HomeMy WebLinkAbout2016-01-06; Planning Commission; ; PUD 13-06(D) – ROBERTSON RANCH PLANNING AREA 5
The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No.
Application complete date: October 8, 2015
P.C. AGENDA OF: January 6, 2016 Project Planner: Christer Westman
Project Engineer: Steve Bobbett
SUBJECT: PUD 13-06(D) – ROBERTSON RANCH PLANNING AREA 5 – A request for a determination
that the project is within the scope of the previously certified Robertson Ranch Master
Plan Environmental Impact Report (EIR 03-03) and subsequent Mitigated Negative
Declaration and a request for approval of single-family home floor plans, architectural
elevations, and plotting for the 36 single-family lots located south of Tamarack Avenue,
east of El Camino Real and north of Cannon Road in Local Facilities Management Zone
14.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7145 APPROVING Planned
Development Permit Amendment PUD 13-06(D) based on the findings and subject to the conditions
therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The Robertson Ranch Master Plan was first approved in November 2006. The Master Plan includes
approximately 400 acres and is divided into an East Village and a West Village. The project is located
within the West Village portion of the Robertson Ranch Master Plan.
The Robertson Ranch West Village includes nine planning areas intended for neighborhood
development (See attachment #6). Planning Areas 7 and 8 are designated for multi-family residential
development and have been approved by the City to include 101 senior lower income restricted
apartments, 56 moderate income restricted apartments, and 207 market rate apartments. Planning
Areas 2 and 11 are designated for Neighborhood Commercial and Community Facilities development.
Neither planning area has been approved for development. To date, development applications have
been submitted and approved for Planning Areas 3, 6, 9/10 and 13, all designated for development as
single-family residential neighborhoods with a total of 272 single-family residential lots varying in size
from 4,000 square feet to over 8,500 square feet. Planning Area 4 is designated for development as a
one acre common recreation facility for use by all West Village residents and has also been approved for
development. The entire West Village has been mass graded. Refined grading will occur with the
development of each of the individual planning areas. Open space preservation and enhancement has
taken place on a Master Plan scale consistent with the limitations established by the mass grading plans
for the West Village. (CT 13-03/DWG 477-6: Planning Areas 1, 23A, 23B, 23C).
The project encompasses Planning Area 5. Planning Area 5 has 36 single-family residential lots ranging
in size from 8,500 to 14,163 square feet. Four single-family home floor plans and three individual
architectural styles (Mission, Italian Tuscany, and English Country) are proposed. The homes generally
include 3-5 bedrooms, 3-5.5 bathrooms, kitchen and great room, attached two-car garage, and optional
tandem 3rd car garage space. Plan 1 is a single-story home, the remaining Plans 2, 3, and 4 are all two-
story homes.
3
PUD 13-06(D) – ROBERTSON RANCH PLANNING AREA 5
January 6, 2016
Page 2
The project also includes a final design for the Robertson Ranch community entry statement. The design
is based on the concept approved for the west village in the Robertson Ranch Master Plan and adds the
embellishments of repeating arches and a lighted bell tower window.
Table A below includes the General Plan designation, zoning and current land uses of the project site as
approved in the Robertson Ranch Master Plan and surrounding properties.
TABLE A
Location General Plan Designation Zoning Current Land Use
Site R-4 P-C (RD-M/OS) Vacant
North R-4/OS P-C (Vacant) Single-family Residential
South R-8 P-C (RD-M) (Vacant) Single-family Residential
East R-8/OS P-C (RD-M) (Vacant) Single-family and Open Space
West R-8/OS P-C (Vacant) Single-family and Open Space
Table B below includes the Robertson Ranch West Village net acreage, the number of dwelling units
allowed by the General Plan’s Growth Management Control Point (GMCP) density and the number of
dwelling units and density for Planning Area 5 as approved in the Robertson Ranch Master Plan.
TABLE B
Planning Area Net Acres DUs Allowed at GMCP
Density (3.2 du/ac)
Approved DUs
Planning Area 5 Allocation
5 9.5 30.4 36*
*Although the 36 units approved in the Robertson Ranch Master Plan for Planning Area 5 is above the
GMCP density for the Planning Area’s 9.5 net acres, the Planning Area is consistent with the R-4
Residential range of up to 4 dwellings per acre. The Robertson Ranch Master Plan allocates 36 dwelling
units to Planning Area 5.
No change is proposed to the existing density or the maximum number of residential homes allocated
for the Planning Area or the entire Master Plan per the approved Robertson Ranch Master Plan.
III. ANALYSIS
The proposed project is subject to the following plans, ordinances, and standards as analyzed within the
following section of this staff report.
A. General Plan;
B. Robertson Ranch Master Plan (MP 02-03);
C. Hillside Ordinance (Carlsbad Municipal Code: Chapter 21.95);
D. Inclusionary Housing Ordinance (Carlsbad Municipal Code: Chapter 21.85); and
E. Growth Management Ordinance (Carlsbad Municipal Code: Chapter 21.90) and Local
Facilities Management Plan Zone 14.
The recommendation of approval for this project was developed by analyzing the project’s consistency
with the applicable policies and regulations above. The following analysis section discusses compliance
with each of these regulations/policies using both text and tables.
PUD 13-06(D) – ROBERTSON RANCH PLANNING AREA 5
January 6, 2016
Page 3
A. General Plan
The proposed development of individual residential neighborhoods with single-family homes does not
change the master plan densities or change the boundaries of the subject property. The development
of the planning areas with single-family residential units as shown in the Robertson Ranch Master Plan
does not involve the addition of a new use or group of uses not already shown in the approved master
plan. Therefore, the proposed project remains consistent with the previously approved Robertson
Ranch Master Plan which was analyzed and found to be consistent with the City’s General Plan.
B. Robertson Ranch Master Plan
The proposed project is required to comply with all of the applicable land use and development
standards of Planning Area 5 of the West Village of the Robertson Ranch. A discretionary permit,
Planned Development Permit Amendment, is required for the review and approval of the building
elevations and plotting of all single-family residential dwelling units. The applicable development
standards for the project are those that relate to the development of individual single-family lots within
Planning Area 5 and are listed below in Table C.
TABLE C – PLANNING AREA COMPLIANCE
Planning Area Standards Minimum Required Provided
Planning Area 5
Setbacks
Front – Garage
Front – Habitable
Front - Porch
Side
Street Side
Rear
Alternate Rear
20 Ft.
15 Ft.
10 Ft.
7.5 Ft.
10 Ft.
15 Ft.
8 Ft. @ 50% of building width
20 Ft.
15 Ft.
10 Ft.
7.5 Ft.
10 Ft.
15 Ft.
8 Ft. @ 50% of building width
Lot Coverage
Single-Story
Two-Story
50%
40%
44% - 46.2%
23.4% - 39.4%
Building Height 32 Ft. 29 Ft. 10 in.
Special Design Criteria Trail Connection
Traffic Calming
Landscaped Focal Points
Master Plan trail connection
Bulb Outs, Traffic Circles
At cul-de-sacs and T-intersections
Table C above illustrates that the project meets or exceeds the minimum development standard
established by the Planning Area.
In addition to the development standards enumerated in Table C, the Robertson Ranch Master Plan
includes Architectural Design Guidelines which established five styles of architecture to be used
throughout the master plan neighborhoods including: California Monterey; California Bungalow; English
Country; Italian Tuscany; and, Mission. Three of the five styles are proposed for use and they are:
English Country; Italian Tuscany; and, Mission.
Building materials indicative of each building style are used including concrete tile roofing, stucco or
plaster finishes, rock and stone (including veneers), mission-tile roofing, and brick. Paints and stains are
subdued and limited to neutral colors and earth tones that are appropriate for the architectural style.
PUD 13-06(D) – ROBERTSON RANCH PLANNING AREA 5
January 6, 2016
Page 4
City Council Policy No. 44 – Neighborhood Architectural Design Guidelines has the purpose and intent of
ensuring that a variety of architectural elements are incorporated into production single-family homes
so that they 1) are visually interesting, 2) have sufficient building articulation to reduce bulk and mass, 3)
are in scale to their lot size, and 4) strongly contribute to the creation of livable neighborhoods. A full
assessment of the proposed homes’ consistency with the intent and purpose of the policy was
completed and the findings are described in Attachment 4.
City Council Policy No. 66 – Livable Neighborhoods establishes principles for the development of livable
neighborhoods that have a sense of identity and where houses are interesting to look at with strong
architectural elements. Accordingly the houses have been designed with varied and articulated facades
with clearly definable front door. Porches and courtyards enhance the street scene and create
opportunities for social interaction within the neighborhood. All of the houses feature a habitable
portion of the building more prominently by recessing the garages.
C. Hillside Ordinance
The initial design and mass grading development of the property was subject to the provisions of the
Hillside Ordinance. Although the site has been graded consistent with those approvals and an analysis
of the grading and slope creation per the Hillside Ordinance is not applicable, a Hillside Ordinance
standard applicable to the development of lots with hillside slopes, is the top-of-slope setback.
Buildings located on lots with a downhill perimeter manufactured slope are to be setback 0.7 feet from
the top-of-slope for each vertical foot of the building face. Typical setback for a single story home is
eight (8) feet and for a two-story home is sixteen (16) feet. None of the lots within the Planning Area
include downhill perimeter slopes, however, all of the proposed homes along the adjacent offsite
downhill slopes are located so as to comply with the top-of-slope setback.
D. Inclusionary Housing
The Master Plan established a program for the development of the Robertson Ranch East and West
Villages which includes residential units that are both market rate and affordable to lower income
households. Satisfaction of the Inclusionary Housing Ordinance for the West Village has been
completed through an Affordable Housing Agreement stipulating that 56 units in the West Village shall
be provided for the moderate income category household and 101 units in the West Village shall be
provided for the lower income category household. All of the moderate and lower income housing will
be built within Planning Areas 7 and 8 pursuant to the discretionary actions approved by the Planning
Commission and City Council. (SDP 14-08)
E. Local Facilities Management Plan: Zone 14
The Robertson Ranch Master Plan was adopted in 2006 and several Robertson Ranch Master Plan
amendments thereafter were adopted as being in compliance with the Zone 14 Local Facilities
Management Plan. The proposed development of the individual residential neighborhoods with single-
family homes does not change the growth projections analyzed in the Zone 14 Local Facilities
Management Plan. No new facilities analysis is required and no amendment to the facilities plan is
necessary.
The project’s compliance with the growth management performance standards was evaluated at the
time the tentative map to create the individual residential lots was approved.
PUD 13-06(D) – ROBERTSON RANCH PLANNING AREA 5
January 6, 2016
Page 5
V. ENVIRONMENTAL REVIEW
Pursuant to the California Environmental Quality Act (CEQA) and the Environmental Protection
Ordinance (Title 19) of the Carlsbad Municipal Code, staff has conducted an environmental impact
assessment to determine if the project could have any potentially significant impact on the
environment. Documents referenced for the analysis included the Certified Environmental Impact
Report for the Robertson Ranch which was certified by the Carlsbad City Council on November 14, 2006
(EIR 03-03, State Clearinghouse #2004051039) and a Mitigated Negative Declaration (MND) and
Mitigation Monitoring and Reporting Program (MMRP) adopted December 4, 2012 for an amendment
to the Master Plan MP 02-03(C). The project is consistent with the project descriptions of both the
Environmental Impact Report and the Mitigated Negative Declaration and therefore within the scope
identified within those CEQA documents. Master Plan level mitigation measures have been
incorporated into the overall design of the Master Plan project or have been placed as conditions of
approval such that all potentially significant impacts have been mitigated to below a level of
significance.
ATTACHMENTS:
1. Planning Commission Resolution No. 7145
2. Location Map
3. Disclosure Statement
4. City Council Policy No. 44 Compliance Table
5. City Council Policy No. 66 Compliance Table
6. Robertson Ranch Master Plan West Village Planning Areas
7. Reduced Exhibits
8. Full Size Exhibits “A0” – “A54”, “C1”-“C3”, “L1”-“L6”, and “F1” dated January 6, 2016
ELCAMINO REAL
CANNONRDGLASGOWDRAM
B
E
R
W
O
O
D
C
T EDINBURGHDRCINDY AV
BIRC
H
W
OO
DCR
COVENTR Y RDSALISBURYDR
SUTTER ST
T A MARACKAVINVERNESSDRBUCKINGHA
MLNBRIGHTON RD STANFORD STTIBURON AV
LAM
B
E
TH
CT
CHANCERYCTDORCHESTERPL
AVI
LAAVKELLY DRTRIESTEDR
S
I
E
R
R
A
M
O
R
E
N
A
A
V
PON
TIAC
D
RGLENAVSOUTHAMPTONRDMILANODRGATESHEADRDESSEXCT
REGEN T R D
PUD 13-06(D)Robertson Ranch Planning Area 5
SITE MAP
JPALOMARAIRPORTRD
E
L
C
AMREALL A COSTA AV
C
A
R
L
S
B
A
D
B
LELCAMINOREAL MELR
O
S
E
DRAVIARAPY
RANCHOS ANTAFERDCOLLEGEBLSITE
Name:
Title:
Address:
Name:
Title:
Address:
Name:
Title:
Address:
CITY OF CARLSBAD
DISCLOSURE STATEMENT
P-l(A)
Shapell Land Company, LLC
Sole Member of Rancho Costera LLC
250 Gibraltar Road
Horsham, PA 19044
Shapell Industries, Inc.
Sole Member of Shapell Land Company, LLC
250 Gibraltar Road
Horsham, PA 19044
Toll CA Holdings, Inc~
Sole Stockholder of Shapell Industries, Inc.
250 Gibraltar Road
Horsham, PA 19044
ATTACHMENT NO. 4
APPLICABLE FOR PROJECTS WITH 5 OR MORE HOMES
CITY COUNCIL POLICY 44 – NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES
Architectural Guideline Compliance Comments
1 All residential projects shall be required to have a
minimum number of different floor plans, different front
and corresponding matching rear elevations with different
color schemes as identified below:
2-4 dwelling units shall provide 1 floor plan and 2
different elevations.
5-12 dwelling units shall provide 2 different floor plans
and 2 different elevations.
13-20 dwelling units shall provide 2 different floor
plans and 3 different elevations.
21+ dwelling units shall provide 3 different floor plans
and 3 different elevations.
Planning Area 5 has 4 floor plans. Each
floor plan has 3 different elevation
styles; Mission, Italian Tuscany &
English Country.
2 Every house should have a coherent architectural style.
All elevations of a house, including front, side and rear,
should have the same design integrity of forms, details
and materials.
Each house has a coherent architectural
style. Each house has 1 of 3 styles;
Mission, Italian Tuscany or English
Country.
3 In addition to the previous requirements, design details
should reinforce and enhance the architectural form and
style of every house and differ from other elevations of
the same floor plan. A minimum of 4 complimentary
design details, including but not limited to those listed
below, shall be incorporated into each of the front, rear
and street side building façade(s) of the house.
Design Details
At least 4 design details have been
incorporated into each of the 3
architectural styles. Additional design
details include:
MISSION:
Composite shutters; foam trim around
windows and doors; arched entryway;
simulated pre-cast elements; foam
potshelfs
ITALIAN TUSCANY:
Composite shutters; foam potshelfs;
simulated wood, shaped foam corbel;
exposed wood rafters; stone veneer;
foam trim; simulated pre-cast elements
ENGLISH COUNTRY:
Foam potshelfs; decorative gable end
detail; stone veneer; simulated pre-cast
elements; foam trim; wrought iron
railings; shaped foam corbel
Balconies
Decorative eaves and
fascia
Exposed roof rafter tails
Arched elements
Towers
Knee braces
Dormers
Columns
Exterior wood
elements
Accent materials (i.e.;
brick, stone, shingles,
wood or siding)
4 Floor plans in a project shall exhibit a variety of roof
ridges and roof heights within a neighborhood.
Roof heights vary from 21 feet 10
inches to 30 feet 8 inches.
Mission & Italian Tuscany styles are
4:12 pitch. English Country style has
pitches of 5:12, 6:12 & 9:12.
Mission style is predominantly hip roof.
Italian Tuscany style is predominately
gable roof. English Country style is
mostly hip roof with some gable.
ATTACHMENT NO. 4
CITY COUNCIL POLICY 44 – NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES
Architectural Guideline Compliance Comments
Site Planning
5 Houses with both the same floor plan and elevation style
shall not occur on adjacent lots.
Yes.
6 Reverse floor plans shall be included where possible to
add variety to the street scene.
Yes.
Single Story Requirements
7 A minimum of 15% of the total number of homes shall be
single-story structures. Single-story is defined as a
maximum plate-line of 15 feet and a maximum building
height of 20 feet. Lofts are permitted subject to CMC
Section 21.04.330.
or
A minimum of 10% of the total number of homes shall be
single-story structures and 15% shall be reduced second
story structures. A reduced second story structure shall
comply with the following criteria:
A minimum of 60% of the roofline shall be single
story;
A 2-story element may be added in the central
portion of the front and rear elevation; and
The second story element may be no greater than
40% of the floor area of the first floor of the house
(including garage).
or
For alley-loaded product, a minimum of 20% of the homes
shall be single-story for the front 20% of the home
(overall depth of house times 20%).
16.7% of the homes on Planning Area 5
are single-story & modified single-story.
8 A maximum of 20% of the total number of homes are
exempt from the requirement to have a single-story
building edge.
8 lots are exempt from the
requirement.
ATTACHMENT NO. 4
CITY COUNCIL POLICY 44 – NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES (CONTINUED)
Architectural Guideline Compliance Comments
Single Story Requirements (continued)
9 The remaining total (minimum 80%) number of homes shall
comply with one of the following guidelines:
The home shall have a single-story building edge with
a depth of not less than 8 feet and shall run the
length of the building along one side except for
tower elements. The roof covering the single-story
element shall incorporate a separate roof plane and
shall be substantially lower than the roof for the two-
story element. Porches and porte-cochere elements
shall qualify as a single-story edge. Houses with
courtyards that are a minimum of 15 feet wide
located along the side of the house and setback a
minimum of 15 feet from the property line are not
required to have a single-story building edge.
The home shall have a single-story building edge with
a depth of not less than 5 feet and shall run the
length of the building along one side. The roof of the
single-story element shall be substantially lower than
the roof for the two-story element of the building.
The home shall have a single-story building edge with
a depth of not less than 3 feet for 40% of the
perimeter of the building.
100% of the homes comply with at least
one of the guidelines:
PLAN 1 (6 of 36):
Is a single-story structure
PLAN 2 (12 of 36):
Has a single-story building edge with a
depth of not less than 3 feet for 43.3%
of the perimeter of the building, thus
meets the minimum 40% requirement.
PLAN 3 (5 of 36):
Has a courtyard that is a minimum of 15
feet wide located along the side of the
house and setback a minimum of 15
feet from the property line, thus is not
required to have a single-story building
edge.
PLAN 4 (13 of 36):
Has a single-story building edge with a
depth of not less than 3 feet for 40% of
the perimeter of the building, thus
meets the minimum 40% requirement.
Multiple Building Planes
10 For at least 66% of the homes in a project, there shall be
at least 3 separate building planes on street side
elevations of lots with 45 feet of street frontage or less
and 4 separate building planes on street side elevations of
lots with a street frontage greater than 45 feet. Balconies
and covered porches qualify as a building plane.
The minimum offset in planes shall be 18 inches and shall
include, but not be limited to, building walls, windows,
porches and roofs. The minimum depth between the
faces of the forward-most plane and the rear plane on the
front elevation shall be 10 feet. A plane must be a
minimum of 30 sq. ft. to receive credit under this section.
100% of the floor plans in Planning Area
5 have a minimum of 4 planes on the
front elevations.
11 Rear elevations shall adhere to the same criteria outlined
in Number 10 above for front elevations except that the
minimum depth between front and back planes on the
rear elevation shall be 4 feet. Rear balconies qualify as a
building plane.
83.3% of the floor plans in Planning
Area 5 have a minimum of 4 planes on
the rear elevations. (Plan 1 – ‘Catalonia’
is the only that does not)
ATTACHMENT NO. 4
CITY COUNCIL POLICY 44 – NEIGHBORHOOD ARCHITECTURAL DESIGN GUIDELINES (CONTINUED)
Architectural Guideline Compliance Comments
Multiple Building Planes (Continued)
12 For at least 66% of the homes in a project, one side
elevation shall have sufficient offsets or cutouts so that the
side yard setback averages a minimum of 8.5 feet.
100% of the homes in Planning Area 5
have at least one side yard setback
that averages a minimum of 8 feet 6
inches.
Windows/Doors
13 At least 66% of exterior openings (door/windows) on every
home in the project shall be recessed or projected a
minimum of 2 inches and shall be constructed with wood,
vinyl or colored aluminum window frames (no mill finishes).
100% of the door and window
openings are either recessed or
projected a minimum of 2 inches and
made of wood, vinyl or fiberglass.
14 Windows shall reinforce and enhance the architectural form
and style of the house through, the use of signature windows
and varied window shapes and sizes.
Yes.
Front Porches
15 Fifty percent (50%) of the homes shall be designed with a
covered front porch, open courtyard, or balcony (each with a
minimum depth of 6 feet and a minimum area of 60 square
feet) located at the front of the dwelling. The minimum
depth for a covered front porch shall be measured from the
front façade of the home to the inside of any supporting
porch posts. The front and sides of porches shall be open
except for required and/or ornamental guardrails. A variety
of roof elements shall be provided over porches. Porches
may not be converted to living space.
63.9% of the floor plans in Planning
Area 5 include a front porch of at
least 60 square feet, and a minimum
depth of 6 feet.
Front Entries
16 Seventy-five percent (75%) of the homes must have a front
entry to the home that is clearly visible from the street.
Walkways from the front door to the street are
encouraged.
100% of the floor plans have front
entries that are clearly visible from the
street.
Chimneys
17 Chimneys and chimney caps shall be in scale with the size of
the home. No more than 2 chimneys shall be allowed for
homes on lots in planned developments having an area less
than 7,500 square feet.
No chimneys are proposed.
Garage Doors
18 Garage doors for 3 or 4 cars in a row that directly face the
street must have a minimum of an 18” plane change
between the garage doors after the 2 car garage door.
There are no floor plans that have
more than a 2 car garage door that
directly face the street.
Note #1: Fractional units of .5 or greater shall be rounded up to the next whole number and located in a
manner to achieve the best project design as determined by the project planner. When a percentage of
units are described in the guidelines, the intent is to have that percentage spread throughout the entire
project.
ATTACHMENT NO. 5
CITY COUNCIL POLICY 66 – LIVABLE NEIGHBORHOODS
Principle Compliance Comments
1 Building Facades, Front Entries, Porches
Facades create interest and character and should be varied and
articulated to provide visual interest to pedestrians. Clearly
identifiable front doors and porches enhance the street scene and
create opportunities for greater social interaction within the
neighborhood. Building entries and windows should face the street.
Front porches, bay windows, courtyards and balconies are
encouraged.
All of the homes have been
designed with a variation in front
building planes consistent with
CC Policy 44. All homes have
also been designed with front
doors that will be clearly visible
from the street.
2 Garages
Homes should be designed to feature the residence as the
prominent part of the structure in relation to the street. A variety of
garage configurations should be used to improve the street scene.
This may include tandem garages, side-loaded garages, front-loaded
garages, alley-loaded garages and recessed garages.
All floor plan designs accentuate
the habitable portions of the
home. Garages are in all cases
recessed behind the habitable
portion of the home and none
are larger in width than a
standard two-car width of 20
feet.
3 Street Design
An interconnected, modified (grid) street pattern should be
incorporated into project designs when there are no topographic or
environmental constraints. Interconnected streets provide
pedestrians and automobiles many alternative routes to follow,
disperse traffic and reduce the volume of cars on any one street in the
neighborhood. Streets should be designed to provide both vehicular
and pedestrian connectivity by minimizing the use of cul-de-sacs.
The street network should also be designed to create a safer, more
comfortable pedestrian and bicycling environment. Local residential
streets should have travel and parking lanes, be sufficiently narrow
to slow traffic, provide adequate access for emergency and service
vehicles and emergency evacuation routes for residents and include
parkways with trees to form a pleasing canopy over the street. Local
residential streets are the public open space in which children often
play and around which neighborhoods interact. Within this context,
vehicular movement should be additionally influenced through the
use of City-accepted designs for traffic calming measures.
N/A
4 Parkways
Street trees should be planted in the parkways along all streets. Tree
species should be selected to create a unified image for the street,
provide an effective canopy, avoid sidewalk damage and minimize
water consumption.
N/A
CITY COUNCIL POLICY 66 – LIVABLE NEIGHBORHOODS (CONTINUED)
Principle Compliance Comments
5 Pedestrian Walkways
Pedestrian walkways should be located along or visible from all
streets. Walkways (sidewalks or trails) should provide clear,
comfortable and direct access to neighborhood schools, parks/plazas
and transit stops. Primary pedestrian routes should be bordered by
residential fronts, parks or plazas. Where street connections are not
feasible (at the end of cul-de-sacs), pedestrian paths should also be
provided.
N/A
6 Centralized Community Recreation Areas
Park or plazas, which serve as neighborhood meeting places and as
recreational activity centers should be incorporated into all planned
unit developments. As frequently as possible, these parks/plazas
should be designed for both active and passive uses for residents of
all ages and should be centrally located within the project. Parks and
plazas should be not be sited on residual parcels, used as buffers
from surrounding developments or to separate buildings from
streets.
N/A