into Planning Area 12. The master plan made several references to allowed interim uses prior to development approvals for the various West Village Planning Areas. Since the final uses for the West Village are being established by this project, those references have been deleted from the master plan. The required Inclusionary Housing units will be located in PAs 7 and/or 8 only. The general statement for alternate locations throughout the Master Plan “or within any other portion of the Master Plan as approved by the City of Carlsbad” has been deleted. Planning Area 3 is designated for single family residential development with a minimum lot size of 4,000 square feet. This is a reduction from the 6,000 square foot minimum standard in the Master Plan. The minimum lot size allowed by the Planned Development Ordinance ranges from 3,500 to 5,000 square feet. Planning Area 5 is designated for single family residential development with a minimum lot size of 8,500 square feet. This is a reduction from the 10,000 square foot minimum standard in the Master Plan. Standard single family subdivisions have a minimum lot size of 7,500. Planning Area 6 is designated for single family residential development with a minimum lot size of 5,000 square feet. This is a reduction from the 6,000 square foot minimum standard in the Master Plan. The minimum lot size allowed by the Planned Development Ordinance ranges from 3,500 to 5,000 square feet. Planning Area 9 is designated for single family residential development with a minimum lot size of 6,000 square feet. This is a reduction from the 7,500 square foot minimum standard in the Master Plan. The minimum lot size required by the Planned Development Ordinance ranges from 3,500 to 5,000 square feet. Planning Area 10 is designated for single family residential development with a minimum lot size of 6,000 square feet. This is an increase from the 5,000 square foot minimum standard in the Master Plan. The minimum lot size required by the Planned Development Ordinance ranges from 3,500 to 5,000 square feet. C. Subdivision Ordinance A master Vesting Tentative Map is proposed to establish boundaries for each of the Planning Areas. When a local agency approves or conditionally approves a vesting tentative map, that approval shall confer a vested right to proceed with development in substantial compliance with the ordinances, policies, and standards in effect at the time the application was deemed complete as described in California Government Code Section 66474.2. A vesting map protects the owner of the subdivided property from being subject to new regulations adopted after the approval of the tentative map but prior to the recordation of the final map. There are 13 lots. The following Table 3 provides a summary: TABLE 3 – WEST VILLAGE PLANNING AREAS BY LOT LOT # PLANNING AREA GROSS ACRES ZONING Lot 1 PA 2 2.44 CF Lot 2 PA 23A 32.76 OS Lot 3 PA 3 17.44 RD-M Lot 4 PA 4 1.2 OS GPA 11-07/MP 02-03(C)/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 – ROBERTSON RANCH WEST VILLAGE October 17, 2012 PAGE 11 TABLE 3 – WEST VILLAGE PLANNING AREAS BY LOT CONTINUED LOT # PLANNING AREA GROSS ACRES ZONING Lot 3 PA 3 17.44 RD-M Lot 4 PA 4 1.2 OS Lot 5 PA 5 10.98 R-1-8,500 Lot 6 PA 6 17.95 R-1-6,000 Lot 7 PA 7 7.7 RD-M Lot 8 PA 8 15.76 RD-M Lot 9 PA 9/10 21.27 RD-M Lot 10 PA 23B 12.72 OS Lot 11 PA 11 16.21 CF/L Lot 12 PA 23C 38.64 OS Lot 13 PA 13 4.58 RD-M The proposed map design and improvement of the subdivision as conditioned, is consistent with and satisfies all requirements of the General Plan, Titles 20 and 21 of the Carlsbad Municipal Code, and the State Subdivision Map Act. Lot sizes are appropriate for their intended purpose which is for future individual residential subdivisions and or larger commercial or community facility development. Public vehicular access is provided and lots will be suitable for future residential, commercial, recreational, and community facilities development. Surrounding properties are developed or are developing mostly with residential neighborhoods. There are some nearby commercial and recreational development areas shown on the General Plan. Development of the Robertson Ranch West Village will include single-family and multi- family residential development as well as commercial development and preserved open space for both passive and active recreation. The design of the subdivision and the required improvements will not conflict with easements of record or easements established by court judgment, or acquired by the public at large, for access through or use of property within the proposed subdivision. All easements have been identified and none are affected by the proposed subdivision and the subdivision of the property includes the creation and dedication of public streets necessary for the access to each newly created lot. D. Hillside Development Regulations A Hillside Development Permit is required for the subdivision because the property contains slopes of 15 percent and greater with elevation differentials greater than 15 feet. The purpose of this permit is to review the proposed development for conformance with the Hillside Development Regulations (C.M.C. Chapter 21.95). The development proposal is in conformance with the purpose and intent of this chapter as well as the other provisions of the regulations. Development of Natural Slopes Over Forty Percent Gradients The hillside slope conditions have been identified on the project constraints map for the subdivision. In order to be considered undevelopable, the slope must contain all of the GPA 11-07/MP 02-03(C)/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 – ROBERTSON RANCH WEST VILLAGE October 17, 2012 PAGE 12 following: 1) a slope gradient of greater than 40%, 2) an elevation differential of greater than 15 feet, 3) a minimum area of 10,000 square feet, and 4) comprise a prominent land form feature. The majority of the slope areas that meet this criteria within the West Village are located within proposed Lots 2, 10, and 12, which are being preserved in open space as part of development. However, some slopes adjacent to El Camino Real are greater than 40% and are eroding from lack of natural vegetation. Those slopes adjacent to El Camino Real are excluded from the Hillside Development Regulations (Section 21.95.130 Exclusions) and may be developed for the sake of stabilizing and landscaping the slopes for the ultimate improvement of a Prime Arterial. Volume of Grading The standards require that volumes of grading be minimized. The relative acceptability of hillside grading volume falls into the following three categories: 1) Acceptable: 0 - 7,999 cubic yards per acre (cy/ac), 2) Potentially Acceptable: 8,000 - 10,000 cy/ac, and 3) Unacceptable: greater than 10,000 cy/ac. The project covers 201.37 acres and the earthwork proposed will total 1,460,500 cubic yards in a balanced grading operation with earthwork quantities totaling 9,152 cubic yards per graded acre. A balanced grading operation is one in which no export or import of dirt from or to the site is required. Quantities that are less than 10,000 but greater than 8,000 cubic yards per acre are considered potentially acceptable and must be acceptably justified subject to the approval of the City Planner and City Engineer. Justification for the proposed level of grading quantities stems from the predominantly single family residential nature of the future development of the master plan. The map calls for the creation of larger pads which requires greater cut and fill per acre. The larger pads will accommodate the development of single family lots along cul-de-sac streets. The large pad approach to development of the West Village is the same design plan used for the East Village. This will create a homogeneous neighborhood development pattern. The large cul-de-sac pads terrace in the same manner as the natural slope. The amount of slope in between cul-de-sac pads is limited by the internal street system which is limited to less than 6.5% slope grade. The elevation differences between the highest point of the subdivision and the lowest point is approximately 46 feet (184 – 138 above sea level) Greater grading quantities are required to reduce the grade differences between lots which in turn reduce the road grades throughout the subdivision. Grading of the property also includes cutting the natural slopes adjacent to El Camino Real, a prime arterial, in order to complete turn lanes and pedestrian improvements along the northbound lanes. Slope Height Manufactured slopes may not exceed 40 feet in height, unless excluded pursuant to C.M.C. Section 21.95.130, or a modification is granted pursuant to C.M.C. Section 21.95.140. The proposed manufactured slopes which are directly associated with El Camino Real, future street “Y” and the southern end of the street for Lot 9 (Planning Areas 9/10), extend up to or exceed 40 feet in height. However, pursuant to Section 21.95.130, each of these slopes may be exempted from the 40 foot height limit because the location of El Camino Real (a Circulation Element Roadway) and the other streets (collector streets) are in their environmentally preferred locations and comply with all other City standards. The El Camino Real alignment has been established GPA 11-07/MP 02-03(C)/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 – ROBERTSON RANCH WEST VILLAGE October 17, 2012 PAGE 13 since incorporation of the City and the onsite collector streets take the best advantage of the existing slopes, disturbed areas, and connection points between them. Contour Grading The Hillside Development Regulations require that all manufactured slopes which are greater than 20 feet in height and two hundred feet in length and which are located adjacent to or are substantially visible from a circulation element roadway, collector street, or useable public open space area shall be contour graded. Slopes along El Camino Real and Tamarack Avenue are designed with undulation similar to natural contours. Screening Manufactured Slopes The Hillside Development Regulations require that all manufactured slopes be landscaped in accordance with the City's Landscape Manual. With the exception of the perimeter slopes adjacent to the open space preserve, which will be planted with naturalizing species to avoid the introduction of invasive plant species to adjacent natural areas, all manufactured slopes will be landscaped in accordance with the City's Landscape Manual. Hillside and Hilltop Architecture & Slope Edge Building Setbacks The project grading is proposed only in anticipation of future development. No homes or other structures are proposed at this time. Roadway Design The Hillside Development Regulations require that hillside roadway design be consistent with the City’s Hillside Development Guidelines. Accordingly, hillside roadways should follow the natural hillside landform and avoid large notches in ridgelines. The West Village Tamarack Avenue connection (future street “Y”) has been designed to hillside standards with a reduced right-of-way width and up to a 15% slope gradient. The alignment was set to meet engineering design standards and minimize disturbance of natural areas to the maximum extent practicable while providing alternate access for the public and local residents to the site. In general, the proposed circulation system exhibits a street design which follows the natural sloping topography, avoids large notches in ridgelines, and does not greatly alter the physical and/or visual character of the hillsides. Hillside Drainage The project incorporates undulating graded slopes and a street design which follows the topography of the property. A street and natural hillside drainage network has been designed to anticipate runoff and direct it to several locations within the open space areas in an effort to reduce the locations of concentrated flow and to maintain and promote growth of the natural vegetation. GPA 11-07/MP 02-03(C)/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 – ROBERTSON RANCH WEST VILLAGE October 17, 2012 PAGE 14 Modification to Development and Design Standards No modifications to standards are proposed. E. El Camino Real Corridor Development Standards The El Camino Real Corridor Development Standards (ECRDS) were adopted in 1984 with the intent and purpose to maintain and enhance the appearance of the El Camino Real roadway area. The document is intended to further the goals of the Land Use element of the General Plan in its objective of preserving unique City resources as they relate to highways. The areas subject to the development standards are all lots fronting on El Camino Real within 300 feet for upslope properties 5 or more feet higher than street grade, within 500 feet for downslope properties 5 or more feet lower than street grade, and within 400 feet for at-grade properties 5 or fewer feet above or below street grade. A portion of Planning Area 1 and Planning Area 2 of the West Village are subject to the Area 2 standards of the ECRDS. The remaining portion of Planning Area 1 and Planning Areas 7, 11, and 23C of the West Village are subject to the Area 3 standards of the ECRDS. Future development within these planning areas will require the review and approval of a subsequent Special Use Permit. The project generally complies with the El Camino Real Corridor Development Standards as discussed in Tables 4 and 5 below. Where compliance is not achievable, findings are included to justify the deviations to standards. TABLE 4 – EL CAMINO REAL CORRIDOR STANDARDS COMPLIANCE AREA 2 STANDARDS (Planning Areas 1 & 2) STANDARD ADOPTED CRITERIA PROPOSED PROJECT COMPLY? Design Theme Suburban Residential No structures are proposed at this time. Planning Area 2 is designated as a Community Facilities site. Yes Median Breaks Only at major intersections No median break is proposed. Yes Sidewalks City standard entire length Provided per City standards. Curb adjacent and meandering. Yes Signs Wall signs only; wood, externally lighted; metal/plastic internal/external lighting No signs are proposed at this time. Yes Building Height Maximum 35 feet from pad grade. No structures are proposed at this time. Yes Grading No cut or fill exceeding 10 ft. from original grade. The proposed pad elevation for Planning Area 2 is within 10 feet of the original grade. Yes GPA 11-07/MP 02-03(C)/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 – ROBERTSON RANCH WEST VILLAGE October 17, 2012 PAGE 15 TABLE 4 – EL CAMINO REAL CORRIDOR STANDARDS COMPLIANCE CONTINUED AREA 2 STANDARDS (Planning Areas 1 & 2) STANDARD ADOPTED CRITERIA PROPOSED PROJECT COMPLY? Setback from roadway Non-Residential: 25 feet landscaped No structures are proposed at this time. A 50-foot structure setback is required for Planning Area 2. Yes Street Furniture Any contemporary type: wood, concrete or combination. A North County Transit District bus stop is included at Planning Area 2 and shall use the NCTD standard contemporary street furniture. Yes Street Light Spacing City Standard Street lights are proposed at the City Standard Yes Roof Equipment No roof equipment shall be visible from adjacent developed or potentially developable areas. No structures are proposed at this time. Yes Anticipated Land Uses No change from existing Land Use Plan The existing land use plan (at the time of the corridor standards were adopted) was changed with the adoption of the Robertson Ranch Master Plan. This project includes a proposed change in land use from residential/open space to community facilities/open space. No TABLE 5 – EL CAMINO REAL CORRIDOR STANDARDS COMPLIANCE AREA 3 STANDARDS (Planning Areas 1, 7, 11, 23C) STANDARD ADOPTED CRITERIA PROPOSED PROJECT COMPLY? Design Theme Rural Residential No structures are proposed at this time. Yes Median Breaks Only at major intersections One median break is proposed at the main entry (Street Z). Yes Sidewalks None adjacent to the street. Meandering non-contiguous and contiguous sidewalk is proposed. No Signs Wall signs only; wood, externally lighted. No signs are proposed at this time. Yes GPA 11-07/MP 02-03(C)/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 – ROBERTSON RANCH WEST VILLAGE October 17, 2012 PAGE 16 TABLE 5 – EL CAMINO REAL CORRIDOR STANDARDS COMPLIANCE CONTINUED AREA 3 STANDARDS (Planning Areas 1, 7, 11, 23C) STANDARD ADOPTED CRITERIA PROPOSED PROJECT COMPLY? Building Height Areas upslope, downslope (less than 15 feet) and at grade [in relation to El Camino Real (ECR)]: 15’ max from pad within 100’ of the ECR r.o.w. 25’ max from pad within 100’-200’ of the ECR r.o.w. 35’ max from pad within 200’-300’ of the ECR r.o.w. No structures are proposed at this time. Future development within Planning Areas 7 and 11 will be subject to these height restrictions. Outside of 300 feet from the ECR right-of-way a 40-foot height is allowed in PA 7 and a 35-foot height is allowed in PA 11. Yes Grading No cut or fill exceeding 10 feet from original grade. Earthwork outside of the setback may exceed this amount in isolated areas, as a result of extreme, localized conditions, or for the provision of public streets. Variance may be granted by the City Planner and City Engineer. Compliance with the standard is infeasible because of the extraordinarily steep topography within PAs 7 and 11 adjacent to El Camino Real. More than 10 feet of cut is proposed. However, the intent of the scenic preservation overlay zone and the scenic quality of the corridor can be maintained since the master plan is proposed with a greater building setback than required in the ECRDS, the pad for PAs 7 and 11 are elevated more than 15 feet above the street level, and the intervening slopes will be landscaped. All of these three elements combined will emphasize a naturalizing landscape presence to El Camino Real versus a built presence created by buildings near the street right-of-way. Traffic safety will not be affected by the proposed slope cuts since all required site lines are maintained for El Camino Real. Yes Setback from roadway 45’ or 15’ from top-of-slope whichever is greater. No structures are proposed at this time. A 50-foot structure setback is required in both PA 7 and PA 11 for future development. Yes GPA 11-07/MP 02-03(C)/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 – ROBERTSON RANCH WEST VILLAGE October 17, 2012 PAGE 17 TABLE 5 – EL CAMINO REAL CORRIDOR STANDARDS COMPLIANCE CONTINUED AREA 3 STANDARDS (Planning Areas 1, 7, 11, 23C) STANDARD ADOPTED CRITERIA PROPOSED PROJECT COMPLY? Street Furniture Wood only A North County Transit District bus stop is included at Planning Area 2 and shall use the NCTD standard contemporary street furniture. No Street Light Spacing Double distance between poles from City standard The project design is per the City standard. No Roof Equipment No roof equipment shall be visible from adjacent developed or potentially developable areas. No structures are proposed at this time. Yes Anticipated Land Uses N/A N/A N/A Deviations to the above standards may be granted by the Planning Commission. The following findings can be made for those elements of the project design which are not in compliance with the El Camino Real Corridor Development Standards: 1) Compliance with the Anticipated Land Use restriction, non-contiguous sidewalk, wood street furniture and double distance street light spacing standards are infeasible for this project since land use change is the essence of the creation of a Master Plan and is necessary to fulfill the Master Plan vision, a street adjacent sidewalk in some instances is necessary to accommodate bus passengers and to reduce open space encroachment, wood street furniture is not as durable as contemporary materials, and the double street light spacing has already been overridden in favor of the City standard for the existing improvements to El Camino Real between the Country Store and College Boulevard and should therefore also be applied to the project. 2) That the scenic qualities of the corridor will continue to be maintained if the anticipated land use, non-contiguous sidewalk, wood street furniture and double distance street light spacing standards are not fulfilled since these elements are lesser components of a whole that creates the corridor’s scenic quality and their absence will not adversely affect the whole. 3) That the project, including non-compliance with Anticipated Land Use restriction, non- contiguous sidewalk, wood street furniture and double distance street light spacing standards will not have an adverse impact on traffic safety in that non-compliance with any of these standards either are not related to the movement of traffic on El Camino Real or in the case of street light spacing will provide more illumination along the street frontage than required by the El Camino Real Corridor Development Standards. 4) That the West Village project is generally designed so as to meet the intent of the scenic preservation overlay zone through the use of landscape and grading design adjacent to El Camino Real. GPA 11-07/MP 02-03(C)/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 – ROBERTSON RANCH WEST VILLAGE October 17, 2012 PAGE 18 F. Habitat Management Plan The City of Carlsbad has an adopted Habitat Management Plan (HMP), which is a comprehensive, citywide, program to identify how the City, in cooperation with the federal and state wildlife agencies, can preserve the diversity of habitat and protect sensitive biological resources within the City while allowing for additional development consistent with the City’s General Plan and its Growth Management Plan. In so doing, the Plan is intended to lead to citywide permits and authorization for the incidental take of sensitive species in conjunction with private development projects, public projects, and other activities, which are consistent with the Plan. The HMP adopted in November 2004 identified the subject property as a Standards Area (Zone 14) with existing Hardline Preserve Area areas to the north and south. Along with the approval of the Robertson Ranch Master Plan in 2006, the standards area status of the Robertson Ranch was changed with the establishment of Hardline Preserve Areas throughout the east and west Villages of the plan. Mitigation for the impacts to habitat and animal species was developed and a Mitigation Monitoring and Reporting Program (MMRP) was adopted by the City Council. Development of the East Village triggered the necessity to implement several of the mitigation measures outlined in the MMRP for the entire master plan area and have been completed or are in progress. The effects of the proposed project on the HMP are limited to the changes related to the expansion of the Hardline Preserve Areas (Planning Areas 1, 23A, 23B, and 23C). The existing hardline is shown on the official Robertson Ranch Hardline Map. This hardline was originally adopted through the "Concurrence on Hardline Design for Robertson Ranch" correspondence from the United States Fish and Wildlife Service (USFWS) and California Department of Fish and Game (CDFG), dated Feb. 11, 2005. One of the findings of this Hardline Map was that it preserves more than 70% of the coastal sage scrub (CSS) onsite. This hardline design was subsequently amended through a minor amendment, allowing for the "Tamarack connection modifications", through correspondence from the USFWS and CDFG (fax date Apr. 5, 2007) which preserves 68.4% of the existing Diegan coastal sage scrub (DCSS) on the property, but a greater additional area of CSS than that impacted is revegetated. The proposed hardline will constitute a second minor amendment to the hardline that involves the West Village only. The proposed hardline will preserve 66.1% of the existing DCSS onsite, but an even greater area of CSS, including the formal revegetation and management of the entire Habitat Corridor, to provide a natural wildlife link consistent with the Carlsbad HMP is revegetated. A Biological Technical Report for the Robertson Ranch West Village was prepared by Planning Systems (dated June 1, 2012). As demonstrated in the technical report, the proposed hardline alignment results in an increase in the amount of sensitive habitat by increasing the amount of Diegan coastal sage scrub (DCSS) by 0.04 acres, and also by increasing the amount of Southern willow scrub (SWS) by 0.20 acres and Coastal valley freshwater marsh by 0.82 acres. This results in a total increase in sensitive habitats of 1.06 acres. Further, an additional 4.47 acres of agricultural lands will be added to the hardline and revegetated with native hydro seed. Thus, while the proposed hardline does increase impacts to existing DCSS by 2.5 acres, the proposed hardline (including both existing preserve and revegetated native preserve) makes up this GPA 11-07/MP 02-03(C)/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 – ROBERTSON RANCH WEST VILLAGE October 17, 2012 PAGE 19 difference and then increases the total sensitive habitats within the hardline by an additional 1.06 acres. The hardline increases the overall (sensitive and non-sensitive) acreage of hardline area by 5.41 acres. Thus, the proposed hardline alignment increases both the amount of sensitive biological habitats, and the total amount of protected open space on the Robertson Ranch West Village. Because the project includes the Minor HMP Amendment, concurrence from the California Department of Fish and Game (CDFG) and the United States Fish and Wildlife Service (USFWS), collectively referred to as the Wildlife Agencies, is required. An HMP Equivalency Determination from them was received in August, 2012 acknowledging the minor amendment to the HMP Hardline Preserve Area proposed by the project increases land area and habitat volume and can therefore be found to be equivalent to the existing Robertson Ranch Hardline Preserve Area. G. Inclusionary Housing The Master Plan establishes a program for the future development of the Robertson Ranch East and West Villages which includes residential units that are both market rate and affordable to lower income households. Prior to the recordation of the Vesting Tentative Map, the applicant must enter into an Affordable Housing Agreement stipulating that within the West Village, 56 units shall be provided to the moderate income category household and 101 units shall be provided to the low income category household. H. Local Facilities Management Plan: Zone 14 The Robertson Ranch Master Plan was adopted as in compliance with the Zone 14 Local Facilities Management Plan. The proposed amendments to the master plan do not change the growth projections analyzed in the Zone 14 Local Facilities Management Plan. No new facilities analysis is required and no amendment to the facilities plan is necessary. V. ENVIRONMENTAL REVIEW Pursuant to the California Environmental Quality Act (CEQA) and the Environmental Protection Ordinance (Title 19) of the Carlsbad Municipal Code, staff has conducted an environmental impact assessment to determine if the project could have any potentially significant impact on the environment. Documents referenced for the analysis included the Certified Environmental Impact Report for the Robertson Ranch. Impacts are substantially within the scope identified within the Robertson Ranch EIR. The environmental impact assessment identified potentially significant impacts to biological resources. Mitigation measures have been incorporated into the design of the project or have been placed as conditions of approval for the project such that all potentially significant impacts have been mitigated to below a level of significance. Consequently, a Notice of Intent to adopt a Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP) was published in the newspaper. The project site was the subject of a previous CEQA review in the Robertson Ranch Final Program Environmental Impact Report (EIR), which was certified by the Carlsbad City Council on November 14, 2006 (EIR 03-03, State Clearinghouse #2004051039). According to Section GPA 11-07/MP 02-03(C)/CT 11-01/HDP 11-01/SUP 11-02/HMP 11-03 – ROBERTSON RANCH WEST VILLAGE October 17, 2012 PAGE 20 15168 of the State CEQA Guidelines, a Program EIR is appropriate for a series of actions that can be characterized as one large project, are related geographically, and as logical parts in the chain of contemplated actions in connection with issuance of rules, regulations or plans. Through the certification of the Program EIR, the Carlsbad City Council adopted CEQA Findings of Fact, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program. The EIR is intended to be used in the review of subsequent projects within the Robertson Ranch Master Plan. The project incorporates the required EIR mitigation measures, and through the analysis of supplemental plans, reports, and studies pertaining to biological resources, geotechnical, hydrology, storm water management, and noise, a determination has been made that the project impacts are mitigated to a level of less than significant. The Roberson Ranch Master Plan EIR and additional technical studies are cited as the source documents of this environmental evaluation. ATTACHMENTS: 1. Planning Commission Resolution No. 6911 (MND) 2. Planning Commission Resolution No. 6912 (GPA/MP) 3. Planning Commission Resolution No. 6913 (CT/SUP/HDP) 4. Planning Commission Resolution No. 6914 (HMP) 5. Location Map 6. Disclosure Statement 7. Robertson Ranch Master Plan as amended by the West Village Update (Previously distributed to the Planning Commission and on file with the Planning Division) 8. Reduced Exhibits “A”-“U” 9. Letters regarding the project 10. Full Size Exhibits “A”-“U” dated October 17, 2012 • N NOT TO SCALE Robertson Ranch West Village GPA 11-07/MP 02-03(C)/CT 11-01 HDP 11-01/SUP 11-02/HMP 11-03 DISCLOSURE Development Services <<t#> ~ CITY OF STATEME~I;J: ~ PlanningDivision p. 1 (A) CITY OF CARLSBAD 1635 Faraday Ave""e CARLSBAD {760) 602-4610 f,UG 2 7 2012 www.carlsbadca.gov C A ! c!llt.ID nO:Plll j: I 1 Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittaL Your project cannot be reviewed until this information is completed. Please print Note: PerSon is defined as ~Any individual, firm, co-partnership, joint venture, association, spcial club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and ·county, city municipality, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW If a publicly-owned corporation, include the names, titles, and addresses of the corporate officerS. (A separate page may be attached if necessary.) Person / Corp/Part "f<ANGHo C..0"S.T'EFCA-LLe_ Title N /it z Hie 0"-'"'"R.. Address ' / Add,_res_s_&""-'3"'1<"'-,=-"W'=-l-._,.-,_,.-,-l<E----f?-L_V_D "-roo eev..-""-'-j H t u.s;. CA C) o 2 I I 2. OWNER {Not the owner's agent) P-1(A) Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e., partnership, tenants in· common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS 0\Nf\1 MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Pe~on'--------------~---- Title'----.rh,---,"'------ Corp/Part R-\N41c e.<:<-=AA Li-C- Title __ ,o,""='"'="""-'="--------- Address '%.-3~3 l.AHL..-St-HllE e.t-VD .1-1 7CD 1381'""'-';1 1±111 ~ e,4 9 b21l Page 1 of2 Revised 07110 3. NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non- profit organization or as trustee or beneficiary of the. Non ProfitfT rust. ___ _,., _ _,/<...._ Title'------l"f!JJ?ft-"V:.__ __ Address. _________ _ Non Profit/Trust~.....,.--7------ Title ___ -l.o.pcs...-/------ Address ____ -.,t.------- 4. Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? D Yes ~No If yes, please indicate per.son(s): ___________ _ NOTE: Attach additional sheets if necessary. ~ove information is lrue and correct to the best of my knowledge. " '-~· ' ffz:r/r2-~ • ffZ-7/ 11.- Signature of owner/date W ILU-f-iiJeST , ['ti!<tr=W Print or type name of owner Signature of applicanUdate {)JJL.t--114-!Y' Pr /)/l:;sr ~tr>t5<.1r Print or type name of applic~nt Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent P·1{A) Page2of2 Revised 07/10 r--l / Shapell Land Company LLC is the sole owner of Rancho Costera LLC RANCHO COSTERA LLC, a Delaware limited liability company By: Name: Title: ------------ Rancho Costera LLC Officers: William P. West, President Tim Saunders, Vice President Jon H. Sasaki, Treasurer Thomas A. Ingram, Secretary CITY 0~ OCEANSIDE PACIFIC OCEAN CITY 0~ VISTA CITY OF ENCINITAS LOT AREA TABLE LOT AREA (AC) I 1.87 AC 2 34.57 AC_(OPEN SPACE)_ 3 11.44 AC 4 1.20 AC 5 10.98 AC 6 17.95 AC 7 7.70 AC (6.12 AC NET! 8 15.76 AC (14.66 AC NET. 9 21.21 AC /0 1212 AC (OPEN SPACE II 16.21 AC 14.85 AC NET. 12 38.64 AC (OPEN SPACE IJ 4.58 AC LOT AREAS LISTED 00 NOT INCLUOE RIGHT-OF-WAY OEOICAliONS FOR EL CAMINO REAL, GLASGOW ORIVE OR EO/NBURG/1 ORIVE. ©2012 O'Doy Consultants, Inc. VICINITY MAP NO SCALE GENERAL NOTES I. ASSESSOR's PARCEL No's.. . . • . . • . . • . . . . . • 208-0/0-40 2 SITE ACREAGE .•••.•.••..•.......... 201.31 AC J. OJSTINC ZONING ANO GENERAL PLAN OESIGNATION. • • LC 4. PROPOSED ZONING ANO GENERAL PLAN OES/CNA liON. • SEE MASTER PLAN 5. USAGE OF LOTS. • . . . . . . . . • . . • • • . . . . . ROBERTSON RANCH MP 02-03 6. NUMBER OF OIIHLINC UNITS. . • • • , . . • • . . • . . N/A 7. TOTAL NUMBER Of LOTS. . , . . . . • • . • • . • . . . 13 8. PROPOSED DENSITY. • • • • • • . • • • . • . . • • . . N,/,4 9. BU/LO/NC COVERAGE. . . . . • • • • . . • • • . • • . . N/14 10. BU/LO!NG SQI/ARE FOOTAGE •••••.•..•••••• N,/,4 11. PERCENTAGE OF SITE TO BE LANDSCAPED. . ...• 12 PARKING REQI/IREMENTS . • ••••...•..•.. 1.1 EAliNC AREA ........••••••••••••• 14. OPEN SPACE,/I<EC AREA REQI/IREMENTS •.• , •.• 15. UNOEVELOPABLE AREA {§ 21.5.1230). . ••.• , .. 16. STORAGE SPACE. . ..•..•.•••.•.•.•• .N/14 .N/14 • N,/,4 . 69.80 AC (OPEN SPACE LOTS) {O£NS/11ES PER ROBERTSON RANCH UP 02-0J) • N,/,4 11. AVERAGE OAILY TRAFFIC. ........••••.••• N/14 18. SERfiCE 0/Sli/ICTS SCHOOL 0/STR/CT -CARLSBAD UNIFIED SCHOOL 0/STR/CT WATER DISTRICT-CARLSBAD MUNICIPAL WAlER OISli/ICT SEIIffl OISTRICT-CARLSBAO MUNICIPAL WATER OISTRICT 19. AVERAGE POTABLE WATER OEM AND . . • . . . • . . • !fA Cf'lol PEAK PO TABLE WA TfR OEMANG . • . . . . • . . . N/A CPM 20. PEAK IRR!CA liON OR INDUSTRIAL WA TfR OEUANa • . . N/A CPU 21. A VERACE S£11ffl GENERA liON. • . . • • • . . . . . . . !fA MEO INDEX MAP SCALE..· ,. = I(}()' GRADING ANALYSIS OATA + AOJUSTIJENTS PA 3-11 PA I PA IJ AOJUSTIJENTS' LVT I, 484,750 CY 158 cr 994 cr -25,400 CY FILL 1,252686 CY 21,831 CY 33,764 CY +152216 cr TOTAL 1,480.500 CY 1,460,500 CY •AOJUSTIJENTS /NC/.UO£ UNDERCUT FOR STREETS, CLEARING ANO GRUBBING, SHRINKAGE ANO SUBS/O£NCf. HILLS/OE CRAO/NC ORO/NANCE USE NET CY CUT/FILL TOTAL PA I PA 4 PA II COMMUNITY FACIUliES PARK 1. 460.500 cr -21,678 CY -30.200 cr -92300 CY EL CAMINO REAL COMMERCIAL ROAOWAY -100.000 cy TOTAL -DIEMPliONS 1,216,322 CY NOTE: EXEMPliONS PER HILLSIDE ORO/NANCE SEC. 21.95.130 ANO SEC. 21.95.140. PAR. 0 1,216,322 CY/132.9 CRAOEO ACRES~ 9,152 CY,/,4C FLOOD ZONE DESIGNATION CITY OF CARLSBAO FIRM MAP No. 015073 C 0768F, PANEL 768 OF 2375 OA TEO SEPT. 8, 2009; INLUO£S LETTER OF MAP RE"SION {LOMR) NO. 09~0fi-0276P-060285. ISSUEO APIIIL 22 2009. ZONE X -AREAS OUTSIO£ THE 500 I'EAR FLOOO PLAIN AND ZONE A£ -BASE FLOOO ELEVA 1101/S OElU/MINEO SHEET 1 OF 21 SHEETS VESTING MASTER TENTATIVE MAP CT 11-01 MP 02-0J(C) HOP 11-01 SUP 11-02 HMP 11-03 FOR RANCHO COSTERA LEGAL DESCRIPTION PER PRELIMINARY llllE REPORT BY FIDELITY NA ~01/AL llllE COMPANY ORDER NO. 996-23006509-RH/ OA TEO APRil 6, 2012. ALL THAT PORliON OF LOTS "['" ANO 7" OF RANCHO ALVA HEDIONOA, IN THE CITY OF CARLSBAO, COUNTY OF SAN OIEGO. STATE OF CALIFORNIA, ACCOROING TO PAR~~OII MAP THEREOF NO. 823, FILEO IN THE OFFICE OF THE COUNTY RECOROER OF SAIO SAN OtEGO COUNTY. NOVEMBER 16, /896. EXCEPT THEREFROM THAT PORliOII THEREOF O£SCRIBED IN OEEO TO THE CITY OF CARt.SBAO REC. AUG 14, 2008 AS FILE NO. 2008-0435947, O.R. AlSO EXCEPT THEREFROM THAT PORTION THEJ/EOF OESCR!BED IN OEED TO THE CITY OF CARLSBAD REC. MAY II, 2009 AS FILE NO. 2009-0241694, O.R. Affl: 208-01{}-4/-00 OWNER/DEVELOPER • RANCHO COSTERA, LLC A OElAWARE LIM/TEO LIABILITY COMPANY BY: SHAPEL£ LANO CO., LLC A CALIFORNIA LIM/TEO LIABILITY COMPANY 8383 WILSHIRE BL 10. SUITE 700 BEVER£ Y HILLS. C4 90211 {323) 988-7511 BY: _________ _ SHEET INDEX I TITLE SHEET 2 SECTIONS, DETAILS, AND NOTES 3-18 TENTATIVE MAP EXHIBITS 19 TRUCK TURNING EXHIBIT 20-21 £L CAMINO REAL PHASING PLAN BENCHMARK DESCRIPnON: 2.5' 0/SC STANPED 'C!..StJ-105, LS. 6215' LEGEND S/IBOIV/Sa{ 80/JNI)AI/Y. . . • • • . • . . . • LOT LIN£. . ................ . HEI.JNQI//SHEIIEJIT OF ACCESS fii(]HTS. . . . • HIIP HAROIJN£ . . . . . • • • • • • • • • • • . IJMITS OF fl.OOOWA r ZON£ A£. . . . . . . . (P[R FEIIA FIRM MAP 0607JC07681' RE"S£0 P£1? £01/R OAlfO SEP. 8, 20Q9) I(J(}-lf'AR INIINDA liCW IJMITS • . . . • . . • IJMIT OF OffllfXCAVAlla{ • . ..... , • {APPROX. PER GEOJEaiMCAI. INI£Sm;A TlON. PLAT£ 4 OA lED Jl/N£ 6, 2011. liMITS ltfll 8£ flNALfZ[{) Hfnl FINAL ENC!N!I/1/NC CRAO/NC PlANS) LOT NIIMB£R. • • • . • . . . • . . . . . . • . crJNTrJIIRS. • • • • . - . . -. . • • . • . . WA TfR /lAIN. . . . . . • • • . . . . • • . • SEYlER /lAIN .t A.H. . . . . . . . . • • . • • • STWI DRAIN .t C.O. {PIJ9IJC). . . . • • • • • STWI DRAIN .t C.O. {PRIVATE) ••••.••. FIRE H'IORANT •......•........ SlllfU IJQIT. .....•.......... HAHO/CAP 1/AIIP. . . • • . . , • . , • . • • • • ASPHAJ. T PA f91£NT. . • . • • . . • . . • • • • RETAINING WALL. .. .. .. .. • .. .. .. • GHAOED SlOPES {2:1/IAX). DA 'I!JQ(T IJN£. . . . . . . . . . . . . . . . Rll1JRE O.C. P£IJESTRIAN TRAil. ••••••• 0/REClla{ OF f/.0/f . . . . . . . . . . . . . BIORE:TENliON BASIN ANO/OH SWAL£. • . . . {BASINS TREATING PUBliC WATER SHAll BE H.QA. MAINTAINED, BUT CONTA!Nl!J HfTHIN AN. /.QO. fOH DRAINAC£ PI.JRPOSES. crJNCRETF BNOW 0/rr:H. . . . . . . . . • . . . Tf/IPOHARY IJ[SIL TA lla{ BASIN. . . . . . • . {PRIVATF) PROPOSED --------- /!!/.L.L/..L //, DIIIIIIIIIIIIIIIUIBM 14 --26()-- ---w-- ------o-----5--- -"""V--y---_ _ _l ____ L __ _t ________ t _______ t_ ---------- DENOTES A11EA liJ BE R£'.£GETA TE1J .t . . . . . . . /IJRNED Om? liJ CfJNSERVANCY A(][}{CY CIVIL £NGIN££R/LAND SURVEYOR • EXISTING •••••••••••••••• 0 •• 0 •• 0 •••• 0 •• .. ,:;::.: ;;::;;, :.:;g)::: ·::.;·.: .. :::::. :··'i~ . ... :x CR --:2 ~-l~ OR i1~ --T----r -- -____h._--~-- . ..., __________ _..-~-------- RBtSEIJ: AI.(;. a 2012 RHISEJJ: oUL r g, 2012 RE'-'SEJJ: IIA r 1, 2012 RE'>fSED: O£C. 2~ 20T/ RBtSEJJ: ocr. 24. 2011 RBfSEJJ: AW. 19, 2011 DATr fY PREPAIIAnON: AMY Z 2011 DESIGNED BY: A.ll., J.T. DATE: FEB. 2011 DRAWN BY: J.S. SCALE: ~SHOWN LOCA nON: IN Na?lii£AST caiNER OF CANNON HO. ElR1IJCE Om? ALVA /fBJKJWJA arm<, c~/??~T s PROJECT MGR.; G.O, JOB NO.: !QI307 2710 Loker Ave. Civil Engineering ENGINEER 0~ WORt< Suite 100 Planning 120 FEET Sf)(JTHIIEST OF EL CMIINO REAL C<lr1sbad, Califomia 92010 Processing 7fi0-9J1 -7700 Surveying Fox: 760-931-6660 DATE: RECORD rnOM: R.O.S. NO. 17211 {PT. NO. 105} ELEVA nON: of5.110 N.S.L DATUM: NCV/J 1929 OdoyOOdayconsultants.com GEORGE ffDAY RCE: 3201. G: \101307\1007Am1.dwg Aug 29, 2012 2; 37pm Xrefa: 1007AN; 10071\T; 1007ATP01; 1007amap; 1007wm<lp; 10071Jsit8; 1007AVIC; 1007ATLY; 01HT-PA14 f I = 11/lt' ......... 11/.W I IJJ' aJ' 70' 10' #' a' ao' 10' a' 12' 12' 12' 1-ft. 12' 12' 12' 5' 18: I~ 12' 0.5' BIKE THill/ THill/ THill/ I~ TH/IU THill/ THill/ B.L !liGHT f-!0.'""' lANE lANE lANE lANE lANE lANE lANE TllfiN 'j:l ~ v a· CU/18 .t liiJT7Efl ) .?-,."' EXIST. C/1118, liiJT7Efl ' .t SIDEWAlK 4" PCC SIOEWAlK • a IIE/JIAN CIJIIB NON-CONT/IiiJOIIS EL CAMINO REAL {A-A) NOT Tr1 SCALE f I "" 11/lt' ........... 11/.W f26' I aJ' 6J' 10' #' a' 5J' 10' ,. 1/L I~ 8' 12' 12' 12' 10' 12' 12' 12' 8' 0.5' BIKE THill/ THill/ THill/ LEFT THill/ THill/ THill/ BIKE ,_,.., lANE lANE lANE lANE 1TUIIN lANE lANE lANE lANE ~~~ -::.... z:l v "\ 2 ~~ EXIST. C/1118, liiJT7Efl .t SIDEWAlK 4" PCC SIDEWAlK, • a IIE/JIAN CIJIIB NON COimGUOIJS - EL CAMINO REAL {8-B) NOT Trl SCALE f I ~ 11/W -... 11/.W 126' I aJ' aJ' 10' #' 18 #' 10' a' I 12' 16!:. lfl 12' 12' 12' 12' 12' a' 0.5' BIKE THill/ THill/ THill/ THIIU lHI/(/ lHI/(/ BIKE _,._, lANE lANE lANE LANE I lANE lANE lANE lANE ,-(5' 11/CH ':'-.... IIETAINING WALL v a· IIE/JIAN CV/18 ) y T • • 4 PCC SI/JEWAIK, 4 PCC SIDEWAlK, NON-CONT/IiiJOIIS NON-CONT/IiiJO/IS EL CAMINO REAL {C-C) NOT Tr1 SCALE = 11/lt' ........... 11/.W lfJJ' aJ' 70' 10' #' a· 6Q' 10' a' 1-~ 12' 12' ,g: I~ 12' 12' 12' 12' 5' 12' 0.5' BIKE lHI/(/ lHI/(/ lHI/(/ Wk TH/IU THill/ THIIU B.L !liGHT ,_,... <-,."' lANE LANE lANE lANE lANE lANE lANE TllfiN 1r f!.r '~:'~""' \ ,e.,. a· C1J/I8 .t liiJT7Efl ::,; ~ EXIST. C/1118, liiJT7Efl .t SIDEWAlK 4" PCC SIOEWAlK • a IIE/JIAN CIJIIB NON-CONT/IiiJOIJS EL CAMINO REAL {o-0) NOT Trl sr:AL£ ©2012 O'Day Consultants, Inc. f J 0 11/.W ........... IJ81 75' aJ' 10' 65' 5' #' ;-4'f-/a· 12' 5' II' II' II' 10' I , 12' 12' 12' a' !liGHT B.L THill/ THill/ THill/ LEFT ~ TH/IU THill/ THill/ BIKE <-,. ":'~ TllfiN lANE lANE lANE TllfiN lANE LANE lANE lANE 'IIi :~,;I 6" CU/18 .t liiJT7Efl EXIST. C/1118, liiJT7Efl .t S/OEWAlK a· 4" PCC SIOEWAlK IIE/JIAN CIJIIB NON-CON"IiiJOIJS EL CAMINO REAL {£-E) NOT Tr1 SCALE f """ I 11/lt' 10' 5' as' :z;l ~A~ .,.,. "<!!: ~ STTIEET UCHT. BASE TnP. .t CONOIII f 11/W a4' vw ~------~~-----~ 10' J2' -1.5'5.5 EXIST. C/1118, liiJT7Efl .t SIOEWAlK .12' 10 .. 5.5 I EXISTING TAMARACK AVENUE NOT Trl SCALE • PA/i'KWA Y 11/0TH VAlli£) = ' -... /a" 40' SHEET 2 OF 21 SHEETS CT 11-01 MP 02-03(C) HDP 11-01 SUP 11-02 HMP 11-03 FUTIJIIE STTIEET UCHT. BASE ,..,..._ .. ,.,,. I = v.t CONOIIIT nP. """<,_I i~ FUTIJIIE Fill£ H"tVIIANT nP. BOTH SlOES OF STTIEET I 11;11' ........... 1!16' VIr BOTH SlOES OF STTIEET f 111/AN 10' PEIJES ACCESS EASEMENT\ a· ~ <-,."' ~ z:l ~~ \ N SEIIENT #J' #J' /0' P£/JEST111A 10' JO' l!a' JO' 10 ACCESS EA I I'~ a· 12' 12' 8' 8' 12' 12' a· I- I a· BIKE TH/IU THill/ THIIU THill/ BIKE r ~ lANE lANE lANE I lANE lANE lANE y a· amo .t liiJT7Efl ) <-,. a• IIE/JIAN Cl/l/8 ":'~ • ~ PCC SIOEWAlK Fill£ H"tVIIANT nP. BOTH S/IJES OF STTIEET STREET Z NOT Trl SCALE STTIEET UCHT. BASE .t CONOIIIT nP. BOTH SlOES OF STTIEET II ;II' 11/W 10' 20' 20' 10' I • <-" ,_ Fill£ H"tVIIANT nP. "'[U-BOTH SlOES OF STTIEET --.1. In· •·I ~~~ >f-..J.....,;""""'""""'""""'f=.."""""~f.f-ri< ... a· CV/18 .t liiJT7Efl 4" PCC SIOEWAlK NON-CONT/IiiJOIJS STREETS E AND J NOT Trl SCALE STTIEET UCHT. BASE .t CONOIIIT nP. 11/lt' , !1;11' BOTH SlOES OF STTIEET ·~,~o·~---20~.--~~20~.~--~w~.~ f-!~-~!!.--..._;._2!!.._-r-~H ·a· 4.5' 5. ,, I 5.5 I 4" PCC S/IJEIYAIJ(. C/1118, liiJT7Efl £ ~·lf( FII1E H"tVIIANT T'tP. ~ --BOTH SlOES OF STTIEET EXISTING & PROPOSED GLASGOW OR. EDINBURGH OR. NOT Trl SCALE 4' J' RO/INO SlOPE Oil a' .tar. IIETA/NINC WALL f'f/1 PLAN SIJIISIJ D-15 TFflfiACE 0/Tr:H, T't1'E l:' fi20X AIIN. J" CONCIIETE (410-C-2000) II'/ a'lt6"x,Ox/IO ltElJJfJ) lff1IE IlES/I EAIITH-TONE C0/.011 DETAIL-BENCH AT SLOPE /JOT Tr1 SCALE SEE SIJIISIJ D-15 AND OTY OF CARI.SBAO Ollf'i GS-14 FOil AOOITIONAL SPEaFICA liONS. • BENCH IIIOTH IJA Y BE IIEOIICED Trl 5.5' ON F1LL SlOPES AND J.5' 1110£ ON CVT SlOPES f'f/1 CEOSOII.S LET7Efl OATEO OCT. 11, 2011. 11;11' ao• 11/W 12' /a' /a' 12' I J.; J-l!l I 0.5' 5' 6.5' I 5' 0.5' I z:l "'~ v <-,."' 'f.;- • £KIST. a C1J/I8 .t liiJT7Efl EXISTING GLEN AVE. NOT Tr1 SCALE II ;II' ao· IJ' 17' 11' 18" EXIST. 6" C1J/I8 .t liiJT7Efl EXISTING WINO TRAIL WAY NOT Trl SCALE BIORETENTION AREA DETAILS SEE SHEET 14 FOIIIJIOIII.IENTTON O£TAILS O£TNI. )I~ /IIHJNED IIIOIIE1ENTTON A/lEA ,; -, r-----===---J~_FUTIJIIE STTIEET 'J' II/QIT-OF-WA Y Trl BE OEDICA TEO 11/TH FUTURE STREET Y {CONNECTION TO TAAIA8ACK A V£) Sl/BS£0/IfNT RNAL /.tAPS BEGIN a· '(;.-/' CUIIB NOT Tr1 SCALE T't1'E 'F' CA 11:11 BASN II'/ OP£N/NGS ON ALL 4 SlOES -~~;:.::,; ·=---~-~=-=· =;=p· •:::;-] --.::'.,f. :;:::::::;'"]" ·~'\..----a· T't1'E t-1' C1JII8 S:'!'/ ~ T't1'E -:Jt?f::::~~==· :-:~'::._· -~',;-, -i, ~._-~;;. !;_ -~. U_L. ,,:.-_-+. :!::1 =-M,:r-C:fJfolf: APfiON __ '.--:±J a· T't1'E 'G-1· CV/18 DETAIL-CONCRETE APRON & SPLASHWALL fJ CATCH BASIN AT END OF SLOPE BENCH SCALE: t•=4' BEGIN a• T't1'E 1.5' CONC1If:TE APIION 'G-1' CIJIIB 560-C-.1250 a· T't1'E 'G-1' amo END a• T't1'E tl-1' CtJR8 < ~-.,--.- ' ' < ;;;l < < < ..., .,.._ ' . END a• T't1'E • . 'G-1' CV/18 < 0£TNI. tl~ RllJ. Y I.IIE/J FlO,_ THRaJQI FI.NflER 0£TNI. t': B. CAMINO IlEAl. liED/AN IJIOIII.IENTTON A/lEA BEGIN a• T't1'E j . . . • ' · . ..,'='".!. c 'G-1· CV/18 ---------· ____ ·:;· ;:::·::.:-:ir=t· ctr-~ SIJIISIJ D-75 TFflfiACE 0/Tr:H, T't1'E 'D' fi2.0X MIN. 8' BENCH J' 5' 2X -12" L 4" PCC P£/JEST111AN T11AN. a• /JAK. IIETA/NINC WALL II'/ liiJAIIO liN/. DETAIL-BENCH AT SLOPE WITH TRAIL NOT Tr1 SCALE SEE SIJIISIJ D-15 AND OTY OF CARI.SBAO Ollf'i GS-14 FOil AOOITTONAL SPfC/f/CA liONS. G:\101J07\1007AT02.dwg Aug 29, 2012 2:37pm Xrefs: 1007AT; 1007on T't1'E r CATr:H &ISIN a· T't1'E 'G-1' CIJIIB W/ CffN/NGS ON ALL .5' CONCf/ETf AP110N 4 SlOES 56D-C-J250 'Til. DETAIL-CONCRETE APRON & SPLASHWALL fJ CATCH BASIN ALONG SLOPE BENCH sr:AL£: 1"=4' IIEWS£0: AUG 2!}, 2012 llrnS£0: M. y !}, 2012 IIEYISE/}: /JAY 1, 2012 IIEw.sEO: DEC. 2~ 20/1 IIEw.sEO: OCT. 24, 20/1 IIEYISE/J: AUG. /!}, 2011 OA If: OF PIIEPAIIA "ON: /JAY 2 20/1 . • c~/??~T DESIGNED BY: A.ll., J.T. DATE: FEB. 2011 DRAWN BY: J.S. SCALE: IS SHOWN PROJECT MGR. • G.O. JOB NO.: 101307 s 2710 Loker Ave. Civil Engineerfng ENGINEER OF WORK Suite 100 Planning Car1sbad, California 92010 ProcesSinljl 7150-931-7700 Sur~eying Fax: 760-931-8680 DATE: OdayCOdayconsultants.com GEORGE O'llo\Y RCE: 32014 BOUNDARY DATA DELTA BEARING RADIUS LENGlH s 01"49'13' w 1619.75' s 63:36 'ot" E 313.13' s 7373'14 E 230.87' s 04'50 'oJ" E 436.73' 1::. ~ 20'03'38" 594.00' 207.97' t:. ~ 03'54'17" 50.00' 3.41' t:. ~ 23'25'23" 50.00' 20.44' t:. ~ 36"38'54. 61,00' 39.02' N 82'43'39" W 8<!59 N 41"34 '16" W 37.97' N 86V9'o0" W --99.25' s 51'24'58" w -178.66' N 60'03'57" W --489.73' s 37'29'54" w --15.91' s 3.376'42" w 30.06' s 31:34'45" w 2&46' s 28'24'.53" w 27.22 s 23'51 '09" w 26.06' s 2072'37" w 24.51' s 17"48'20" w 25.83' s 16"39'11" w 22.22' S OOV8'l6" E 49.53' s 18"45'11" w 24.61' S 18V9'Jt" W 3<!98' s 15"31'28" w 44.23' s 1570'38" w 29.09' s 19"31'13" w 37.42' s 19'07'34" w 53.80' S IH6'2t" W --24.34' s 19'58'!!8" w 24.56 s 27'25'5o" w 25.25' s 33'03'11" w 24.91' s 3271'19" w 96.78' s 1572'28" w 17.77' s 08'38'23" w 16.96' s 0275'56" w 21.18' s 0478'o2" E 20.65' s 1474'32 E 17.42' s 2979'!!5" E 12.21' s 43'06'27" E 20.44' s 53"39'29" E --20.48' s 5372'20" E --26.23' s 56"45'45" E 37.20' s 55'54'54" E 36.13' s 54:34'57" E 39.70' s 53:39'53' E 41.98' s 48'32'37" E 23.08' s 5218'59" [ --29.91' S 5276'51' E 35.98' s 51'08'56" E 43.67' s 4874'56" E -3<!89' s 41'48'32' E -40.97' S 41:32'57' E 32.41' s 50'39'48" E --46.12' s 48'53'42" E 21.99' s 66'28'18" E /6.06' s 4777'11" E 71.12' s 25"45'!!9" w 90.12' s 23'3810" w 109.80' N 82"41 '45" W 72.17' s 32'50'45" w 16. 78' e:, ~ 03'59'!!4" 1}855.31' 476. 73' N 60'25'37" W 449.43' 6. ~ 31"40'JIJ" 204.5.09' /130.65' s 81'53'41' w --151.88' t:. ~ 43'01'37" 15.55.01' 1157.80' N 49'04 '35" W --511.31' e:, ~ 05'23'02' 204.509' 192.17' N 35"32'22" E 55.00' N 44'46'29' W --132.19' N 31'58'59' E --1}9.52' N 35'59'55" E 92.46 N 42"43'42" E 92. 45' N 48'33'11" E 92.75' N 53'3249 E 92.35' N 47'45'28' E 94.49' N 1870'!!9" E 93.72' N 77'31'25" E 91.01' N 77'0312" E 89.91' N 64 '38'40" E 96.25' N 85V5'l3" E 95.38' N 89"38'33' E 100.00' N 88'51'30" E /00.13' N 85'59'!!3" E 106.48' N 86"41'38" E 110.56' N 61'28'22" E /10.51' N 6677'10 E 106.20 N 60'39'47" E 105.81' N 54'42'29' E 104.85' N 55'38'48' E 99.66' N 58'26'48" E 100.12' N 58'21 '19" E 100.18' N 55'29'19" E 99.96' N 52'J8JJ" E 100.20' N 51"40'56" E --103.15' N 48'32'!!8" E 104.13 N 43'05'39" E --104.95' N 41¥1'52" E 101.54' N 41'25'43 E /00.09' N 38'31'19" E 99.98' N 37'50'23" E 106.34 s 8978'59" E 208<!48' ©2012 O'Day Consultants, Inc . ~ 6 7* 8 9 10 11 12 13 14 15 16 17 18 19 25 26 27 31 33 34 37 PURPOSE PIPELINE & INGDENTALS ORA/NAG£ AND SLOPES PUBLIC UTILITIES & INCIDENTALS PUBLIC UTILITIES & INCIDENTALS PUBLIC UTILITIES & INGDENTALS PIP£/.INE &: INCIDENTALS DRAINAGE RIGHTS PUBLIC UTILITIES & INCIDENTALS ORA/NAG£ CHANNEL PUBLIC HIGHWAY PUBLIC UTiliTIES & INCIDENTALS P/PWNE & INGDENTALS SEHER DRAINAGE PUBLIC ACCESS TEMP. CONSTRIJCTION ORA/NAG£ & ACCESS CONSER VA liON OPEN SPACE PEDESTRIAN TRAIL PUBLIC STR££T &: UTILITY \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ \\ -\ £AS£Jri£NT TABLE OWNER DOCUMENT 0./J. w c. BK. 1796, PC. 142, DEEDS GTY OF CARLSBAD BK. 419, PG. 341, O.R. BK. 521, PC. 230, 11R. S.D. C.&£ 8K. 4302, PG. 421, O.R. S.D. G.&£ 8K. 4814, PG 143, O.R. S.D. C.&£ BK. 4874, PG 148, O.R. C.M.WO. DOC. 96/85, O.R. C.M.WO. D££D, RL£ NQ 1851 s.o. C.&:£ DOC. 98881, O.R. COUNTY OF SAN DIEGO DOC. 44681, O.R. CO/JNTY OF SAN DIEGO DOC. 169552, O.R. S.D. C.&£ DOC. 2/3363, D.R. C.M.WD. DOC. 147113, O.R. GTY OF CARLSBAO DOC. 24801/, O.R. GTY OF CARLSBAO DOC. 14-177855. O.R. CITY OF CARLSBAD OOC. 2007-0388710, O.R. CITY OF CARlSBAD OOC. ZOOl-038817/, O.R. CITY OF CARLSBAD DOC. 2007-0388112, O.R. C.N.L.M. DOC. 2007-0786161, O.R. GTY OF CARLSBAO DOC. 2008-0021749, O.R. GTY OF CARLSBAD OOC. 2008-0322654, O.R. GTY OF CARLSBAD ooc. 2001-0388769, O.R. • LOCATION CANNOT BE DDERM/N[O FROM RECORD INFORMA TIOII A.P. N.A.P. REC. DATE DISPOSITION ·~ J/JLY /1, /930 TO 8E QUITCLAIMED MAR. 10, 1936 TO 8E QUITCLAIMED J/JNE 12, 1936 NOV. 21, 1951 TO 8£ QU/TC/.A/M£0 JUN[ I, /953 TO REJIAIN J/JNE /, 1953 TO REMAIN JUNE 16, 196/ PORTION TO 8£ OUITCLAIM£0 JAN. 4, 1963 N/A (OFFISTE) JUNE 16, 1966 TO REMAIN MAR. 12, 1910 TO REJIAIN S£P. 18, 1970 N/A (OFF!STE} NOV. 20, 1910 TO 8£ 011/TC/.A/M£0 JULY 8, /91/ N/A (OFFISTE} £NCUI.IBRANC£S ocr 21, 1911 N/A {OFFISTE} NO REC. DATE DOCUMENT TITLE JULY 2, 1914 TO REMAIN 5 N/A N/A WA Ill? RIGHTS J/JNE 8, 2007 TO REMAIN 21 NOV. 20, 200/ DOC. 21XJI-08l6lJO, O.R. MEJIORANDUM OF AGR££MENT REGARDING CONVEYANCE OF EASEMENTS .!1/N[ 8, 2001 TO BE OIIITClAIM£0 zz NOV. I, 2002 OOC. 201J2-0W4684, O.R. TEMPORARY RIGHT Of ACC[~ Pff!MIT JUNE 8, 2001 TO REJIAIN DEC. 21, 2007 TO REMAIN JAN. 16, 2008 TO REMAIN J/JNE 16, 2008 TO REJIAIN 23 JAN. 31, 2007 DOC. 2001-0066979, O.R. PARKLAND AGREEJI[NT FOR THE ROBERTSON RANCH MASTER PLAN 24 JAN. 31, 2001 DOC. 2007-0066990, 11R. PARKLAND PURCHASE AGREEMENT 28 J/JNE 14, 2007 DOC. 2001-0404419, O.R. 0££0 RESTRICTION 29 DEC. 19, 2001 DOC. 2001-0781102, O.R. NOTICE OF RESTRICTION ON REAL PROPERTY c~/~~T s JUNE 8, 2001 TO REMNN 30 DEC. 19, 2007 DOC. 2001-0181103, O.R. NOTICE OF RESTRICTION ON REAL PROPERTY 2710 Loker Ave. Civil Englneefil'lg Suite 100 Planning Carlsbad, Collfomio 92010 Proce11aing 32 DEC. 21, 2007 DOC. 2007-0786169, QR. 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I ' 'I I I ' \ \ \, G:\101J07\1007A.T21.dwg Aug 29, 2012 2:44pm Xrefs: 1007wt.ii\P; 1007AMAP; 1007AW01; 1007ot; 1007ouU7 2710 Loker Ave. Suite 100 Corlsbod, Colifomio 92010 7(i0-9Jl-7700 Fax: 780-9:51 -8680 OdayOOdoyeon&Uitanta.eom - o· 60' ----30 SCALE: 1" = 60' Civil EnQineering PlonninQ Prncestin9 SuM!ying - ~1-.~~~~sp· -JC' SCAlE: 1" =60' EL CAMINO REAL ENGINEER OF WORK DATE! GEORGE O'DAY RCE: 32014 October 4, 2012 Planning Commission City of Carlsbad 163S Faraday Avenue Carlsbad, California 92008 RE: Case Number: GPA 11-07 I MP 02-03CI CT 1 1-01 I HOP 11-01 I SUP 11-021 HMP 11-03, Robertson Ranch West Village Planning Commission Hearing October 17, 2012 To the members of the Planning Commission: In reference to the Master Plan Amendment and Master Tentative Map currently under review by the Planning Commission, I believe that by approving this plan, it would not only benefit the City of Carlsbad, but the community as well. Shape II is a reputable builder with the experience and financial resources to design and develop a project of this size. Upon reviewing the approved Master Plan, I believe that the proposed plan by Shapell should be approved. Sincerely, Shaun Wilkins S27 E. Center Street #164 Anaheim, CA 9280S cc: Christer Westman 163S Faraday Avenue Carlsbad, CA 92008 October 4, 2012 Planning Commission City of Carlsbad 1635 Faraday Avenue Carlsbad, California 92008 RE: Case Number: GPA 11-07/ MP 02-03C/ CT 11-01/ HDP 11-01/ SUP 11-02/ HMP 11-03, Robertson Ranch West Village To the members of the Planning Commission: As an architect, Shape!l is known throughout the state of California.for its design standards. As a builder, they have a solid reputation for constructing quality homes. Combine those architectural and construction standards with decades of experience developing conimunities like Gale Ranch in Northern California and Porter Ranch in Southern California, and you have a developer equipped to shape Robertson Ranch. I am familiar with the Master Plan previously approved by the City Council and the subsequent refmements currently under review that will be discussed at the October 1 7, 2012 meeting and urge you to approve the proposed plan amendment. Sincerely, Clint Harper 44897 Camino Alamosa Temecula, CA 92592 cc: Christer Westman 1635 Faraday Avenue Carlsbad, CA 92008 October 4, 2012 Planning Commission City of Carlsbad 1635 Faraday Avenue Carlsbad, California 92008 RE: Case Number: GPA 11-07/ MP 02-03C/ CT 11-01/ HOP 11-01/ SUP 11-02/ HMP 11-03, Robertson Ranch West Village To the members of the Planning Commission: As an archi teet, Shapell is well known throughout the state of California for its design standards and as a builder, they have a solid reputation for constructing quality homes. Combine those archi teet ural and construction standards with decades of experience developing communities like Gale Ranch in Northern California and Porter Ranch in Southern California, and you have a developer equipped to shape Robertson Ranch. I am familiar with the Master Plan previously approved by the City Council and the subsequent refinements currently under review that will be discussed at the October 17, 2012 meeting and urge you to approve the proposed plan amendment. Sincerely, ~~ Paul McClay 11849 Avenida ivrita San Diego, CA 92128 cc: Christer Westman 1635 Faraday Avenue Carlsbad, CA 92008 October 4, 2012 Planning Commission City of Carlsbad 1635 Faraday Avenue Carlsbad, California 92008 r·-·--~---·--·-···-... \ f"'>j=r\! .n~' If" • r"·~ (\.!, i ~ t.n 1...,:.1-; ·:. · I 1 1 rr:~ ti • .>:..c; i '' {)~ /FlJ;i-~:··s;:\:.:~ L·i..:,'",.,, ·, ::.~~.;: . RE: Case Number: GPA 11-07/ MP 02-03C/ CT ll-01/ HDP 11-01/ SUP ll-02/ HMP ll-03, Robertson Ranch West . Village Planning Commission Hearing October 17, 2012 To the members of the Planning Commission: In reference to the Master Plan Amendment and Master Tentative Map currently under review by the Planning Commission, I believe that by approving this plan would not only benefit the City of Carlsbad, but the community as welL Shape!! is a reputable builder, well known throughout the state of California, with the experience and financial resources to design and develop a project of this size. In reviewing the approved Master Plan, I believe that the plan proposed by Shape!! should be approved. ·Sincerely, Todd Greer 33580 Breckenridge Wildomar, CA 92595 cc: Christer Westman 1635 Faraday Avenue Carlsbad, CA 92008 October 4, 2012 Planning Commission City of Carlsbad 1635 Faraday Avenue Carlsbad, California 92008 RE: Case Number: GPA 11-07/ MP 02-03C/ CT 11-01/ HOP 11-01/ SUP 11-02/ HMP 11-03, Robertson Ranch West Village Planning Commission Hearing October 17, 2012 To the members of the Planning Commission: In reference to the Master Plan Amendment and Master Tentative Map currently under review by the Planning Commission, I believe that by approving this plan, it would not only benefit the City of Carlsbad, but the community as well. Shapell is a reputable builder with the experience and financial resources to design and develop a project of this size. In reviewing the approved Master Plan, I believe that the plan proposed by Shapell should be approved. Sincerely, er Hernandez arlotte Drive San Marcos, CA 92069 cc: Christer Westman 1635 Faraday Avenue Carlsbad, CA 92008 October 4, 2012 Planning Commission City of Carlsbad 1635 Faraday Avenue Carlsbad, California 92008 I I RE: Case Number: GPA 11-07/MP 02-03C/ CT 11-01/HDP 11-011 SUP 11-02/HMP 11-03, Robertson Ranch West Village' Planning Commission Hearing October 17,2012 To the members of the Planning Commission: In reference to the Master Plan Amendment and Master Tentative Map currently under review by the Planning Commission, I believe that by approving this plan would not only benefit the City of Carlsbad, but the community as well. Shape!! is a reputable builder, well known throughout the state of California, with the experience and financial resources to design and develop a project of this size. In reviewing the approved Master Plan, I believe that the plan proposed by Shape!! should be approved. Sincerely, Andrew T. Guatelli 555 Eaton Street, Unit N Oceanside, CA 92054 cc: Christer Westman 1635 Faraday Avenue Carlsbad, CA 92008 October 4, 2012 Planning Commission City of Carlsbad 1635 Faraday Avenue Carls bad, California 92008 RE: Case Number: GPA 11-07/ MP 02-{)3C/ CT 11-01/ HDP 11-01/ SUP 11-02/ HMP 11--{)3, Robertson Ranch West Village Planning Commission Hearing October 17, 2012 To the members of the Planning Commission: In reference to the Master Plan Amendment and Master Tentative Map currently under review by the Planning Commission, I believe that by approving this plan would not only benefit the City of Carlsbad, but the community as well. Shapell is a reputable builder with the experience and financial resources to design and develop a project of this size. In reviewing the approved Master Plan, I believe that the plan proposed by Shapell should be approved. Sincerely, ~/---. Robert Crisman 2302 Altisma Way #205 Carlsbad, CA 92009-6310 cc: Christer Westman 1635 Faraday Avenue Carlsbad, CA 92008 October 4, 2012 Planning Commission City of Carlsbad 1635 Faraday Avenue Carlsbad, California 92008 / RE: Case Number: GPA 11-07/ MP 02-03C/ CT 11-01/ HDP 11-01/ SUP 11-02/ HMP 11-03, Robertson Ranch West Village To the members of the Planning Commission: As an architect, Shapell is known throughout the state of California for its design standards. As a builder, they have a solid reputation for constructing quality homes. Combine those architectural and construction standards with decades of experience developing communities such as Gale Ranch in Northern California and Porter Ranch in Southern California, and you have a developer equipped to shape Robertson Ranch. I am familiar with the Master .Plan previously approved by the City Council and the subsequent refinements currently under review that will be discussed at the October 17, 2012 meeting and urge you to approve the proposed plan amendment. Sincerely, //1 / It; --/____,.c...,_..--------/ Ryan Boehmer 1035 S. Clementine Oceanside, CA 92054 cc: Christer Westman 1635 Faraday Avenue Carlsbad, CA 92008 October 4, 2012 ' I ' / Planning Commission City of Carlsbad 1635 Faraday Avenue Carlsbad, California 92008 ~~-------~-~\JT/ RE: Case Number: GPA 11-07/ MP 02-03C/ CT 11-01/ HDP 11-01/ SUP 11-02/ HMP 11-03, Robertson Ranch West Village To the members of the Planning Commission: Shapell is well known architect throughout the state of California for its design standards and as a builder, they have a solid reputation for constructing quality homes. In combination of those architectural and construction standards with decades of experience developing communities like Porter Ranch in Southern California and Gale Ranch in Northern California, and you have a developer equipped to shape Robertson Ranch. I am familiar with the Master Plan previously approved by the City Council and the subsequent refinements currently under review that will be discussed at the October 17, 2012 meeting and urge you to approve the proposed plan amen<hnent. \ Sincerely, Deborah Wrobel 1871 St. Thomas Road Vista, CA 92081 cc: Christer W eshnan 1635 F~day Avenue Carlsbad, CA 92008 October 4, 2012 Planning Commission City of Carlsbad 1635 Faraday Avenue Carlsbad, California 92008 RE: Case Number: GPA 11-07/ MP 02-03C/ CT 11-01/ HOP 11-01/ SUP 11-02/ HMP 11-03, Robertson Ranch West Village Planning Commission Hearing October 17,2012 To the members of the Planning Commission: In reference to the Master Plan Amendment and Master Tentative Map currently under review by the Planning Commission, I believe that approving this plan would benefit not only the City of Carlsbad but the community as well. Shapell is a reputable builder with the experience and financial resources to design and develop a project of this size. In reviewing the approved Master Plan,l believe that the plan proposed by Shapell should be approved. Sincerely, -~#d-· Monica Banks 2060 E. Mission Road Fallbrook, CA 92028 cc: Christer Westman 1635 Faraday Avenue Carlsbad, CA 92008 October 4, 2012 Planning Commission City of Carlsbad 1635 Faraday Avenue Carlsbad, California 92008 RE: Case Number: GPA 11-07/ MP 02-03C/ CT 11-01/ HDP 11-01/ SUP 11-02/ HMP 11-03, Robertson Ranch West Village To the members of the Planning Commission: As an architect, Shape II is known throughoutthe state of California for its design standards. As a builder, they have a solid reputation for constructing quality homes. Combine those architectural and construction standards with decades of experience developing communities like Gale Ranch in Northern California and Porter Ranch in Southern California, and you have a developer equipped to shape Robertson Ranch. I am familiar with the Master Plan previously approved by the City Council and the subsequent refinements currently under review that will be discussed at the upcoming October 17, 2012 meeting and urge you to approve the proposed plan amendment Sincerely, 941 Temple Street San Diego, CA 92106 cc: Christer Westman 1635 Faraday Avenue Carlsbad, CA 92008 October 4, 2012 Planning Commission City of Carlsbad 1635 Faraday Avenue Carlsbad, California 92008 RE: Case Number: GPA 11-07/ MP 02-03C/ CT 11-01/ HDP 11-01/ SUP 11-02/ HMP 11-03, Robertson Ranch West Village Planning Commission Hearing October 17, 2012 To the members of the Planning Commission: In reference to the Master Plan Amendment and Master Tentative Map currently under review by the Planning Commission, I believe that by approving this plan, it would not only benefit the City of Carlsbad, but the community as welL Shapell is a reputable builder with the experience and financial resources to design and develop a project of this size. Upon reviewing the approved Master Plan, I believe that the plan proposed by Shapell should be approved. Sincerely, David Skelly 3047 Via De Caballo Encinitas, CA 92024 cc: Christer Westman 1635 Faraday Avenue Carlsbad, CA 92008 October 4, 2012 Planning Commission City of Carls bad 1635 Faraday Avenue Carlsbad, California 92008 ''· -t •.. ".-!1 /::·_r / ',- RE: Case Nmnber: GPA 11-07/ MP 02-03C/ CT ll-01/ HDP ll-01/ SUP ll-02/ HMP ll-03, Robertson Ranch West Village To the members of the Planning Commission: Shape!! is well known architect throughout the state of California for its design standards and as a builder, they have a solid reputation for constructing quality homes. In combination of tho~e architectural and construction standards with decades of experience developingconnnunities like Gale Ranch in N orthem California and Porter Ranch in Southern California, and you have a developer equipped to shape Robertson Ranch. I am familiar with the Master Plan previously approved by the City Council and the subsequent refinements currently under review tl1at will be discussed at the October 17, 2012 meeting and urge you to approve the proposed plan amendmenL Sincerely, /kl~/ Richard Spiller 30205 Skipjack Dr. Canyon Lake, CA 92587 cc: Christer Westman 1635 Far.i.day Avenue Carlsbad, CA 92008 Christer Westman From: Sent: To: subject: October 4, 2012 City of Carlsbad Planning Commission Judy M:ller <mil~r65@roadrunner.com> Thursday, October 04, 2012 4:49 PM Christer Westman Robertson Ranch-Colony Resident Dear Planning Commissioners: We are original horhoovmers in TI1e Colony at Calavera Hills (1983) and enjoy our peaceful and safe community neighborhood. w·e are familiar with the Robertson Ranch development and realize it \Vil1 have a huge lJ)l.pact on The Colony. As homeov.mers on Gateshead Road, we drive down either Edinburgh Drive or Glasgow Drive to get to our home. We support Sbappel Homes' proposed amendment for gated connections at the end of Glasgow and Edinburgh. The gated connectio.ns will keep our neighborhood safe~ meet the needs of the City, and allows the DeveJoper to proceed with their project. We urge you to approve the proposed gated cotmections to the Colony. Respectfully, . Ken and Judy Mil1er 4753 Gateshca~ Road Carlsbad, CA 92010 (760) 434-4753 1 October 3, 2012 City of Carlsbad Planning Department and planning commissioners, I am an original 3 0 year owner at the Colony of Calavera Hills, I live two houses in from the proposed connection and gate to the Robertson Ranch West Village. This is a huge impact for the safety of our community and we fully support the proposed gated connection into the quiet streets of our community. This is the best solution for everyone's safety. Thank you, Gerardo & Abby Gomez 4765 Gateshead Rd 760-729-2675 Christer Westman From: Sent: fo: Subject: 10-4-2012 Christer Westtmm City of Carlsbad Planning Department Dear Mr. Westrnafl, Kevin Anderson <cbadandersons@gmail.com> Thursday1 October 04, 2012 8:44PM Christer Westman Robertson Ranch Oevelopment r am writing to you as ~ long-(hne homeowner in Carlsbad L'esiding in The Colony. at Calavera :Hills Homeo\vnors Association. I have lived in this amazing neighborhood for 25 years. 1 have raised my family among the many fine friends and neighbors in our little community. AlJ of us take care of each other and look out for each other. I understand thel'e is going to be a Robertson Ranch development that will connect at the end of Glasgow Drive and also at the end of Edinburgh Drive. The proposal includes gated communities for lhe homes built nt lhe ends ofthese streets. I am. writing to urge you to approve th.e plan to build gated oornnmnities ~t the end ofEdi11burgh Drive and Glasgow Drive as part ofthe Robertson Rancb development. By limiting the traffic that would come through our neighborhood by drivers trying to use our side streets .as a short cut, it will allow our children and grandchildeen to continue to live and grow in the safe community we have knovm for the past 25 yem·s. I can't stress enough the impot1ance of this plan. We ask fo_r your support ofthis proposal. Respectfully. Kevin J. Anderson 4782 Gateshead Rd Carlsbad, Ca. 9201 0 760-716-9355 1 October 4, 2012 City of Carlsbad Planning Commission Re: Approval of gated communities for Shape II Dear Commissioners: We have been homeowners in The Colony at Calavera Hills for the past 10 years. As you are probably aware the Colony is one of the few unique communities that is isolated with only one direction in and out. This seclusion has given us a wonderful community to raise kids. One of the things that attracted us to this community was the number of kids that are out front playing in the yard and riding their bikes up and down the street. With the development of the Robertson Ranch land adjacent to our community we are in jeopardy of losing our isolation and significantly changing how we live in our community. While new development is important to our community I believe is should not be at the expense of the residents that already call it home. For the past 6 years we have been working with the city and the developers in an effort to minimize the impact of the connecting development on our community. In the first version of the master plan we were able to convince the city to use circuitous routing on the connecting streets to minimize cut through traffic. Unfortunately within the past few years some changes have been made to the master plan that have cut down significantly on the circuitous routing leaving us vulnerable to cut through traffic and changing the way we live in our community. Recently the new builder, Shape II Homes, has proposed building gated entrances on the streets that connect to our community. This solution will help maintain our way of life and provide access for the new homeowners as well. I truly believe it is a win/win solution. We would like to urge you to approve the gated community for Shape II to help us maintain our community lifestyle and still provide growth and development of new homes. Sincerely Steven & Teresa Brandt 4757 Gates head Rd. Carlsbad, CA 92010 760-730-1838 Carlsbad Planning Commission 1200 Carlsbad Village Dr Carlsbad, Ca. 92008 Dear Commissioners, 21 years ago my wife and I chose to buy a home and raise our family in the Colony of Calaveras Hills. As a young Fire Captain, paramount in that decision was the safety of our children and feeling of community that the Colony provided. Now as a retired Fire Battalion Chief with 3 3 years of Fire Service, that feeling of safety and community are still as important as ever. As commissioners, you will soon have the opportunity to support the amendment proposed by Shappel Homes to include gated connections at the end of Glasgow Drive and Edinburgh Drive as part of their plans for the Robertson Ranch West Development. The proposed gated design will provide direct emergency access in both directions, while eliminating the time consuming circuitous routing which would delay response times into both the West Village and Colony, while still exposing the Colony to cut through traffic and excessive average daily trips through our neighborhood. Your decision to support the proposed amendment will effectively give the three major stakeholders what they are asking for. How often does that happen? The developer will get an attractive, economically viable residential and commercial project. The city will receive the added tax base, while providing need housing, livable streets and shopping opportunities and the Colony will maintain the beauty of our neighborhood while preserving the safety of our families today and for generations to come. I strongly encourage you to support the proposed amendment by Shappel Homes to· maintain the sense of community of these two developments and the city as a whole. Sincerely James Torretto 2725 Greenock Court Carlsbad, Ca. 920 I 0 760-484-4407 Christer Westman From: Sent: To: C<:: Subject: 4 October 2012 City of Carlsbad Planning Commission Dear Commissioners: dan/rhoda <d rvantassel@ea rthlin k. net> Friday, October 05, 2012 8:03AM Christer Westman jillagosti@sbcglobatnet Support of Plan for Gating My wife and I, who have lived in our home in the Colony at Calavera Hills for over a decade, are pleased to learn that Shape II Homes plans to incorporate gated entries for the development of the Robertson Ranch West Vil'lage at the points of Edinburg and Glasc:ow Drives. The quality and safety of our lives and our neighborhood will be perpetuated by· this method of egress ar'ld entry. We believe that this arrangement will rt!!duce the amount ar'ld organi~e the di~ection of traffic and keep it from becoming problematic. We would greatly appreciate your approval of the proposed plan. Respectfully, Dan & Rhoda Van Tassel 4750 Gateshead Road Carlsbad, CA 92010 760-729-8236 1 Christer Westman From: Sent: To: Subject: Christer Westman Planning Department Clty of Carlsbad Dear Mr. Westman: Jeff llmmerman <jeffzim@gmail.com> Friday, October 05, 2012 ·10:50 AM Christer Westman Save our neighborhoOd I grew up in The C·olony at Calavera Hills neighborhood, and I and my friends played ball and learned to bicycle on tts quiet, safe streets. I'm now of voting age and I'd llke to see the new crop of kids here in our 170~plus homes have the same safe upbringing. That's why I want the Planning Commission and, ultimately, the City Council to vote in favor of establishing gated commun'ities at the end of ,Glasgow Drive and Edinburgh Drive, as proposed by the developer of the Robertson Rar:tch West ViHage project. This plan preserves the close-Knit, safe Colony neighborhood yet lets the developer proceed with the West Village build-out, which is good for the entire city. Please vote <~yes" on the plan's approval. Sincerely, Jeffrey Zimmerman 27 40 Glasgow D.rive Carlsbad, CA 92010 1 October 6, 2012 City of Carlsbad Planning Commission Dear Commissioners: I've been a homeowner in the Colony at Calavera Hills for many years, and I understand that there will be a decision coming soon on Shape II Homes' effort to include gated connections at the end of Glasgow Drive and Edinburgh Drive as part of their plans for the Robertson Ranch West Village. The Robertson Ranch development will have a huge impact on The Colony. 1/We are very much in favor of this terrific solution as it helps preserve and protect our neighborhood. Additionally, my understanding is that the plan improves emergency vehicle access since it will be direct versus the unusual circuitous routing previously approved. Sincerely, Lou & Kitty Piper Louis W Piper, Jr Kathryn W. Piper 4714 Edinburgh Dr, Carlsbad 760-434-4721 Christer Westman From: Sent: To: Cc: Subject: Christer Westman City of Carlsbad Planning Department Dear Mr. Westman) Jennifer Donohue <impactventures2@att.net> Sunday, October 07, 2012 1:05PM Christer Westman jillagosti@sbcglobal. net Robertson Ranch I've been a homeowner in the Colony at Calavera Hills for 11 years, and I understand that there will be a decision coming soon on Shapetl Horpes' effort to include gated connections at the end of Glasgow Drive and Edinburgh Drive as part of their plans for the Robertson Ranch West Village. There could not be a better, safer, and more amicable solution. Jt benefits o~r young children who have been able to ride bikes in our neighborhood, the developers who are already in favor of this project, and provides direct access for emergency vehicles to those homes. I cannot imagine a better result~ Please help us preserve our already awesome community. I know that if this were your neighborhood, you would want the same result. Sincerely, Jennifer Donohue 4n9 Gateshead Road Carlsbad, CA 92010 1 10/1/2012 Dear Planning Commission: I am writing this letter in support of the Robertson Ranch Master Plan Amendment submitted to you by the Shapell Organization, especially in their proposal to connect to our Association streets and with the recommendation to help alleviate traffic by creating gated communities. For the past 2 years, I, as President of the Colony at Calavera Homeowners Association, have worked closely with representatives from Shapell to negotiate concerns that would impact the homeowners of our Association. These folks listened to our concerns and helped remedy these concerns. The Shapell Organization has been both professional and accommodating in their dealing with the Association. They graciously agreed to present their proposal for the connection of roads with our development at a Association Board meeting and at an evening meeting for our homeowners at the Harding Center. Thank you for your consideration. Frank J Volpe Jr. Past President Colony at Calavera Hills Homeowners Association October 1, 2012 City of Carlsbad Planning Department and Planning Commissioners To Whom It May Concern: My wife and I originally started a neighborhood committee in our HOA, The Colony at Calavera, back in 2006 when McMillan Homes initially presented their Master Plan for the development of the Robertson Ranch. We named it the Robertson Ranch Committee and past commissioners and City Council people may recall that this committee we made several presentations back in 2006 challenging the street connections on Edinburgh and Glasgow Streets. Back then, we alerted our neighbors of the potential for having street connections that would allow cut-through traffic through our neighborhood. The traffic studies revealed that the volume of traffic projected on the McMillan Master Plan was going to be close to the failure rate established by the city but after several delays in the Planning Commission approval process due to this and other factors, it passed both the Planning Commission and the City Council members' vote. We have diligently followed the developments over the last 6 years and when we found out that Shapell Homes had purchased the property, we immediately made contact to develop a relationship with them. It has been a very rewarding experience as the Shapell representatives and their designers came to the same conclusions that we had 6 years prior and that was to have a gated community at the ends of Edinburgh and Glasgow Drives for the Robertson Ranch West Village development. The Colony community is a major stakeholder of the Robertson Ranch development, and I am in su~port of their Master Plan as it currently exists. It clearly is an advantage when an existing community and a new development work together to weave their design for their development and still not adversely disturb the existing neighborhood design. This plan preserves the integrity and quality of life in our community. It will keep our neighborhood intact and give our children a safe environment in which to not only play but to grow and thrive. It ensures our children the quality of life we enjoyed and they deserve while it also meets the requirements the City has setup. I strongly urge you to approve the proposed connections to the Colony. If you have any questions, do not hesitate to contact me at the number or address below. Sincerely, Greg Agosti 4771 Brookwood Drive Carlsbad, CA 92010 760-729-4928 From: Michael and Shannon Danforth 4737 Edinburgh Drive Carlsbad, CA 92010 To: City of carlsbad Planning Department and Planning Commissioners To Whom It May Concern: 03 OCT 2012 As a homeowner in the C.olony at Calavera Hills, I support the plan by Shapell Homes for a gated community at the end of Edinburgh Drive and emergency gated at the end of Glasgow Drive for the Robertson Ranch West Village development. The Colony community is a major stakeholder of the Robertson Ranch development, and I am enthusiastically in support of the amendment-proposed by Shapell Homes as it's a win-win-win for Shapell, the City and the Colony. This plan preserves the integrity and quality of life in our community. It will keep our neighborhood intact and give our children a safe environment in which to not only play but to grow and thrive. It ensures our children the quality of life they deserve and at the same time meets the City's needs. I strongly urge you to approve the proposed connections to the Colony. Sincerely, Michael & Shannon September 26, 2012 Planning Commission City of Carlsbad 1635 Faraday Avenue Carlsbad, CA 92008 ------·-· f(j,-y OF C~J~tSBfo.Dl reD ~) '' 20P \ ·..ii..~l ,.... ~ ' PLANNING DEt·'.'\Kl MENT\ L , RE: Case Number: GPA 11-07/ MP 02-03C/ CT 11-01! HDP 11-01! SUP 11-02/ HMP 11-03 Robertson Ranch West Village To the Members of the City of Carlsbad Planning Commission: As a Carlsbad resident for over ten years, I would like to express my support for the design of the Robertson Ranch West Village Master Plan. I appreciate the mixed-uses at this location and would look forward to seeing this project come to fruition. Please approve the proposed plan amendment. I am familiar with the developer, Shapell Homes, and respect their reputation and the quality of their construction products as well. I am confident the project will be in good hands. Sincerely, ~(y~ Andrew "Jack" Gallagher, AlA, LEED AP 6926 Pear Tree Drive Carlsbad, CA 92011 September 20, 2012 Planning Commission City of Carlsbad 1635 Faraday Avenue Carlsbad, California 92008 Dear Planning Commission: 1-------~~-~------ jCiTY OF C1~\~t~8l~DJ ! ' ' c-~o '"" ·. "'J"·I-~ I~ I ·\,~--", "_./ 1 ,c!9 J J I ~ .. ~J '"' -<\.,.\[} ,c_. I ~ PLAi\ffi\Ji';w:; , ·~~~ . .: )j ;->:'; ·11:'1t::r·n ·; j · ' -""' ""'"""' fl• '·' o.b~'j; ·: ·-~-~---~ ......... ~~----' The Carlsbad Chamber of Commerce supports Shapell and their efforts to develop the Robertson Ranch West Village. Shapell has garnered the reputation as a quality builder with expertise in Master Planned Communities. TI1ey are a good fit for this project and a good fit for the community of Carlsbad. Shapell is requesting an amendment to an already approved master plan. The master plan includes a village center which features commercial, retail, and community facility components. These in turn provide jobs and shopping opportunities for the community residents. In addition, the Master Plan has 672 dwelling units with a mix of for-rent and for-sale units. A 2010 study by the Center for Housing on the affects of construction in California found that every median-priced housing unit built produced $375,000 in economic activity and created 2.1 jobs. This same study found that San Diego County was higher than the state average and produced $418,000 in economic activity and 2.4 jobs. Furthermore, new construction generates a variety of fiscal benefits for the city, county, and state. Wbile these figures represent estimates and actual benefits are difficult to quantifY, the findings support my belief that the development of a well-planned community provides economic benefits to the community and residents alike. As explained to us, the changes to the Master Plan in the amendment are relatively minor yet the plan is more economically viable and will hopefully bring the project and its accompanying benefits to the city of Carlsbad in the near future. We again express our support for Shapell and the Robertson Ranch West Village. The Chamber urges your support and approval of the amendment to the Robertson Ranch Master Plan. Ted Owen Chief Executive Officer Carlsbad Chamber of Commerce cc: Christer Westman, City of Carlsbad Planillng Department 5934 Priestly Drive • Carlsbad, California 92008 nL ___ /-,/'A\ A'J'I o/.nn-r. 1'"7/r.\ n, .. .-. .. r,.., _ r -1 t t /":>. 11 t , , , . J~r.J~,if~r Austin ·•7236~Mhuosa· Drive carishad; :-cA-s2011 _ City.of Carlsbad Planning Commissl.on · . t9S'?· Farad~y Av~riue c'a~sbad · cA 92ooa .-... ' . RE: Raii·eho Cos•ra (C.T. 11~01) Dear Members ofthe Plannin-g ComiT1ission, l'ni·in suppqrt ofthis prQject In P'Elrticulafj I am· pleased with the :-yideoirig imprqvern$.nts on.EI Camin·o Real and the·t.ornmercfafs.it$ development in this area. Sincerely, ct: Mr. Christer Westm~n, Pianning Dept. ... ··. :····-· .. . .. :~ :;:" ... .. . ·~ .... . ,...., .. -..,....,._.._,r.: ............................. -•. -.. City of Carlsbad Planning Department 1635 Faraday Ave. Carlsbad, CA e200S Attention: Christer Westman 4775 Brookwood Court Carlsbad, CA 9201 0-6577 October 1, 2012 Dear Planning Department Planner;s .and Ass·oclates: I'Ve been a homeowner in the Colony.at Carlavera Hills for over 25 years. I am wrmng to urge you to approve the SnapeH Homes' plan to include gated connections at the end of Edinburgh Drive as well as the end of Glasgow Drive as part of their plan for the Robertson Ranch West VHiage. Shapell Homes' plan for the Rober"t$on Ranch development will have a positive impact on The Colony at Calavera Hills, My husband and I are 1 00% in favor of the Shape-'ll plan. For instance, the gating of Edinburgh Olive and Glasgow Drive will help preserve and protect our entire neighborhood. Addillonally, my understanding is that the plan improves emergency vehicle access since it wtll be direct (and not clrcultous). The Shapell Horne's plan also meets the needs.of the City. It is vital that this plan be approved. Thank yolll. Sandra Meyer 4775 BrookWood Court Carlsbad, CA 9201 0 760-525-6769 e-mail: mtnest2009@yahoo.com City of CarJsbad Planning Department 1635 Faraday Ave. Cartsbad, CA 92008 Attention: Christer Westman ·. . 4'726 Edinburgh Drive Carlsbad, CA 9201 0 October 1, 2012 Dear Planning Department Planners and Associates: 1•ve been a homeowner in the Colony at Calavera Hills tor over 26 years. I am writing to urge you to approve the Shapell Homes' pfan to include gated connections at the end of Edinburgh Drive as weiJ as the end of Glasgow Olive as part of their plan tor the Robertson Ranch West Village. Shapell Homes• plan for the Robertson Ranch development will have a positive impact on The Colony at Calavera Hills. My husband and I are 100% In favor of the Shapell plan. For instance, the gating ~of .Edinburgh Drlve anti Glasgow Drive will help preserve and protect our~ neighborhood. Additionally, my understanding is that the plan improves emergency vehiCle acoess since it will be direct (and not circuitous). The Shapell Home's plan also meets the needs of the City. It is vital that this plan be approved. Thank you . Sincerely, rnatttcrn~ Mary Mazyck 4726 Edinburgh Drive Carfsbad, CA 92010 700-637-5590 e-mail: marymazyck@yahoo.com September 21, 2012 Planning Commission City of Carlsbad 1635 Faraday Avenue Carlsbad, California 92008 RE: Case Number: GPA 11-07/ MP 02-03C/ CT 11-01/ HOP 11-01/ SUP 11-02/ HMP 11-03 Robertson Ranch West Village To the members of the Planning Commission: Shapell is known throughout the state of California as a reputable builder with the experience and financial resources to design and develop quality projects and homes. I am familiar with the Master Plan previously approved by the City Council and the subsequent refinements currently under review that will be discussed at the October 17, 2012 meeting and urge you to approve the proposed plan amendment. I believe that approving this plan would benefit not only the City of Carlsbad but the community as well. Sincerely, Nancy K. Keenan, AlA, LEED AP 2132 Placido Court Carlsbad, CA 92009 September 25,2012 Planning Commission City of Carlsbad 1635 Faraday Avenue Carlsbad, California 92008 Re: Rancho Costera CT ll-01 Dear Planning Commission: ,-------=----------~-<>·-'~'"'··-·-· IC~TY OF C,~n~ ~:;~iADj I SEP ; [:;,; I IPLNu~\m~u~ ·~r;l_J ., ;.: • ·:-i'::::~ l'c·i 1 -~~ •• ,.,....,,. ~~ ,,, '\ !.-.Lr; 1 1 L . My back yard overlooks Robertson Ranch and I would be excited for a new neighborhood shopping center to open up there. A grocery store or restaurants within walking distance from my house would be very welcome additions and would serve to revitalize this portion of Carlsbad .. I also think that the proposed improvements along El Camino Real will be a great benefit as it will improve traffic flow and will make the area more attractive, which is something I value as a daily user of this stretch of road. Sincerely, ~!cl-afL-' 4941 Avila Ave Carlsbad, California 92008 Cc: Christer Westman Patricia Short 2778 Carlsbad Blvd., Unit 303 Carlsbad, CA 92008 September 25, 2012 City of Carlsbad Planning Commission 1635 Faraday Avenue Carlsbad, CA 92008 RE: Rancho Costera (C.T. 11~01) Dear Members of the Planning Commission, ------.---.... - I'm in support of the Tentative Map for Rancho Costera. More particularly, I believe there would be great benefit to see widening improvements along El Camino Real, as well as more commercial development. Sincerely, ~ Patricia Short cc: Mr. Christer Westman, Planning Dept.