HomeMy WebLinkAboutMP 02-03C; Robertson Ranch West Village; Robertson Ranch Master Plan; 2012-10-08
ROBERTSON RANCH
WEST VILLAGE
MASTER PLAN AMENDMENT
MP 02-03C
City of Carlsbad
Applicant: Rancho Costera, LLC
October 8, 2012
ROBERTSON RANCH MASTER PLAN
MP 02‐03
Master Plan Development of 1,122 dwelling units (1,154 with alternative land uses), a 13 acre
(net) village commercial center with a community facilities component, an elementary school site,
a 13.5 acre (net) public park, over 140 acres of open space preserve, and additional community
recreation open space located within Local Facilities Management Zone 14.
APPROVED BY:
City Council Ordinance No. NS‐822, November 14, 2006
*******
ROBERTSON RANCH MASTER PLAN AMENDMENT
MP 02‐03(A)
An amendment to Master Plan to change the land use designation of Planning Area 14 from
Elementary School (E) to Residential Medium Density (RM) and to transfer 2 dwelling units from
Planning Area 21 to Planning Area 14.
APPROVED BY:
City Council Ordinance No. CS‐020, December 2, 2008
*******
ROBERTSON RANCH MASTER PLAN AMENDMENT
MP 02‐03(B)
An amendment to Master Plan to change the land use and underlying zoning designations of
Planning Area 22 from Unplanned Area (UA) and Residential Low‐Medium (RLM) to Office and
Related Commercial (O) and Open Space, and to establish permitted land uses and development
standards and a permanent RV storage area for the Planning Area 22 uses.
APPROVED BY:
City Council Ordinance No. CS‐076, January 26, 2010
*******
ROBERTSON RANCH MASTER PLAN AMENDMENT
MP 02‐03(C)
An amendment to Master Plan to provide an update to the West Village, modify the
configurations of planning areas, modify land uses, and modify future development standards
within the previously approved Robertson Ranch Master Plan.
APPROVED BY:
City Council Ordinance No. CS‐197, December 4, 2012
Robertson Ranch TABLE OF CONTENTS
Robertson Ranch Master Plan Page i-1 October 8, 2012
i. TABLE OF CONTENTS ................................................................................................... i-1
EXECUTIVE SUMMARY ................................................................................................... 1
I. INTRODUCTION .......................................................................................................... I-1 A. HISTORICAL CONTEXT OF THE ROBERTSON RANCH MASTER PLAN ................ I-1 B. MASTER PLAN PURPOSE AND INTENT ............................................................. I-3
C. PROJECT LOCATION AND SITE DESCRIPTION ................................................... I-5
D. PROJECT DESCRIPTION .................................................................................. I-14
E. ENTITLEMENTS NEEDED TO IMPLEMENT THE MASTER PLAN ........................ I-21 1. Concurrent Entitlement Applications .................................................... I-21 2. Subsequent/Concurrent Entitlements to Implement the Master Plan .... I-22
F. AUTHORITY .................................................................................................. I-25
II. DETAILED PLAN DESCRIPTION ................................................................................. II-1 A. PLANNING CONTEXT FOR THE ROBERTSON RANCH MASTER PLAN ................ II-1
B. GENERAL PLAN ............................................................................................. II-6
C. ZONING REGULATIONS .................................................................................. II-7
D. OVERVIEW OF LAND USES ........................................................................... II-10 1. Overview of the Village Concept ......................................................... II-10 2. East Village Land Uses ........................................................................ II-14
3. West Village Land Uses ....................................................................... II-14
4. Master Plan Buildout ............................................................................ II-14
5. Alternative Land Uses .......................................................................... II-15 E. DETAILED DESCRIPTION OF PROPOSED LAND USES ..................................... II-15
1. Residential ............................................................................................ II-15
2. Open Space Plan .................................................................................. II-19
3. Village Center ...................................................................................... II-25 4. Public Parks and Community Facilities ............................................... II-27 5. Community Recreation ........................................................................ II-27
6. RV Storage ........................................................................................... II-28
7. Water Quality Facility .......................................................................... II-29 8. Roadways ............................................................................................. II-29 F. GENERAL PROVISIONS ................................................................................. II-31
1. Growth Management ............................................................................ II-31
2. Maximum Number of Dwelling Units ................................................. II-31
3. Transfer of Dwelling Units .................................................................. II-31 4. Option Parcel ........................................................................................ II-32 5. Unplanned Area ................................................................................... II-32
6. Recordation .......................................................................................... II-32
7. Non-Vesting of Rights ......................................................................... II-33 8. Mitigation Monitoring .......................................................................... II-33 9. Condition Validity ................................................................................ II-33
10. Dedications ........................................................................................... II-33
11. Availability of Public Services ............................................................. II-33
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Robertson Ranch Master Plan Page i-2 October 8, 2012
12. Grading/Hillside Development Ordinance ........................................... II-34
13. Location of Improvements ................................................................... II-36
14. Landscaping ......................................................................................... II-36
15. Noise .................................................................................................... II-36 16. Homeowners’ Association ................................................................... II-36
III. DEVELOPMENT AND REGULATORY PROVISIONS .................................................... III-1
A. DEVELOPMENT STANDARDS AND LAND USE REGULATIONS ......................... III-1
1. Purpose and Applicability of Standards ................................................ III-1 2. Development Standards......................................................................... III-2
3. Grading Concepts .............................................................................. III-106
B. DESIGN GUIDELINES ................................................................................. III-107
1. Project Design Theme ....................................................................... III-108 2. Architectural Design Guidelines ....................................................... III-108 a) California Monterey .................................................................... III-109
b) California Bungalow ................................................................... III-109
c) English Country .......................................................................... III-109
d) Italian Tuscany ............................................................................ III-109 e) Mission Style .............................................................................. III-109 3. Architectural Design Standards and Requirements ........................... III-109
a) Building Materials ...................................................................... III-109
b) Colors .......................................................................................... III-118 c) Building Mass, Form and Scale .................................................. III-118 d) Building Elevations ..................................................................... III-120
e) Roofs ........................................................................................... III-121
f) Chimneys .................................................................................... III-122 g) Doors and Windows .................................................................... III-122 h) Garages ....................................................................................... III-122
i) Porches, Arcades and Entryways ................................................ III-122
j) Balconies and Overhangs ............................................................ III-123
k) Refuse Collection Areas ............................................................. III-123 4. Landscape Guidelines ....................................................................... III-126 a) Introduction ................................................................................. III-126
b) Landscape Design Elements ....................................................... III-126
c) Entries and Monumentation ........................................................ III-128
d) Community Streetscapes ............................................................. III-138 e) Fire Fuel Modification Zone ....................................................... III-159
f) Community Edges, Boundaries and Transitions ......................... III-159
g) Trails and Pedestrian Circulation ................................................ III-170
h) Landscape Zones ......................................................................... III-175 i) General Standards ....................................................................... III-176 j) Walls and Fences ........................................................................ III-177
k) Signs ............................................................................................ III-182
l) Lighting ....................................................................................... III-183
Robertson Ranch TABLE OF CONTENTS
Robertson Ranch Master Plan Page i-3 October 8, 2012
IV. PUBLIC FACILITIES AND INFRASTRUCTURE PLAN ................................................. IV-1
A. RELATIONSHIP TO ZONE 14 LOCAL FACILITIES MANAGEMENT PLAN
(AMENDED) ................................................................................................. IV-1
B. CIRCULATION PLAN ..................................................................................... IV-1 1. Intersection Spacing ............................................................................. IV-1
2. Arterial Roadways ................................................................................ IV-1
3. Primary Entry Streets ........................................................................... IV-4
4. Collector and Local Streets .................................................................. IV-5 5. Traffic Calming .................................................................................... IV-5
6. Street Naming Requirements ............................................................. IV-10
7. Public Transportation ......................................................................... IV-10
8. Bike Routes ........................................................................................ IV-11 C. SEWER PLAN.............................................................................................. IV-11 D. WATER AND RECLAIMED WATER PLAN ..................................................... IV-12
E. DRAINAGE PLAN ........................................................................................ IV-12
F. SOLID WASTE DISPOSAL ............................................................................ IV-17
G. FIRE PROTECTION ...................................................................................... IV-17 H. GAS AND ELECTRIC ................................................................................... IV-18
V. MASTER PLAN IMPLEMENTATION MEASURES ......................................................... V-1 A. MASTER PLAN ENVIRONMENTAL REVIEW ..................................................... V-1 B. CAPITAL IMPROVEMENT PROGRAMS AND FINANCING MEASURES TO IMPLEMENT THE MASTER PLAN ..................................................................... V-2
C. MASTER PLAN PHASING ................................................................................ V-2
D. RELATION OF THE MASTER PLAN AND THE VILLAGE DEVELOPMENT PLANS V-11
E. REVISIONS TO THE MASTER PLAN ................................................................ V-11 F. DEVELOPMENT REVIEW PROCESS ................................................................ V-13
G. STATE REQUIREMENTS ................................................................................ V-17
Robertson Ranch TABLE OF CONTENTS
Robertson Ranch Master Plan Page i-4 October 8, 2012
LIST OF FIGURES
Figure I-1 Regional Map ............................................................................................................. I-6 Figure I-2 Aerial Photo ............................................................................................................... I-7 Figure I-3 Vicinity Map .............................................................................................................. I-8
Figure I-4 On-Site and Surrounding Land Use Map ................................................................... I-9
Figure I-5 Topographic Map ..................................................................................................... I-11
Figure I-6 General Plan Land Use Map .................................................................................... I-12 Figure I-7 General Plan Roadways ........................................................................................... I-13
Figure II-1 Zoning Map ............................................................................................................... II-8
Figure II-2 Underlying Master Plan Zone Designations ............................................................. II-9
Figure II-3 Master Plan Land Use Map ..................................................................................... II-11 Figure II-4 Open Space Plan and Recreation Plan .................................................................... II-21 Figure II-5 HMP Focus Planning Areas .................................................................................... II-22
Figure II-6 HMP Hardline Map ................................................................................................. II-23
Figure II-7 Steep Slope Map ..................................................................................................... II-38
Figure II-8 Conceptual Grading Plan ........................................................................................ II-39
Figure III-1 Planning Areas 1 and 2 ............................................................................................ III-5
Figure III-2 Planning Area 3 ...................................................................................................... III-14
Figure III-3 Planning Area 4 ...................................................................................................... III-18
Figure III-4 Planning Area 5 ...................................................................................................... III-23 Figure III-5 Planning Area 6 ...................................................................................................... III-29
Figure III-6 Planning Area 7 ...................................................................................................... III-37
Figure III-7 Planning Area 8 ...................................................................................................... III-44
Figure III-8 Planning Area 9/10 ................................................................................................ III-52 Figure III-9 Planning Area 11 .................................................................................................... III-59 Figure III-10 Planning Area 12 .................................................................................................... III-63
Figure III-11 Planning Areas 13 and 14 ...................................................................................... III-69
Figure III-12 Planning Area 15 .................................................................................................... III-77
Figure III-13 Planning Areas 16, 17 and 18 ................................................................................ III-85 Figure III-14 Planning Area 19 .................................................................................................... III-89 Figure III-15 Planning Area 20 .................................................................................................... III-91
Figure III-16 Planning Area 21 .................................................................................................... III-98
Figure III-17 Planning Area 22 .................................................................................................. III-101 Figure III-18 Planning Areas 23A through 23F ........................................................................ III-105 Figure III-19 Conceptual Residential Elevation, California Monterrey .................................... III-110
Figure III-20 Conceptual Residential Elevation, California Bungalow .................................... III-111
Figure III-21 Conceptual Residential Elevation, English Country ............................................ III-112
Figure III-22 Conceptual Residential Elevation, Italian Tuscany ............................................. III-113 Figure III-23 Conceptual Residential Elevation, Mission Style ................................................ III-114 Figure III-24 Conceptual Multifamily Residential Elevation .................................................... III-115
Figure III-25 Conceptual Courtyard Homes Elevation.............................................................. III-116
Figure III-26 Conceptual Courtyard Homes, Cluster Site Plan ................................................. III-117 Figure III-27 Key to Entries, Signs and Edge Conditions ......................................................... III-124 Figure III-28 Community Entry Feature .................................................................................... III-125
Figure III-29 Conceptual East Village Entry Elevation............................................................. III-130
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Figure III-30 Conceptual East Village Entry Plan ..................................................................... III-131
Figure III-31 Conceptual West Village Entry Elevation ........................................................... III-132
Figure III-32 Conceptual West Village Entry Plan ................................................................... III-133
Figure III-33 Conceptual Neighborhood Entry Plan ................................................................. III-135 Figure III-34 Conceptual Neighborhood Entry Elevation ......................................................... III-136 Figure III-35 Conceptual Community Core Plan ...................................................................... III-137
Figure III-36 General Plan Roadway Streetscape – El Camino Real ........................................ III-139
Figure III-37 General Plan Roadway Streetscape – Cannon Road ............................................ III-140
Figure III-38 General Plan Roadway Streetscape – College Boulevard.................................... III-141 Figure III-39 Primary West Village Entry (Street “Z”) Streetscape .......................................... III-147
Figure III-40 Primary East Village Entry (Street “A”) Streetscape ........................................... III-148
Figure III-41 Conceptual Traffic Circle Treatment ................................................................... III-149
Figure III-42 East Village Entry (Street “O”) Streetscape ........................................................ III-150 Figure III-43 Conceptual Collector Road Streetscape. .............................................................. III-154 Figure III-44 Conceptual Local Road and Cul-de-Sac Streetscape. .......................................... III-155
Figure III-45 Fuel Modification Plan ........................................................................................ III-160
Figure III-46 Fuel Modification Zone Sections A through C .................................................... III-161
Figure III-47 Fuel Modification Zone Sections D through F .................................................... III-162 Figure III-48 Single Family/Multifamily Transition Detail ...................................................... III-164 Figure III-49 Village Center/Open Space Transition Detail ...................................................... III-165
Figure III-50 Park/Open Space Transition Detail ...................................................................... III-166
Figure III-51 Park/Single Family Transition ............................................................................. III-168 Figure III-52 Cannon Road/Open Space/Rancho Carlsbad Transition Detail ........................... III-169 Figure III-53 Planning Area 9/Off-Site Transition Detail ......................................................... III-171
Figure III-54 Pedestrian Circulation Plan .................................................................................. III-172
Figure III-55 Trail Node and Trail Marker ................................................................................ III-174 Figure III-56 Conceptual Theme Walls and Fence Detail ......................................................... III-179 Figure III-57 Fence and Wall Plan ............................................................................................ III-180
Figure IV-1 Circulation Plan ...................................................................................................... IV-2
Figure IV-2 Road Cross Sections ............................................................................................... IV-3
Figure IV-3 Location of the Colony Neighborhood ................................................................... IV-6 Figure IV-4 Traffic Calming Details (1 of 2) ............................................................................. IV-8 Figure IV-5 Traffic Calming Details (2 of 2) ............................................................................. IV-9
Figure IV-6 Master Sewer Plan ................................................................................................ IV-13
Figure IV-7 Master Water Plan ................................................................................................. IV-14
Figure IV-8 Master Drainage Plan ............................................................................................ IV-15
Figure V-1 Master Phasing Plan .................................................................................................. V-3
Figure V-2 El Camino Real Phasing ........................................................................................... V-8
Robertson Ranch TABLE OF CONTENTS
Robertson Ranch Master Plan Page i-6 October 8, 2012
LIST OF TABLES
Table I-1 Land Use Summary .................................................................................................. I-15
Table I-2 Robertson Ranch Master Plan Permit Matrix .......................................................... I-24
Table II-1 General Plan Designations (Existing and Amended) ................................................ II-7 Table II-2 Detailed Land Use Summary .................................................................................. II-12
Table II-3 Lower-Income Affordable Housing Requirements ................................................. II-17
Table II-4 Community Recreation Requirements .................................................................... II-30
Robertson Ranch TABLE OF CONTENTS
Robertson Ranch Master Plan Page i-7 October 8, 2012
APPENDICES
A. GENERAL PLAN CONSISTENCY ANALYSIS
B. AHWAHNEE PRINCIPLES CONSISTENCY ANALYSIS
C. CARLSBAD HILLSIDE DEVELOPMENT CONSISTENCY ANALYSIS D. EL CAMINO REAL CORRIDOR STUDY
E. LEGAL DESCRIPTION
Robertson Ranch TABLE OF CONTENTS
Robertson Ranch Master Plan Page i-8 October 8, 2012
LIST OF ACRONYMS
ADA Americans with Disabilities Act Ave. Avenue Blvd. Boulevard
BMP Best Management Practices
CESA California Endangered Species Act
CC&Rs Covenants, Conditions and Restrictions CDFG California Department of Fish and Game
CEQA California Environmental Quality Act
CMC Carlsbad Municipal Code
CMWD Carlsbad Municipal Water District CF Community Facilities CF/L Community Facilities/Local Shopping Center
CUP Conditional Use Permit
CUSD Carlsbad Union School District
D.G. Decomposed Granite Dr. Drive du dwelling unit
DU/AC Dwelling Units per Acre
E Elementary School EIR Environmental Impact Report ESA Endangered Species Act
FEIR Final Environmental Impact Report
fps feet per second GPA General Plan Amendment HDP Hillside Development Permit
HGL Hydraulic Grade Line
HMP Habitat Management Plan
HOA Homeowners’ Association L Local Shopping Center LFMP Local Facilities Management Plan
o.c. On Center
OS Open Space
OS-P Open Space – Park OS (CR) Open Space (Community Recreation)
MHCP Multiple Habitat Conservation Plan
MMRP Mitigation, Monitoring, and Reporting Program
MP Master Plan NCCP California Natural Community Conservation Planning Act NCTD North County Transit District
PA Planning Area
PAR Property Analysis Record PC Planned Community PDO Planned Development Ordinance
RCHOA Rancho Carlsbad Homeowners’ Association
Robertson Ranch TABLE OF CONTENTS
Robertson Ranch Master Plan Page i-9 October 8, 2012
RCP Reinforced Concrete Pipe
Rd. Road
RD-M Residential Density – Multiple
RMHP Residential Mobile Home Park RH Residential High Medium Density RLM Residential Low-Medium Density
ROW Right-of-Way
RM Residential Medium Density
RV Recreational Vehicle SDG&E San Diego Gas and Electric
SDP Site Development Plan
St. Street
SUP Special Use Permit SWPPP Storm Water Pollution Prevention Plan SWRCB State Water Resources Control Board
USFWS U.S. Fish and Wildlife Service
Robertson Ranch EXECUTIVE SUMMARY
Robertson Ranch Master Plan Executive Summary
October 8, 2012 Page 1
EXECUTIVE SUMMARY
The Robertson Ranch Master Plan is envisioned as a balanced, master planned community
integrating residential, commercial, educational, recreational and open space land uses on 398 acres of undeveloped and agricultural lands in the City of Carlsbad. Nestled among rolling hills with
occasional views of the Pacific Ocean, the site is primarily in agricultural use, surrounded by
proposed and existing residential uses and urban development.
The project design is strongly driven by the City’s adopted Habitat Management Plan (HMP), Planned Development Ordinance (PDO), Livable Neighborhoods Policies (Council Policy Nos. 44
and 66), and smart growth concepts. The HMP identifies the Robertson Ranch Master Plan site as an
important component of the city’s overall open space preserve system. The project design preserves approximately 161.2 acres of natural (including native, revegetated and fire suppression thinned) open space on site, including riparian habitat and more than 67 percent of the existing 71.6 acres of
coastal sage scrub habitat, while accommodating “Link B,” a north-south oriented wildlife movement
corridor between “Core Areas” 2, 3 and 4, which traverses the project site. Additionally, the project
provides for an east-west oriented wildlife movement corridor along the northern portion of the East Village, which supplements the wildlife corridors of the adopted HMP. This portion of the corridor crosses under College Boulevard utilizing an existing previously planned under-crossing, which has
been expanded to a 12-foot wide, 6-foot high arched culvert. Active and passive recreational
opportunities are provided in the form of a City park site on 16.1 acres, pocket parks and community recreation facilities. A trail system consisting of both paved circulation elements and unpaved recreation elements and designed to accommodate both pedestrians and bicycles, winds through and
around the project open space and residential villages, and traverses along Cannon Road, College
Boulevard and El Camino Real. The trail system provides access through the open space connecting
to the parks, school, Village Center, and other land uses. The trail system is designed to limit access to the wildlife corridors while permitting future connections with adjacent off-site unpaved recreational trails, as well as circulation trails and sidewalks, in accordance with the Citywide Trails
Program.
The accommodation of the HMP corridor creates a remarkable community consisting of two villages, featuring a range of land uses, housing opportunities, recreational facilities, and open space. The
Robertson Ranch Master Plan comprises a total of 1,122 (1,154 with the Alternative Use scenario)
proposed dwelling units in a variety of product types and densities with a net residential density of
3.7 dwelling units per acre. The total number of units and uses is consistent with the existing RLM (0-4du/ac) and RM (4-8 du/ac) General Plan designations which cover most of the site. The Master
Plan proposes new General Plan Land Use Designations that will reflect the precise locations of the
residential uses, nonresidential land uses, and open space preserve. New residential land uses range
from Low-Medium Density (RLM) to High Density (RH) to reflect the clustering of the allowed residential development in areas outside of the open space preserve as required by the City’s Habitat Management Plan. Single-family residential lot sizes include a broad range of lot sizes, product
types, and densities that will be attractive to a variety of potential residents, including 4,000 square
foot lots in the West Village, 5,000 square foot lots1
1 Within Planning Area 18, a minimum lot size of 4,500 square feet is permitted for those lots which abut Cannon Road.
in both villages, 6,000 square foot lots within
Robertson Ranch EXECUTIVE SUMMARY
Robertson Ranch Master Plan Executive Summary
October 8, 2012 Page 2
the West Village, and 8,500 square foot lots in the West Village. In addition, the East Village
contains one single-family courtyard residential neighborhood and the West Village contains a
requirement for approximately 100 units of senior housing (within Planning Area 7) which will
further enhance the diversity of housing opportunities within the community. Multifamily neighborhoods are provided in both the East and West Villages, which provide opportunities for the development of apartments, townhomes, and/or condominiums. The multifamily neighborhoods
include homes to be provided under the City’s Inclusionary Housing Ordinance.
The Robertson Ranch Master Plan provides for a proposed 1,122 dwelling units. This Master Plan also provides alternative land uses for Planning Areas 13 and 14, which, if implemented, may
increase the number of dwelling units permitted by this Master Plan to 1,154 units. This Master Plan
also allows up to 10 percent of the residential units not constructed within one village to be
transferred to the other village. It is intended that the required number of Inclusionary Housing Units will be determined based on the final number of units constructed for each village. As discussed throughout this Master Plan, the constraints analysis for LFMP Zone 14 permits a maximum of 951
dwelling units (or 983 dwelling units if the alternative uses identified for the elementary school site
are implemented). The Robertson Ranch Master Plan has been allocated a total of 171 additional
units from the Carlsbad Excess Dwelling Unit Bank, bringing the total proposed project units to 1,122. The additional 171 units will be allocated to the Master Plan from the City’s Excess Dwelling Unit Bank. It should be noted that the number of dwelling units allowed in this Master Plan does not
exceed the number of units permitted for the Northeastern Quadrant, as determined by the City’s
Growth Management Plan. The requirement for the inclusion of these 171 additional units is the provision of “moderate” priced
homes on the West Village. A total of 56 homes shall be provided as “moderate” priced homes,
pursuant to the terms of a future Affordable Housing Agreement for the West Village. “Low-Income” Inclusionary Units also will be required and will be calculated as 15 percent of the total number of approved dwelling units for each Village.
The East Village design proposes 482 dwelling units, including 320 single-family homes on
minimum 5,000 square-foot lot sizes2, 84 single-family courtyard homes, and 78 multifamily units (including the City mandated affordable housing units). Adjacent to the south border of the East Village, a 5.7-acre parcel (“Option Parcel”) located between Planning Areas 22 and 23F was
purchased under an Option Agreement by the Rancho Carlsbad Homeowners’ Association (RCHOA)
as an RV Storage Facility and Community Garden. The East Village also includes 2.0 acres of
centralized community recreation facilities, approximately 72.4 acres of open space, and a street design that maximizes circulation connectivity in accordance with the Livable Streets Ordinance as
well as the Ahwahnee Principles3
and provides pedestrians with alternative transportation
opportunities, consistent with smart growth principles.
The West Village design features a wide range of land uses including residential, commercial, community facility, park and open space uses. The residential component of the West Village
consists of 672 dwelling units including five single-family residential neighborhoods and two
multifamily neighborhoods. The single family neighborhoods consist of 36 units on 8,500 square-
2 Within Planning Area 18, a minimum lot size of 4,500 square feet is permitted for those lots which abut Cannon
Road. 3 Local Government Commission 2004; http://www.lgc.org/
Robertson Ranch EXECUTIVE SUMMARY
Robertson Ranch Master Plan Executive Summary
October 8, 2012 Page 3
foot lots, 74 units on 6,000 square-foot lots, 113 units on 5,000 square-foot lots, and 85 units on
4,000 square foot lots. The multifamily neighborhoods are composed of 364 multifamily units
distributed within two planning areas, and will include the required inclusionary housing units as
well as 56 units of moderate income housing. Additionally, approximately 100 units within Planning Area 7 will be developed as senior housing. The West Village includes a 12.0-acre (net) Village Center located off of El Camino Real which combines commercial uses with a portion of the required
community facilities uses, a City park site on 16.1 acres, an additional 2.0 acre community facilities
area, and approximately 87.7 acres of open space.
The two villages of the Robertson Ranch Master Plan are effectively linked through the
implementation of consistent underlying landscaping themes. Design guidelines and zoning standards
contained within the Master Plan ensure high quality development and a community identity, while
providing flexibility to accommodate future market demands. The Architectural Design Guidelines utilize architectural elements consistent with traditional European and early California design themes. The Landscape Design Guidelines establish the project’s character and ensure a high quality
development by providing thematic continuity throughout the entire community. The landscape plan
helps create a strong "sense of identity" by emphasizing a naturally integrated design theme in which
the landscaped areas are harmonized with the features of the surrounding natural terrain. Incorporated within the landscape theme is a recreational component which is identifiable, accessible and serves the needs of the community. Community elements such as entries, streetscapes, walls and
fences, as well as land use transition areas, establish the design theme for the community by
reinforcing the design hierarchy and visually defining community areas and boundaries. These features are created through the thematic blending of hardscape and planting elements.
The Robertson Ranch Master Plan is intended to be developed in two to five phases over a period of
approximately 10 years.
Robertson Ranch I. INTRODUCTION
Robertson Ranch Master Plan Page I-1
October 8, 2012
I. INTRODUCTION
The Robertson Ranch Master Plan establishes a “livable community” by providing a blend of
compatible land uses that will meet the various daily needs of the residents it will serve. The Master Plan design is strongly influenced by the principles of “New Urbanism,” developed as a response to
the zoning and automobile focused development patterns that arose after World War II. Residential
neighborhoods, which traditionally had been designed at a pedestrian scale and were integrated with
local stores and community gathering places, instead were designed as homogenous clusters of homes separated from the places where people work, shop, and play. The automobile gradually became a necessity of modern life, as people could no longer walk to meet their day-to-day needs.
As more and more communities were designed around the automobile, the result was increased air
and noise pollution, traffic, and the loss of open space. Meanwhile, “…public squares, the corner store, main street, and all the places where people could meet and a sense of community could happen were replaced by the abyss of asphalt.”1
A number of leading thinkers in the planning profession have recognized these challenges over the
years, as evidenced by the abundance of literature on the subject. In the early 1990s, several well-known leaders in the planning and architecture professions were tasked with consolidating the various ideas into a single set of community principles that could be used as a basis for improving the
quality of community design throughout the nation. The result of this effort was presented in the fall
of 1991 to about 100 local elected officials at the Ahwahnee Hotel in Yosemite.1 Dubbed the “Ahwahnee Principles” by the enthusiastic attendants; the planning concepts that emerged have influenced many new developments across the nation, including the Robertson Ranch Master Plan.
The Ahwahnee Principles are referenced throughout this Master Plan because they have formed the
basis for many of the design concepts proposed for the community. Section II.A, Planning Context for the Robertson Ranch Master Plan, provides a detailed discussion of how the Master Plan has incorporated the various Ahwahnee Principles into a cohesive development strategy for the site.
A. Historical Context of the Robertson Ranch Master Plan
(This section is based on the book “Seekers of the Spring” by Marje Howard-Jones)
The City of Carlsbad, long time home of the Kelly Family (Robertson), has survived, grown and
thrived during its rich and interesting history to become the city it is today. Like the newcomers to the city who will live at the community created by the Robertson Ranch Master Plan, the City
is built as much by the people who have (and will continue to) come here to build a life for
themselves.
Located within the rolling, coastal hills of the Pacific Coast of Southern California, the Carlsbad area was inhabited for more than 10,000 years by indigenous peoples. The portion of Carlsbad
today called “Agua Hedionda” was once known as “Palamei”, and was originally inhabited by
the La-Jolla Pauma Indians nearly 6,000 years B.C., and later by the Luiseno Indians. With the
coming of Spanish soldiers and missionaries in 1769, the name “Palamei”, and the traditional culture of the Luiseno Indians was destined to end.
1 Local Government Commission 2004; http://www.lgc.org/
Robertson Ranch I. INTRODUCTION
Robertson Ranch Master Plan Page I-2
October 8, 2012
As part of the Spanish colonization of California, an expedition including a conquistador, a
Franciscan friar and soldiers, led by Don Gaspar de Portola and Father Juan Crespi, moved north
from San Diego. Three days out of San Diego the expedition stopped along the banks of a tidal lagoon, which the troops christened “Agua Hedionda” (“stinking waters”), for the smell of decaying fish and other debris that surrounded the lagoons’ shores. This was the site of the
ancient native village of “Palamei”. The next temporary campsite described by Father Crespi,
was on the western side of the canyon, near today’s intersection of El Camino Real and
Tamarack Avenue, the western boundary of Robertson Ranch.
As the Spanish padre’s established Missions throughout “Alta California” and settled the land,
the character of “Agua Hedionda” would shift dramatically. What was once considered
communal land by the indigenous peoples was now property of the Mission San Luis Rey, under protection of the Spanish crown. However, the Church’s ownership of the land would eventually end.
After Mexico gained its independence from Spain in 1821, the Californios (pensioned Spanish
soldiers) pushed a series of reforms which eventually left the Missions with little more than the land their churches were built on. The final blow to the Mission Period in California occurred when the church land was secularized to allow for private development.
The original grantee of what came to be known as Rancho Aqua Hedionda was Juan Maria Romouldo Marron II, a Spanish native of San Diego. Through a series of financial events, including unpaid loans and mortgages, Marrons’ family lost the rights to the original Mexican
land grant to Rancho Agua Hedionda. Ownership transferred to Francis J. Hinton, who called on
an old acquaintance by name of Robert Kelly, to tend to the land. When Hinton passed away, he willed the ownership of Rancho Agua Hedionda to his friend and associate, Robert Kelly.
Ironically, it was not Robert Kelly’s ownership of land that changed the course of Carlsbad’s
history, so much as the land he gave away. In 1888, the San Diego County yearbook described
Kelly as “one of the public spirited men of the county…who contributed liberally to every movement intended to advance the public interest.” Robert Kelly donated forty acres of land, which eventually brought the rail line that linked San Diego with Los Angeles through Rancho
Aqua Hedionda land. As pioneer settlements began to sprout around Rancho Agua Hedionda,
two pioneers, Gerhard Schutte and Samuel Church Smith recognized the potential financial
prospect of the mineral laden water being sold by John Frazier at a nearby train watering stop.
It was, in turn, this mineral water that gave rise to the name and fame of Carlsbad. After studies
had shown that the mineral water was chemically identical to that of the world famous spa, Well
Number Nine in Karlsbad, Bohemia, the directors of what was to be Carlsbad Land and Mineral Company, renamed their town Carlsbad, hoping to use the fame of the real Bohemian spa to their advantage. This strategic move resulted in interest in Carlsbad throughout the country, and
settlers began to arrive.
Robert Kelly died of cancer in 1890, leaving Rancho Aqua Hedionda to the children of his brother, Mathew Kelly. In the generations to come, the Kelly family, other families and the town
of Carlsbad itself, would benefit from the legacy of Robert Kelly. The Rancho was split into nine
parcels, which were distributed to the Kelly children and others.
Robertson Ranch I. INTRODUCTION
Robertson Ranch Master Plan Page I-3
October 8, 2012
B. Master Plan Purpose and Intent
Prior to the approval of the Robertson Ranch Master Plan the properties within the Master Plan
boundaries were zoned Planned Community (PC), as shown on Figure II-1, 2006 Zoning Map.
The PC Zone requires that a Master Plan be approved prior to any development on the site. The
Robertson Ranch Master Plan constitutes the zoning standards for the area contained within the plan boundaries, as provided for by the Planned Community Zone, Section 21.38 of the Carlsbad Municipal Code. All provisions of the Master Plan are imposed as a condition of zoning. The
underlying Master Plan Land Use zoning for each neighborhood area is shown on Figure II-3,
Underlying Master Plan Zone Designations. In many cases the standards of the underlying Master Plan zones have been modified from the Carlsbad Municipal Code. Therefore, the specific neighborhood area development standards of this Master Plan must be consulted as they
apply to the Master Plan area.
This Master Plan has been prepared in compliance with the four goals of the Intent and Purpose section (21.38.010) of the PC Zone.
• Provide a method for and to encourage the orderly implementation of the General
Plan and any applicable specific plans by the comprehensive planning and
development of large tracts of land under unified ownership or developmental control so that the entire tract will be developed in accord with an adopted master plan to provide an environment of stable and desirable character;
• Provide a flexible regulatory procedure to encourage creative and imaginative
planning of coordinated communities involving a mixture of residential densities and housing types, open space, community facilities, both public and private and, where appropriate, commercial and industrial areas;
• Allow for the coordination of planning efforts between the developer and the City to
provide for the orderly development of all necessary public facilities to ensure their availability concurrent with need;
• Provide a framework for the phased development of an approved master planned area
to provide some assurance to the developer that later development will be acceptable
to the City; provided such plans are in accordance with the approved planned
community master plan. More specifically, the Robertson Ranch Master Plan provides for a long-range comprehensive
planning approach to the development in a manner which cannot be accomplished on a parcel-
by-parcel basis. To achieve this goal, a number of important issues were examined, analyzed and considered during the preparation of this Master Plan document, including the Ahwahnee Principles, the City of Carlsbad’s General Plan, Growth Management Plan, Local Facilities
Management Plan for Zone 14, Hillside Development Ordinance, Planned Development
Ordinance, Livable Communities Policies (Council Policy Nos. 44 and 66), Habitat Management
Plan, engineering feasibility, market acceptance, economic viability, development phasing, and local community goals. Included within the Appendix in this Master Plan are consistency
analyses with the General Plan, the El Camino Real Corridor Study, and the Hillside
Development Ordinance. A consistency analysis with the Ahwahnee Principles is also available
Robertson Ranch I. INTRODUCTION
Robertson Ranch Master Plan Page I-4
October 8, 2012
in Appendix B. To ensure the functional integrity, economic viability, environmental sensitivity
and positive aesthetic contribution of the Master Plan, these important considerations helped to
establish the following list of distinct planning and development goals for the project. The
Robertson Ranch Master Plan project is intended to:
• Implement the applicable portions of the City of Carlsbad General Plan and Zoning Code;
• Implement applicable aspects of Carlsbad Zone 14 Facilities Management Plan;
• Establish a comprehensive development plan for the approximately 398 acre site that provides an appropriate balance of residential, recreational, commercial and open space land uses;
• Furnish a plan for development that implements the policies and achieves the goals of
the adopted Habitat Management Plan (HMP);
• Provide for compatible and complementary adjacent land uses and facilities while offering a diversity of land uses throughout the community;
• Implement a plan which is sensitive to the environment and results in an aesthetically
pleasing community;
• Establish a community that creates an urban design concept consistent with the Ahwahnee Principles by: o Incorporating a variety of public spaces and recreation elements that attract
the presence of people;
o Accommodating the housing needs of a wide range of economic levels and age groups; o Promoting public transportation while providing consistency with the existing
vehicular circulation network;
o Providing a variety of employment opportunities within the Master Plan boundaries; o Promoting a diversity of land uses of different types within the project; and o Conserving open space areas for recreation and the preservation of sensitive
environmental resources;
• Establish and promote a project-wide circulation system which is responsive to regional and local transportation needs, is consistent with existing surrounding
vehicular circulation networks, and which accommodates a variety of transportation
modes;
• Provide for the recreational and open space needs of project residents and the City at large, by incorporating recreational land uses including a City park site, community
recreation facilities, pocket parks, a pedestrian circulation system and substantial
areas of permanently preserved natural open space;
Robertson Ranch I. INTRODUCTION
Robertson Ranch Master Plan Page I-5
October 8, 2012
• Develop a community identity for the project through control of project design elements such as architecture, clustering of development, landscaping, color
treatment, paving, walls, fencing, signage, and entry treatments which present
balanced, attractive, and resident friendly neighborhoods;
• Provide an appropriate mix of architectural styles and housing types to meet the City’s goals for establishing a sustainable community that is marketable within the
evolving economic profile of the surrounding community and the City of Carlsbad as
a whole;
• Encourage housing diversity by providing a variety of detached single-family residential lot sizes in traditional subdivision layouts and courtyard neighborhoods;
• Encourage housing diversity by providing a variety of multifamily and affordable
housing opportunities that are conveniently located adjacent to transportation,
commercial, recreational and community facilities; and
• Provide flexibility in the Master Plan amendment process by allowing amendments to either the East or West Villages of the Master Plan to be processed without initiating
review of the other Village.
C. Project Location and Site Description
The Robertson Ranch Master Plan consists of 398.0 acres of undeveloped agricultural lands located on the lower slopes of the foothills that comprise the Aqua Hedionda area of the City of Carlsbad, approximately two miles from the Pacific Ocean. As indicated in Figure I-1, Regional Map, the site is located approximately 1.5 miles east of Interstate 5. The project site is nestled
among the rolling hills of the City of Carlsbad with the higher on-site elevations providing views
of the Pacific Ocean. As shown on Figure I-2, Aerial Photo, the West Village site is primarily in agricultural use, surrounded by both proposed and existing residential uses and urban densities of development. As of 2012, the East Village property is undergoing construction for development
consistent with this Master Plan. The site represents an important component of the overall
development of this portion of the City. The majority of the site is located along the north side of El Camino Real between Tamarack
Avenue on the west, and Cannon Road and College Boulevard, which traverse the eastern and
southeastern portions of the site, respectively. Small portions of the site are located south of Cannon Road, and east of College Boulevard. The site and its relationship to the surrounding roadways are illustrated in Figure I-3, Vicinity Map. Access to the site and existing ranch homes
is available from a private road that extends onto the site from El Camino Real.
EAST
VILLAGE
WEST
VILLAGE
UTILITY EA EMENTUTILITY
EASEMENTPONT AC
DR
.
TA R K
E
.
EL C
I
R
E
ON
D L G
E
VD
. ST.C S VI W DRKELLY DGLASG E INB DR
300 6001500
AERIAL PHOTORobertson Ranch
FIGURE NO. I-2
PAGE I-7MASTER PLAN
Source: City of Carlsbad (Flown 2009)
WEST
VILLAGE
EAST
VILLAGE
UTILITY EASEMENTUTILITY
EASEMENT
P
O
N
T
I
A
C
D
R
.
TAMARACK AVE.
EL CAMINO REAL
CAN
N
O
N
R
D
.COLLEGE
B
L
V
D
.LISA ST.CRESTVIEW DR.KELLY DR.GLASGOW DR.EDINBURGH DR.N.A.P.o P e
N.A.P.Option Parcel
N.A.P.o P e
AGRICULTURE
UTILITY EA EMENTUTILITY
EASEMENTPONT AC
DR
.
TA R K
E
.
EL C
I
R
E
ON
D L G
E
VD
. ST.C S VI W DRKELLY DGLASG E INB DR
300 6001500
ON-SITE AND SURROUNDING LAND USE MAPRobertson Ranch
FIGURE NO. I-4
PAGE I-9MASTER PLAN
Source: City of Carlsbad (Flown 2009)
AGRICULTURE
UTILITY EASEMENTUTILITY
EASEMENT
P
O
N
T
I
A
C
D
R
.
TAMARACK AVE.
EL CAMINO REAL
CAN
N
O
N
R
D
.COLLEGE
B
L
V
D
.LISA ST.CRESTVIEW DR.KELLY DR.GLASGOW DR.EDINBURGH DR.N.A.P.Option Parcel
RURAL
COMMERCIAL
RURAL
COMMERCIAL MANUFACTUREDO S
MANUFACTURED
HOMES
SINGLE FAMILY
RESIDENTIAL
SINGLE FAMILY
RESIDENTIAL
RANCHO
CARLSBAD
RANCHO
CARLSBAD
RANCHO CARLSBAD
GOLF COURSE
RANCHO CARLSBAD
GOLF COURSE
SINGLE FAMILY
RESIDENTIAL
SINGLE FAMILY
RESIDENTIAL
SINGLE FAMILY
RESIDENTIAL
SINGLE FAMILY
RESIDENTIAL
SINGLE FAMILY
RESIDENTIAL
SINGLE FAMILY
RESIDENTIAL SINGLE FAMILY
RESIDENTIAL
SINGLE FAMILY
RESIDENTIAL
AGRICULTUREAGRICULTURE
SINGLE FAMILY
RESIDENTIAL
SINGLE FAMILY
RESIDENTIAL
MULTI FAMILY
RESIDENTIAL
MULTI FAMILY
RESIDENTIAL
STATE OF
CALIFORNIA
STATE OF
CALIFORNIA
OPEN SPACEOPEN SPACE
CARLSBAD
UNIFIED
CARLSBAD
UNIFIED
SCHOOLSCHOOL
ATTACHED
SINGLE FAMILY
ATTACHED
SINGLE FAMILY
RESIDENTIALRESIDENTIAL
ATTACHED
SINGLE FAMILY
ATTACHED
SINGLE FAMILY
RESIDENTIALRESIDENTIAL
DISTRICTDISTRICT
OWNEDOWNED
Robertson Ranch I. INTRODUCTION
Robertson Ranch Master Plan Page I-10
October 8, 2012
Figure I-4, On-Site and Surrounding Land Use Map, provides an overall view of the project site
including the on-site land uses in 2009, as the East Village section of the property was
undergoing initial grading pursuant to the original approved Master Plan, as well as those uses
located on the adjacent and surrounding properties. Surrounding land uses vary considerably and include undeveloped/ agricultural land to the south and east, established residential subdivisions located to the north, west and south, and the Rancho Carlsbad manufactured home subdivision
located along the projects’ southeast property line. The Calavera Hills project is adjacent to the
eastern portion of the projects’ northern boundary. Directly to the east of the site is the Carlsbad
Unified School District high school site which began development in 2011. To the northeast is an undeveloped parcel under the ownership of the State of California, which is part of the City’s
adopted Habitat Management Plan (HMP) preserve area. Beyond these adjacent land uses to the
north lie the boundaries of the City of Oceanside. The remainder of the City of Carlsbad lies to
the west, south and east of the site. Prior to 2009, the majority of the site was used for agricultural purposes, including a wholesale
palm tree nursery and the cultivation of field crops and flowers. The on-site structures included
one single-family residence in the West Village, agricultural outbuildings and irrigation
infrastructure. In addition, the site is traversed by two SDG&E utility easements which contain high voltage electrical transmission lines, poles and access roads. Those portions of the site not appropriate for agricultural uses (primarily steep slopes and drainages) are undeveloped and
contain a variety of native and non-native vegetation, including chamise chaparral and Diegan
coastal sage communities on the higher slopes and canyons, with riparian habitat located within the natural drainages. Figure II-8, HMP Hardline Map, indicates the locations of the habitat and biological resources located on the site. Calavera Creek, an intermittent tributary of Agua
Hedionda Creek, runs north to south along the eastern boundary of the site.
Biological resources on the site include Diegan coastal sage scrub habitat and a variety of mammalian, reptilian and avian species typical for this area and the existing habitat. The
biological assessment for the site indicates that a bird species of concern, the California
gnatcatcher, has been located on the site. Also, a single Bell’s Vireo was detected on-site;
however, a Section 7 Consultation was undertaken by the U.S. Fish and Wildlife Service in 2002-2003 which authorized impacts to this area of Cannon Road and College Boulevard. No plants or other animals of special concern were identified on the site during the biological surveys of the
site. Topographically, the site varies considerably and ranges in elevation from approximately 40
feet to 225 feet above mean sea level as shown on Figure I-5, Topographic Map.
As established by the initial Master Plan adoption, the site contained two residential and two
nonresidential General Plan designations, as follows: Residential Low-Medium (RLM);
Residential Medium (RM); Local Shopping Center (L), and Elementary School (E). The Local
Facilities Management Plan (LFMP) constraints analysis for Zone 14 approved by the City Council in 1989 determined that a maximum of 1,122 residential dwelling units were allowed within the LFMP zone. Since the adoption of the original Master Plan in 2006, the Carlsbad
Unified School District (CUSD) has declined to purchase the Elementary School site and thus
“Alternative Uses” for the school site are reflected in the West Village Update Master Plan Amendment of 2012.
300 6001500
TOPOGRAPHIC MAPRobertson Ranch
FIGURE NO. I-5
PAGE I-11MASTER PLAN
Robertson Ranch I. INTRODUCTION
Robertson Ranch Master Plan Page I-14
October 8, 2012
An amended LFMP accompanied the original Master Plan adoption in 2006. This LFMP
included a revised constraints analysis which determined that the maximum number of dwelling
units for the Robertson Ranch was 951 dwelling units (or 983 dwelling units if the Alternative
Uses for the elementary school was implemented). However, the Robertson Ranch Master Plan was approved with the statement that a total of 171 additional units would be allocated to the Master Plan, bringing the total project units to 1,122 (1,154 with the Alternative Use scenario).
The additional 171 units (under either the Elementary School or the Alternative Use scenario)
will be made available from the City’s Excess Dwelling Unit Bank.
The project site is bound on three sides by General Plan Circulation Element roadways, as
indicated on Figure I-7, General Plan Roadways. El Camino Real forms the project site’s
southern boundary and is designated as a “Primary Arterial” in the General Plan Circulation
Element and as a “Community Theme” Corridor in the City’s Scenic Corridor Guidelines. College Boulevard and Cannon Road traverse the eastern portion of the site and both are
designated “Major Arterial” roadways by the General Plan Circulation Element, and as
“Community Scenic Corridors” in the City’s Scenic Corridor Guidelines. Tamarack Avenue,
which forms the site’s western boundary, is designated as a “Secondary Arterial” in the General Plan Circulation Element.
D. Project Description
The Robertson Ranch Master Plan is envisioned as a balanced master planned community which
successfully integrates residential, commercial, recreational and open space land uses. As shown
on the Master Plan Land Use Map, Figure II-3, the project design provides for the creation of a remarkable community composed of the 178.6-acre East Village and the 219.4-acre West Village. Table I-1, Land Use Summary identifies the land uses proposed for each of the two
villages. Since the original Master Plan approval in 2006, the Carlsbad Unified School District
has rejected the Planning Area 13/14 Elementary School site. Thus, combined upon buildout, the villages of the Robertson Ranch Master Plan, including the Alternative Uses, comprise a total of 1,154 dwelling units in a wide range of product types, densities and price ranges, including
multifamily neighborhoods and dwelling units provided under the City’s Inclusionary Housing
Ordinance.
The land uses within the Robertson Ranch Master Plan have been chosen to provide residents the
opportunity to live, shop and enjoy open space and active recreational facilities within their own
community. As a result, each of the villages has a distinct set of land uses, physically linked by a
pedestrian circulation system and thematically linked through the implementation of strong, consistent landscape design theme and related architecture.
Robertson Ranch I. INTRODUCTION
Robertson Ranch Master Plan Page I-15
October 8, 2012
T able I -1 Land Use Summary
General Plan Designation Development Type Gross Acreage (Net) Units Density1
East Village West Village Total East Village2 West Village2 Total2 East Village West Village Total
RLM2
Residential Low-Medium Density
(0-4 du/ac)
Single Family
(8,500 s.f. min. lot size) 0.0 9.7
(9.5)
9.7
(9.5) 0 36 36 0.0 3.8 3.8
Single Family
(6,000 s.f. min. lot size) 0.0 20.3
(18.5) 20.3 (18.5) 0 74 74 0.0 4.0 4.0
RM Residential Medium Density
(4-8 du/ac)
Single Family
(5,000 s.f. min. lot size)
68.0
(66.4)
22.2
(19.1) 90.2 (85.5) 320 113 433 4.8 5.9 5.0
Single Family
(4,000 s.f. min. lot size) 0.0 17.1
(15.4) 17.1 (15.4) 0 85 85 5.5 5.5
RMH Residential Medium High
Density (8-15 du/ac)
Courtyard Homes 9.0
(7.0) 0.0 9.0 (7.0) 84 0 84 12.0 0.0 12.0
RH Residential High Density
(15-23 du/ac)
Multifamily 3.5
(3.5)
21.7
(16.9) 25.2 (20.4) 78 364 442 22.2 21.5 21.6
RESIDENTIAL SUBTOTAL: 80.5 (76.9) 91.0 (79.4) 171.5 (156.3) 4823 6723 1,154 6.4 8.4 7.3
1 Density based on estimated net developable acreage. 2 Affordable units will be provided within each Village, in conformance with the Inclusionary Housing Ordinance. 3 Unit distribution may change if units are transferred between Planning Areas or Villages, in accordance with Master Plan Section II.F.
Robertson Ranch I. INTRODUCTION
Robertson Ranch Master Plan Page I-16
October 8, 2012
Table I-1 Land Use Summary (Cont’d)
General Plan Designation Development Type Gross Acreage (Net) Units Density1
East Village West Village Total East Village2 West Village2 Total2 East Village West Village Total
L/CF Local Shopping
Center/Community Facility
Village Center 0.0 15.3 (12.0) 15.3 (12.0) - - - - - -
OS
Open Space Community Recreation5 2.0
(2.0)
1.0
(1.0)
3.0
(3.0) - - - - - -
Office PA 22 Office 6.6
(6.6) 0.0 6.6
(6.6) - - - - - -
Community Facilities Community Facilities 0.0 2.3 2.3 - - - - - -
OS
Open Space City Park 0.0 16.1
(16.1)
16.1
(16.1) - - - - - -
OS
Open Space Water Quality Facility 2.9
(2.9) 0.0 2.9
(2.9) - - - - - -
OS Open Space Open Space Preserve 72.4 88.3 160.7 - - - - -
OS
Open Space PA 23G Open Space 1.1 1.1
Roads Roads 13.16 5.4 18.5 - - - - - -
NONRESIDENTIAL SUBTOTAL:
98.1 (11.5) 128.4 (29.17) 226.5 (40.6) - - - - - -
MASTER PLAN TOTALS: 178.6 (83.9) 219.4 (102.1) 398.08(186.0)9 482 672 1,1548 - -
5 Community Recreation total is approximately 3.0 acres. Additional recreation facilities will be provided within each residential planning area pursuant to the Master Plan and Planned Development Ordinance. 6 Includes 12.8 acres of College Boulevard and Cannon Road constructed on-site as part of Calavera Hills II. 8 In accordance with Master Plan Sections II.F and V.E, acreage totals and unit distribution may be modified if the 5.7-acre Option Parcel located between Planning Areas 22
and 23F is incorporated into the Master Plan through a Focused Master Plan Amendment. Total Master Plan acreage would increase to 403.7. 9 Total Master Plan net acreage is based on the Zone 14 LFMP net constraints acreage and is not reflective of the net acreage values shown herein for each General Plan
Designation.
Robertson Ranch I. INTRODUCTION
Robertson Ranch Master Plan Page I-17
October 8, 2012
Extensive design guidelines and implementation standards ensure high quality development and
recognizable community identities, while providing the architectural and landscape design
flexibility necessary to successfully accommodate future market demands. In addition, the project design has incorporated the requirements of the City’s Livable Neighborhood Policy and Livable Streets Ordinance and reflects smart growth elements, as exemplified by the Ahwahnee
Principles.
East Village Land Uses
The Architectural Design Guidelines are intended to evoke a rural atmosphere by utilizing the
architectural elements consistent with both traditional European and related early California
design. The Landscape Design Guidelines establish the project’s character and provide thematic continuity throughout the entire community. Through the thematic blending of hardscape and planting elements, the landscape plan helps create a strong "sense of identity." Elements of the
landscape theme include appropriately landscaped common areas and landscape materials
identified with rural communities, including river rock, stone, clusters and groves of trees, wood
materials, earth-tone colors, and a diversity of materials. The 178.6-acre East Village provides 482 dwelling units within six residential neighborhoods
consisting of four planning areas totaling 320 dwelling units on 5,000 square-foot lots2
, one
planning area consisting of 84 courtyard homes, and a multifamily neighborhood composed of 78 units. The affordable units for the East Village will be accommodated in the multifamily neighborhood. The majority of the East Village single-family neighborhoods will utilize a grid-
pattern of streets, resulting in a high degree of internal connectivity, in conformance with the
Ahwahnee Principles. The nonresidential portion of the East Village includes 2.0 net acres of the required Community Recreation facilities within a centrally-located community park site, and approximately 16.5 acres of roads. The East Village also provides approximately 72.4 acres of
open space, mostly located within the wildlife corridor, as well as recreation and circulation trails
to encourage alternative transportation methods, in conformance with the Ahwahnee Principles.
Planning Area 22, located south of Cannon Road between Street “A” and Street “O” within the East Village, shall be designated for office use and a permanent RV storage facility for the
Robertson Ranch Master Plan.
2 Within Planning Area 18, a minimum lot size of 4,500 square feet is permitted for those lots which abut Cannon
Road.
Robertson Ranch I. INTRODUCTION
Robertson Ranch Master Plan Page I-18
October 8, 2012
West Village Land Uses The West Village residential Land Uses include a total of 672 dwelling units in five single-family neighborhoods and two multifamily neighborhoods. Single family neighborhoods within
the West Village include 308 dwelling units which are distributed as follows: 36 units in
Planning Area 5 on 8,500 square-foot minimum lots, 74 units in Planning Area 9/10 on 6,000
square-foot minimum lots, 113 units in Planning Areas 6 and 13 on 5,000 square-foot minimum lots, and 85 units in Planning Area 3 on 4,000 square-foot lots. The two high-density multifamily
neighborhoods include a total of 364 dwelling units on Planning Areas 7 and 8, including the
required inclusionary housing units and a maximum of 56 units of moderate income housing. A
maximum unit transfer of 10 percent between villages and/or planning areas may be permitted through a Minor Master Plan Amendment (refer to Section V, MASTER PLAN IMPLEMENTATION MEASURES).
In addition to the residential component of the Master Plan, the West Village provides a 12.0 net-
acre Village Center which will accommodate commercial uses and a portion of the project’s 5.0-acre community facilities requirement. The Village Center also could be developed as a mixed use project. The Master Plan Community Facilities requirements will be accommodated in part
within the Village Center. The remainder of the Community Facilities will be located on
Planning Area 2. The West Village also provides a public park site on 16.1 acres and 1.0-net acre of centralized community recreation for the surrounding neighborhoods. The West Village provides approximately 88.3 acres of open space, mostly located within the wildlife corridor, as
well as recreation and circulation trails to encourage alternative transportation methods.
Open Space and Recreation
The Master Plan preserves approximately 161.8 acres of open space, including re-vegetated
manufactured slopes, detention basins, Diegan coastal sage scrub habitat, and riparian and
wetland habitats. In accordance with the standards for the project site contained in the adopted Habitat Management Plan (HMP), the Master Plan permanently preserves and protects more than 67 percent of the existing 71.6 acres of Diegan coastal sage scrub habitat existing on the site. In
addition to providing for the permanent conservation of “Link B” as a 500 to 600-foot wide
Wildlife Corridor, the project exceeds the HMP requirements by providing a 400 to 500-foot
wide east-west wildlife corridor, utilizing an existing 12 feet wide by 6 feet high arched soft-bottom culvert under-crossing of College Boulevard, which was not envisioned by the adopted
HMP. In accordance with the Citywide Trails Program, portions of this open space are made
accessible by a trail system consisting of both paved circulation trails and unpaved recreation
trails, which encourage the movement of pedestrians and bicyclists throughout the project. One of the goals of the Robertson Ranch Master Plan is to incorporate a functional
pedestrian/bike circulation system that will facilitate the movement of pedestrians and bicyclists
through the site while minimizing the need for motorized forms of transportation. Figure III-54,
Pedestrian Circulation Plan, includes a “5-minute Walk Radius Plan” which helps to illustrate the pedestrian/bike orientation of the Master Plan. As depicted on this figure, many of the
proposed residential planning areas will be located within close proximity to the commercial,
Robertson Ranch I. INTRODUCTION
Robertson Ranch Master Plan Page I-19
October 8, 2012
recreation, community facilities, and open space components of the project, and access to these
areas will be facilitated by the project’s extensive pedestrian and bicycle trail system.
As shown on Figure III-54, Pedestrian Circulation Plan, the pedestrian/bike trail system will be composed of various types of pathways. Forming the backbone of the pedestrian/bike circulation system within each village will be landscaped paseos featuring enhanced pedestrian walkways
that are intended to minimize the conflict between pedestrian and vehicular traffic. These
landscaped paseos will be supported by several pedestrian and bicycle-oriented parkways that
offer connectivity within each village, while a variety of unpaved trails will connect each village and surrounding communities. The trail system also provides alternative transportation links for
residents of both villages to Cannon Road, College Boulevard and El Camino Real, as well as
through the open space, providing access to parks and other land uses. The trail system is
designed to permit future connections with adjacent off-site unpaved recreational trails as well as circulation trails and sidewalks in accordance with the Citywide Trails Program.
The provision of trails and pedestrian circulation elements are important components of the
Ahwahnee Principles. The connectivity afforded by the trails network will ensure that
pedestrians and bicyclists are provided with access from each residential neighborhood to the various land uses that are essential to the daily life of residents, such as parks, community facilities, and commercial uses. The direct pedestrian/bike connectivity from all portions of the
Master Plan to major roadways, such as El Camino Real and College Boulevard, will ensure a
short walking/riding distance to public transit. Finally, the centrally located paseos will encourage frequent use of the trail network, and will include aesthetically enhanced landscape and hardscape treatments so as to attract the presence of people.
Circulation The Robertson Ranch Master Plan also accommodates and implements elements of the regional
transportation system, including El Camino Real, Cannon Road and College Boulevard.
Development of the West Village requires construction of El Camino Real to its ultimate half-
width of a 63-foot right of way, as well as providing setbacks, walls and landscaping as required by the City Landscape Manual and Scenic Corridor Guideline. The majority of the construction of College Boulevard and Cannon Road has been completed as part of the Calavera Hills project,
adjacent to the north. The Robertson Ranch Master Plan will be responsible for completing
College Boulevard and Cannon Road by constructing the outside lanes, landscaping medians,
and ultimate project landscaping components.
Traffic calming measures will be implemented where appropriate to slow traffic and provide for
a safer pedestrian and bicycle oriented community. Such measures may consist of, but are not
limited to roundabouts/traffic circles, intersection bulb-outs, and/or mid-block choker curb extensions that narrow a street by extending the curbs towards the center of the roadway. Traffic calming measures are discussed in more detail in Section IV of this Master Plan.
Primary access to the West Village from El Camino Real is provided by a 116-foot-wide landscaped boulevard (Figure III-39, Primary West Village Entry Street (Street “Z”) Streetscape), consisting of 96 feet of right-of-way, composed of 60 feet of pavement, a 16-foot-
wide landscaped center median, and a 20-foot-wide landscape parkway (including 10 feet within
the right-of-way and 10 feet of additional landscape design zone outside of the right-of-way)
Robertson Ranch I. INTRODUCTION
Robertson Ranch Master Plan Page I-20
October 8, 2012
with a meandering 6-foot sidewalk on each side of the roadway. Street “Z” terminates at the
community focal point, where the multifamily and community facility land uses are clustered
around a landscaped plaza. Secondary access to the West Village is provided at two locations,
i.e.; Street “Y" (a local hillside street referenced in this Master Plan as the "Tamarack Connection”), which extends southward from Tamarack Avenue, and also a driveway access at the south end of Planning Area 11, which provides access to the Village Center. This access to
the Village Center is a right-in, right-out access onto El Camino Real and is designed in
accordance with the standards of the City of Carlsbad Engineering Department.
Primary access to the East Village is from Cannon Road and is provided by a wide, richly
landscaped boulevard (Figure III-40, Primary East Village Entry Street (Street “A”)
Streetscape). Street “A” consists of an 88-foot wide right-of-way, including 50 feet of pavement
and an 18-foot wide landscaped median, in addition to a 15- to 20-foot3
wide landscaped parkway along both sides of the roadway (including 10 feet within the right-of-way and 5 to 10 feet3 of additional landscape design zone outside of the right-of-way) which includes a 5-foot
wide meandering sidewalk. Street “A” also will feature a 46-foot wide landscaped traffic circle
that will slow vehicular traffic (Figure III-41, Conceptual Traffic Circle Treatment), provide an
attractive scenic vista for motorists passing by on Cannon Road, and will help identify this boulevard as a focal point within the community. The community park located adjacent to Street “A” also will help identify this boulevard as a community focal point and will provide access to
the project’s extensive pedestrian trail system.
Secondary access to the East Village is provided via Street “O,” which extends northward from Cannon Road into the project site. Street “O” consists of a 78-foot-wide right-of-way, composed
of 40 feet of pavement and an 18-foot wide landscaped median (Figure III-42, East Village Entry
Street (Street “O”) Streetscape). Five-foot meandering sidewalks will be provided along both edges of Street “O” which will meander within a 10-foot parkway. An additional 10-foot Homeowners’ Association landscaped area will be provided along both sides of the roadway
outside of the right-of-way as a buffer between the residential lots and the road. Where feasible,
the meandering sidewalk also may meander within the additional 10-foot Homeowners’
Association landscaped area. Accessing the East Village on these entry roads provides a view of the community recreation facility or 13.9-acre community park.
Access to the individual residential neighborhoods in both the East and West Villages is provided
by collector and local streets constructed in accordance with the City’s Livable Streets Policy.
Additionally, internal streets in the East Village will be designed in a grid pattern to achieve maximum circulation connectivity in accordance with the City’s Livable Streets Policy and the
Ahwahnee Principles. Moreover, the single-family neighborhoods within the Master Plan will be
designed to promote street scene diversity by encouraging variation in setbacks, architectural
enhancements, and single-story elements. Details and cross sections of the project roadways are provided in Section III-B, DESIGN GUIDELINES. The project is phased in a logical sequence and is expected to be constructed over a period of approximately 10 years, in response to market
demands. Several development phases may occur, and the development of roadways and public
facilities would occur as needed to support development of land uses contained within each
phase.
3 Street “A” has a 10-foot landscape buffer adjacent to Planning Areas 12 and 15, and a 5-foot landscape buffer
adjacent to Planning Areas 13 and 14.
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Robertson Ranch Master Plan Page I-21
October 8, 2012
E. Entitlements Needed to Implement the Master Plan
Implementation of the various components of the development plan contained within the
Robertson Ranch Master Plan required the concurrent approval of entitlement applications
and permits, by the City of Carlsbad, as well as by State and Federal resource agencies. Table
I-2, Robertson Ranch Master Plan Permit Matrix, organizes the required and dependent permits by planning area.
1.
During the City's consideration and approval of the original 2006 Master Plan, the
processing, favorable consideration and approval of the Robertson Ranch Master Plan required that the following applications be considered concurrently:
2006 Concurrent Entitlement Applications:
• General Plan Amendment (GPA 02-04)
As part of the proposed project, a General Plan Amendment was filed which amended
the General Plan Land Use designations within the project site to be consistent with
the land uses proposed by the Master Plan document. The redistribution of land uses proposed included the following designations: “OS” (Open Space),” “RLM,” “RM,”
“RMH” (Medium-High Density, 8 to 15 du/ac), “RH” (High Density, 15 to 23 du/ac),
“CF” (Community Facilities), “E” (Elementary School), “UA” (Unplanned Area),
and “L.”
• Amended Local Facilities Management Plan for Zone 14 (LFMP 14(B)) Pursuant to the City’s Growth Management Program (Title 21, Chapter 21.90 of the
Municipal Code), a Local Facilities Management Plan (LFMP) amendment was filed
for Zone 14 concurrently with this Master Plan. The amendment addressed the public facilities, infrastructure requirements, capital improvements and financing mechanisms which are required to adequately serve the project.
• Certification of a Program Environmental Impact Report (EIR 03-03)
The Program EIR constituted all environmental review required for approval of this Master Plan and all related discretionary actions.
• Master Tentative Map (CT 02-16)
A Master Tentative Map was filed concurrently with this Master Plan for the portion
of the site identified as the “East Village.”
• Hillside Development Permit (HDP 02-07) A Hillside Development permits was processed for all neighborhoods proposed on
land with a slope gradient of 15 percent or greater and a slope height greater than 15
feet in accordance with Chapter 21.95 of the Carlsbad Municipal Code.
• Special Use Permit (SUP 02-05) (Flood Plain Special Use Permit) A Flood Plain Special Use Permit was applied for at the time the related Master
Tentative Tract Map was submitted for development within any area of special flood
hazards, area of flood-related erosion hazards, or areas or mudslide hazards
established in Section 21.110.070 of the Carlsbad Municipal Code.
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Robertson Ranch Master Plan Page I-22
October 8, 2012
2.
Over the life of the Robertson Ranch Master Plan, a variety of entitlement actions and
discretionary permits will be required to implement the components of the plan. The
following entitlements are anticipated to be required for the implementation of one or more
aspects of the Master Plan:
Subsequent/Concurrent Entitlements to Implement the Master Plan
Planning Discretionary Actions:
1. Master Tentative Tract Map(s)
may be processed to divide the West Village of the
Master Plan area into distinct parcels. The Master Tentative Tract Map may encompass the entire West Village or a portion thereof to facilitate development
phasing.
2. Master Plan Amendment
In 2010, the City of Carlsbad adopted a General Plan Amendment, Zone Change, Master Plan Amendment, Subdivision, Site Development Plan and an Office Planned Development Permit to allow for an office and a
permanent RV storage facility on Planning Area 22. The off-site Option Parcel is
owned by the Rancho Carlsbad HOA and no plan exists to include it within this
Master Plan.
3. Tentative Tract Maps and Final Maps
shall be processed to further subdivide planning
areas.
4. Planned Unit Development Permits or Condominium Permits
shall be processed to create single-family residential lots which are less than 7,500 square feet in area, to
allow for airspace ownership of dwelling units, or to provide for planning areas with
private roads.
5. Site Development Plans
shall be processed for any multifamily residential
developments having more than four dwelling units or an affordable housing project
of any size. A Site Development Plan also is required for neighborhoods having a
minimum lot size of 7,500 square feet or greater. A Site Development Plan shall be required for the community recreation areas (Planning Areas 4 and 19), daycare centers, and commercial development (Planning Area 11).
6. Conditional Use Permits
shall be obtained for any fire station, church, community
facilities, public park (Planning Area 12), temporary RV storage facilities, as well as
other uses designated as allowed by a conditional use permit.
7. Hillside Development Permits shall be processed for all planning areas proposed on land with a slope gradient of 15 percent or greater and a slope height greater than 15
feet in accordance with Chapter 21.95 of the Carlsbad Municipal Code.
Robertson Ranch I. INTRODUCTION
Robertson Ranch Master Plan Page I-23
October 8, 2012
8. Nonresidential Planned Unit Development Permits
pursuant to Chapter 21.47 must be
submitted with any nonresidential tentative map that creates commercial lots less than
one acre in size, or lots that do not have frontage on a public street or have shared
access or parking. A nonresidential PUD also shall be required for the subdivision of residential units if proposed as part of a mixed-use development.
9. El Camino Real Scenic Corridor Special Use Permits
shall be obtained before
construction or development occurs within any planning area adjacent to El Camino Real.
10. Flood Plain Special Use Permits
shall be applied for at the time the related Master
Tentative Tract Map is submitted and shall be obtained before construction or development begins within any area of special flood hazards, area of flood-related erosion hazards, or areas of mudslide hazards established in Section 21.110.070 of
the Carlsbad Municipal Code.
Robertson Ranch I. INTRODUCTION
Robertson Ranch Master Plan Page I-24
October 8, 2012
T able I -2 Robertson Ranch Master Plan Permit Matrix
DEVELOPMENT
PERMIT
PLANNING AREAS
1 2 3 4 5 6 7 8 9/10 11 12 13 14 15 16 17 18 19 20 21 22 23A-B 23C-
G
Tent. Subdivision Map
Planned Dev.
Permit
Site Dev. Plan
Hillside Dev. Permit4
Scenic Corridor
SUP
CUP
Other
= Denotes permit required for development
= Denotes permit may be required for development depending upon type of development
= This permit required if developed as condominiums
= This permit required if developed as apartments and/or affordable housing
= Site Development Plan is for review of architecture and plotting.
= Nonresidential Planned Unit Development Permit if developed as a mixed-use project with ‘for sale’ condominiums.
= Special Use Permit (flood plain) required if not previously processed with Master Tentative Map
4 A Hillside Development Permit shall be required with the Master Tentative Maps for the East and West Villages and may be required for individual planning areas.
Robertson Ranch I. INTRODUCTION
Robertson Ranch Master Plan Page I-25
October 8, 2012
F. Authority
The Robertson Ranch Master Plan has been prepared in accordance with Title 21, Section 21.38
of the City of Carlsbad Municipal Code, Planned Community Zone, and in consideration of, and
in accordance with, all regulations, conditions, programs, and policies of the City of Carlsbad General Plan, including but not limited to the Growth Management Plan, Local Facilities
Management Plan for Zone 14, and the adopted Habitat Management Plan. These considerations
include: 1) the location of and standards for land uses, building and facilities; 2) the location of
and standards for roadways, drainage, and other essential facilities; 3) standards for population density and building intensity and provisions for supporting services; 4) standards for the conservation, development and use of natural resources; 5) a program of implementing the
conservation and open space element, and 6) other implementation measures. The Master Plan
has been prepared in accordance with the City of Carlsbad Municipal Code Section 21.38.060,
Contents of a master plan. This Master Plan establishes land uses, residential densities, infrastructure improvements, and a
circulation pattern for the area historically referred to as Robertson Ranch. This document also
establishes a set of zoning regulations, regulatory procedures, and design guidelines that have been formulated for the implementation of the land uses included within the Robertson Ranch Master Plan. Infrastructure and public facilities, both on-site and off-site, are planned to
accommodate the buildout requirements of the Robertson Ranch Master Plan, ensuring that the
City's goals for balanced, orderly growth are implemented. Implementation of this Master Plan
will provide assurance to the City of Carlsbad that ultimate development of the site will be consistent with the intended goals and objectives of the City General Plan and the Facilities Management Plan for Zone 14.
The adopted Master Plan functions as an important component in the development implementation process, by serving as the basis for reviewing subsequent development plans, subdivisions, and other discretionary permits.
The Robertson Ranch Master Plan shall constitute the orderly development and the zoning for the
property. Consistent with the City of Carlsbad Municipal Code, any violation of the standards and regulations identified in the Robertson Ranch Master Plan adopted by the City of Carlsbad’s
City Council shall be considered a violation of the Zoning Ordinance. Should any conflict arise
between the Master Plan zoning regulations and existing City policies, procedures or ordinances,
the provisions of this Master Plan shall prevail. Where the Master Plan is silent on an issue, the requirements of the Carlsbad Municipal Code shall apply. If any term, provision or condition of this Master Plan is found to be invalid or unenforceable, the remainder of this Master Plan shall
not be affected.
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Robertson Ranch Master Plan Page II-1
October 8, 2012
II. DETAILED PLAN DESCRIPTION
A. Planning Context for the Robertson Ranch Master Plan
The Robertson Ranch Master Plan is intended to provide future residents of the project with
places to work, live, shop, and recreate within a single, consolidated community. By meeting many of the daily needs of residents within the Master Plan boundaries, many impacts associated
with traditional development patterns such as traffic congestion, air pollution, loss of open space,
and increased costs for public services and infrastructure could be reduced, and perhaps more
importantly, the creation of places that lack character and a sense of community would be avoided. These considerations are at the center of a relatively recent trend in community design,
commonly referred to as “smart growth,” which recognizes the critical connection between the
physical relationships and components comprising development and the quality of life for the
residents of a community. Techniques for implementing smart growth elements are perhaps best expressed by the
Ahwahnee Principles. One key goal of the Ahwahnee Principles is to create walkable
communities that meet the day-to-day needs of the residents that will inhabit them. Other
considerations addressed by the Ahwahnee Principles are the importance of public spaces, the need to provide areas of open space and greenbelts, and the benefits of land use efficiency. The
design proposed for the Robertson Ranch Master Plan reflects many of the Ahwahnee Principles
and seeks to meet the needs of those who will ultimately live, work, and shop within the
community. Each of the Ahwahnee Principles is listed below, followed by a discussion of how the project has
addressed that principle.
1. All Planning should be in the form of complete and integrated communities containing housing, shops, work places, schools, parks and civic facilities essential to the daily life of the residents.
The Robertson Ranch Master Plan is a complete and fully integrated community which meets the various daily needs of future residents. The Land Use Plan is composed of two distinct communities separated by a wildlife corridor, and the dual village concept is the
result of the need to accommodate the wildlife corridor. The land use plan provides for
the development of a diversity of housing choices, including a wide range of single-family housing opportunities and a variety of multifamily housing densities, including affordable housing units. The master plan includes a commercial component to provide
opportunities for employment and shopping, which will be integrated with a community
facility site to meet a variety of civic purposes, including a daycare facility. The project
contains a centrally located park site which may act as the focus of community activity. Recreational uses are provided throughout the plan, including 13.9 acres of parkland within Planning Area 12, 5.0 acres of community recreation facilities conveniently
located near the residential areas they will serve, and a variety of paved circulation
element trails and unpaved recreation element trails, which wind through the project open
space, residential villages, and along Cannon Road, College Boulevard and El Camino Real.
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Robertson Ranch Master Plan Page II-2
October 8, 2012
2. Community size should be designed so that housing, jobs, daily needs, and other activities are within easy walking distance of each other. The Robertson Ranch Master Plan Land Use Plan is composed of two distinct
communities separated by a wildlife corridor. While the dual village concept utilized by
this plan was the result of the need to accommodate the wildlife corridor, the result is a
project which provides for a human scale of development within each village. Although not all daily needs could be practically accommodated within each village, the villages
are designed to accommodate many of the daily needs of the residents of each village
within a short walk of their homes. Pedestrian circulation within each village and
between the villages is encouraged by the provision of community gathering or focal points within each village, and by the provision of an extensive pedestrian trail system. Figure III-54, Pedestrian Circulation Plan, includes a “Five Minute Walking Radius”
which demonstrates that the majority of the homes in each village are within a short walk
of the focal points and gathering places within the respective villages.
The land use concept for the East Village creates two community activity nodes within walking distance of the majority of homes in this Village. These activity nodes include
the community park located adjacent to major roadways where public transit facilities are
or will be available, and the community recreation facility within Planning Area 19. The land use concept for the West Village also creates two community activity nodes
within walking distance of the majority of homes in this Village. The primary community
activity node is envisioned as a 12.0 net-acre Village Center within Planning Area 11,
which will accommodate a combination of community facilities, commercial land uses and/or multifamily units on the second story above the commercial components. This community activity node is located adjacent to two West Village multifamily
neighborhoods as well as the transit opportunities provided by El Camino Real. A
secondary community activity node is created by the 1.0-acre Community Recreation area located in Planning Area 4.
3. As many activities as possible should be located within easy walking distance of transit
stops. The land use concept for the Robertson Ranch Master Plan anticipates that future public
transit along El Camino Real, Cannon Road, and Tamarack Avenue provided by the
North County Transit District will be in close proximity to the community activity nodes
within the project. Therefore, the multifamily and affordable residential planning areas and community activity nodes are located either adjacent to anticipated future bus routes on El Camino Real, Cannon Road, College Boulevard, and Tamarack Avenue, or within
a 5-minute walking distance of anticipated locations for future public transit facilities.
4. A community should contain a diversity of housing types to enable citizens from a wide range of economic levels and age groups to live within its boundaries.
The Robertson Ranch Master Plan includes a wide range of housing opportunities
including housing types and residential densities which make the community available to
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Robertson Ranch Master Plan Page II-3
October 8, 2012
people in a variety of age groups, living arrangements and economic circumstances. An
array of multifamily housing types including high density products in excess of 20 du/ac
are provided within the community, including “affordable” housing units as defined by
City of Carlsbad “Inclusionary Housing” ordinance, which make up at least 15 percent of all housing units. These “lower-income” affordable housing units are provided in both the
East Village and the West Village. In addition, and in conformance with the Ahwahnee
Principles, the Robertson Ranch Master Plan will exceed the inclusionary housing within
the project established policies by providing units to “moderate-income” households within the West Village of this Master Plan. As agreed to by the City of Carlsbad, 56
homes shall be provided. A selection of single-family housing types and densities,
including detached courtyard homes, patio homes, and residences on lot sizes ranging
from minimum 4,000 square feet to 8.500 square feet in size are provided1
.
5. Businesses within the community should provide a range of job types for the
community’s residents.
Employment opportunities within the Robertson Ranch Master Plan are provided by the proposed Village Center. The range of employment opportunities associated with the proposed community facilities and commercial land uses within the Village Center
include: retail sales, management, service and professional positions.
6. The location and character of the community should be consistent with a larger transit network.
The project site is located adjacent to several General Plan designated roadways,
including Tamarack Avenue, El Camino Real, Cannon Road, and College Boulevard. Each of these roadways is designed for relatively high volumes of vehicular traffic; therefore, project entries and internal roadways have been designed to complement,
accommodate, and seamlessly integrate with these roadways.
In addition, and as discussed earlier, the community activity nodes, affordable housing and higher density multifamily housing units are located adjacent to, or in close
proximity to, existing or anticipated future locations of transit stops along the General
Plan roadways.
7. The community should have a center focus that combines commercial, civic, cultural and recreational uses.
To accommodate the required wildlife corridor, the Robertson Ranch Master Plan is
composed of two distinct villages, each providing community focal points which mix community activities and informal gathering places. These gathering places and focal
points are located within a short walking distance of the majority of residents within each
village, and can be reached by residents of the other village via the extensive pedestrian
circulation system.
1 Lots within Planning Area 18 that abut Cannon Road may be provided with a minimum lot size of 4,500 s.f.
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Robertson Ranch Master Plan Page II-4
October 8, 2012
The East Village’s primary community focal point is formed by the park facility, located
adjacent to the main village entry road traffic circle. A second informal community
gathering place is created by the Community Recreation facility in the center of the East
Village.
The community focal point for the West Village is created by the mixture of residential,
commercial, civic and cultural uses located along the primary entry road to this village.
A second community gathering place is created by the Community Recreation facility in the center of the West Village.
8. The community should contain an ample supply of specialized open space in the form of squares, greens and parks whose frequent use is encouraged through placement and design.
The Robertson Ranch Master Plan integrates open space land uses into the community in
a manner which, where appropriate, encourages use by project residents. The project
includes the preservation of approximately 161.8 acres of the site as natural open space to facilitate wildlife movement and preserve sensitive habitat. Portions of this area will be fenced to discourage unauthorized use of the natural open space, except along the
designated trails. The project trail and pedestrian circulation system provides connections
to the citywide trail system. In addition, a centrally located city park is provided to serve the whole community, and is accessible from the West Village via the main trail crossing the wildlife corridor. Each Village contains a primary Community Recreation area as
well as pocket parks within each neighborhood, all of which include opportunities for
passive and/or active recreation. The Village Center development standards ensure that a
public gathering place which provides an opportunity for residents and shoppers to interact with one another will be incorporated into the design.
9. Public spaces should be designed to encourage the attention and presence of people. The use of the community activity areas and the public spaces by project residents is promoted by the project design, which locates these uses in areas that are easily
accessible to project residents and are near complementary land uses. The community
activity areas are located adjacent to the project’s higher density residential uses, which
allow these public spaces to augment the limited private space available to these residents. The pedestrian trail and circulation system are designed to encourage
pedestrian access to these areas. The primary village entries are located adjacent to or
lead to the village community activity areas, which feature enhanced landscaping
treatments. The community activity areas are located in close proximity to the projects primary roadways and are reachable by pedestrian trails and sidewalks. The primary village entries and streetscapes are designed to encourage pedestrian use with the
introduction of wide meandering sidewalks with parkways and trees separating
pedestrians from vehicular traffic. The Village Center provides a public meeting place as
an opportunity for people to gather and socialize encouraging the presence and attention of residents and visitors.
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Robertson Ranch Master Plan Page II-5
October 8, 2012
10. Each community or cluster of communities should have a well-defined edge, such as
agricultural greenbelts or wildlife corridors, permanently protected from development.
The Robertson Ranch Master Plan provides for two distinct development clusters; the East Village and West Village, connected by a 500 to 600-foot wide wildlife corridor.
The project includes approximately 161.8 acres of clearly defined, permanently protected
open space provided as part of a regional wildlife habitat conservation program and
includes areas preserved as wildlife movement corridors and for sensitive habitat protection. The edge of these open space areas are clearly defined through the use of fuel
modification zones or perimeter roadways separating the open space from the developed
areas.
11. Streets, pedestrian paths and bike paths should contribute to a system of fully connected and interesting routes to all destinations. Their design should encourage
pedestrian and bicycle use by being small and spatially defined by buildings, trees and
lighting, and by discouraging high speed traffic. The pedestrian facilities proposed for the project include a fully integrated system of landscaped pedestrian/bicycle trails which provide pleasant and convenient access
between the various portions of the community. Two types of trails are provided within
the plan: trails adjacent to roadways, and trails that traverse open space areas. Soft surface trail facilities traverse the project open space areas will be narrow and spatially defined by fences and landscaping, as appropriate and/or required by city regulations.
The project also provides a variety of pedestrian trails adjacent to roadways. In certain
key locations, a landscaped parkway will be placed between the driving area and
pedestrian trails and sidewalks in order to encourage pedestrian activity. Paseos in each Village will promote pedestrian connectivity throughout the project area, and shared parking between the commercial and community facilities will encourage pedestrian
movement. Finally, a variety of product types will be encouraged within single-family
neighborhoods in order to create a more interesting and diverse street scene.
12. Wherever possible, the natural terrain, drainage, and vegetation of the communities
should be preserved with superior examples contained within parks or greenbelts.
Substantial portions of the project site have been disturbed by historical and ongoing agricultural operations. However, portions of the site have not been farmed and contain
sensitive biological resources, steep slopes, and/or drainage courses that will be preserved
and/or restored as natural open space as part of the project. Approximately 142.5 acres of
the site are preserved, including areas of steep slopes containing Diegan coastal sage scrub habitat preferred by the coastal California gnatcatcher, and 21.1 acres of re-vegetated areas will be provided, as depicted on Figure II-6, HMP Hardline Map.
13. The community design should help conserve resources and minimize waste. The Robertson Ranch Master Plan design creates a community which conserves
important environmental resources and offers residents alternatives to motorized vehicles
for meeting their daily needs. The project landscape plan maximizes the use of drought
resistant and low water use materials where practical to minimize the use of water. The
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Robertson Ranch Master Plan Page II-6
October 8, 2012
project will be designed to connect to the City’s reclaimed water system, and reclaimed
water will be used for landscape irrigation. Furthermore, a solid waste recycling program
will be instituted within the project to reduce the amount of solid waste going to local
landfills.
14. Communities should provide for the efficient use of water through the use of natural
drainage, drought tolerant landscaping, and recycling. The majority of landscape elements within the plan feature drought tolerant or drought
resistant plant species. In addition, reclaimed water lines are located adjacent to the
project and will be utilized as appropriate. Municipal services will be available to future
residents and will provide a solid waste recycling program to reduce the amount of solid waste going to local landfills.
15. The street orientation, the placement of buildings, and the use of shading should
contribute to the energy efficiency of the community. The project’s Design Guidelines encourage the use of trellises, porches, or other structures to create shaded areas that will minimize the need for air conditioning. The
circulation network within the project consists of a traditional hierarchy of roadways
which enable buildings to be oriented in a manner which maximizes opportunities for passive solar heating. Deciduous trees will be used to provide shade during the summer and will allow for light during the winter.
B. General Plan
The Robertson Ranch Master Plan is adopted by ordinance by the City Council of Carlsbad. The
Master Plan is not a component of the City’s General Plan, but rather a separate document that systematically implements the City’s General Plan. It creates a link between the broad-based General Plan policies and the individual development proposals and neighborhood concerns for
the Master Plan area.
The City of Carlsbad General Plan land use designations for the project site are shown in Figure I-6, General Plan Land Use Map, in Section I, INTRODUCTION. The General Plan Land Use Designations are indicated in Table II-1, General Plan Designations.
The land uses and development contained in the Robertson Ranch Master Plan is consistent with the General Plan, as described in Appendix “A,” Robertson Ranch Master Plan General Plan Consistency Analysis, and must comply with the Master Plan development standards. All future
Vesting Tract Maps or Tentative Maps and amendments to the Master Plan must be consistent
with the General Plan and with the vision, goals, and programs of this Master Plan.
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Robertson Ranch Master Plan Page II-7
October 8, 2012
Table II-1 General Plan Designations
1. Residential High Density may exceed 23 du/ac per the requirements of CMC Chapter 21.53.120 and the City Housing Element policies regarding high density and State requirements to provide affordable housing.
2. The City of Carlsbad owns 2.0 acres within Planning Area 12 for purposes of constructing a fire station.
C. Zoning Regulations
The properties within the boundaries of this Master Plan are zoned Planned Community (P-C), as depicted on Figure II-1, Zoning Map. However, the P-C Zone stipulates that development within
a P-C Zone may only occur in conformance with an approved Master Plan for the site. The
underlying Master Plan land use zoning is shown in Figure II-2, Underlying Master Plan Zone
Designations. This Master Plan complies with Chapter 21.38 of Carlsbad Municipal Code, Planned Community
Zone (P-C Zone) and shall constitute the zoning for all lands within the Master Plan. No person
shall use or develop any land located within the boundaries defined by the Master Plan in a
manner which is contrary to the provisions of the Master Plan. All provisions of the Master Plan are imposed as a condition of zoning. Approval of this document does not affect the applicability
of all other City ordinances in effect at the time building permits are issued. Pursuant to Section
21.38.030(d) of the City of Carlsbad Municipal Code, where a conflict in regulation occurs, the
provisions of this Master Plan shall control. Pursuant to Section 21.38.020 of the Carlsbad Municipal Code, uses permitted in the E-A zone (agricultural uses) are permitted in the P-C Zone
and shall be permitted as interim uses by the Master Plan.
General Plan Designations Description Density Range Dwelling units per acre Growth Control Point
RLM • Residential Low Medium 0-4 3.2 du/ac
RM • Residential Medium 4-8 6 du/ac
RMH • Residential Medium High 8-15 11.5 du/ac
RH • Residential High 15-23 1 19 du/ac
CF • Community Facilities - -
L • Local Shopping Center - -
OS
• Park
• Open Space
• Wildlife Corridor
• Community Park
• Water Quality Facility
• Community Recreation
Areas
• Fire Station2
-
-
OS • Open Space (Hillside) - -
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October 8, 2012
Uses and development standards allowed in each Planning Area are indicated in Section III,
DEVELOPMENT AND REGULATORY PROVISIONS of this Master Plan. Uses which would be allowed
as conditional uses shall be permitted only upon obtaining a Conditional Use Permit processed
according to the applicable provisions of the Carlsbad Municipal Code. This Master Plan has been prepared in compliance with the following four goals in Section 21.38.010 of the Planned
Community Zone, in the Carlsbad Municipal Code:
1. Provide a method for and to encourage the orderly implementation of the General Plan and any applicable specific plans by the comprehensive planning and
development of large tracts of land under unified ownership or developmental control
so that the entire tract will be developed in accord with an adopted master plan to
provide an environment of stable and desirable character; 2. Provide a flexible regulatory procedure to encourage creative and imaginative
planning of coordinated communities involving a mixture of residential densities and
housing types, open space, community facilities, both public and private and, where
appropriate, commercial and industrial areas; 3. Allow for the coordination of planning efforts between developer and City to provide
for the orderly development of all necessary public facilities to insure their
availability concurrent with need; and 4. Provide a framework for the phased development of an approved master planned area
to provide some assurance to the developer that later development will be acceptable
to the City, provided such plans are in accordance with the approved planned
community master plan.
D. Overview of Land Uses
1. Overview of the Village Concept
The Robertson Ranch Master Plan consists of a variety of land uses (see Figure II-3, Master Plan Land Use Map, and Table II-2, Detailed Land Use Summary), and is envisioned as a
balanced master planned community integrating residential, commercial, recreational and
open space land uses. The project provides for the creation of a community composed of two villages, the “East Village” and the “West Village.” However, the entire 398.0-acre site is a single master planned community in order to ensure that adequate provisions are made for
public facilities, open space, and affordable housing, as required by the City’s Growth
Management Ordinance and Habitat Management Plan. This Master Plan encompasses the entire 398.0-acre site.
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-12 October 8, 2012
Table II-2 Detailed Land Use Summary
Land Use Designation Underlying Zoning Land Use Planning Area Gross Acres Net Acres Growth Control Point
Net Density (du/ac)
GCP du’s1 Proposed du’s
WEST VILLAGE - RESIDENTIAL
RM RD-M Medium Density Residential
(4,000 s.f.)
3 17.1 15.4 6.0 du/ac 5.5 92.4 85
RLM R-1-8,500 Low-Medium Density
Residential (8,500 s f.)
5 9.7 9.5 3.2 du/ac 3.8 30.4 36
RM RD-M Medium Density Residential
(5,000 s.f.)
6 17.7 14.8 6.0 du/ac 5.9 86.4 87
RH1 RD-M Multifamily 7 7.0 5.1 19.0 du/ac 22.7 96.9 116 RH1 RD-M Multifamily 8 14.7 11.8 19.0 du/ac 21.0 224.2 248 RLM R-1-6,000 Low-Medium Density Residential (6,000 s f.) 9/10 20.3 18.5 3.2 du/ac 4.0 59.2 74
RM RD-M Medium Density Residential (5,000 s.f.) 13 4.5 4.3 6.0 du/ac 6.0 27.6 26
Village Total -- 91.0 79.4 -- 9.7 617.1 6723
EAST VILLAGE2- RESIDENTIAL
RM RD-M Medium Density Residential (5,000 s.f.) 14 3.6 3.3 6.0 du/ac 4.8 19.8 16
RH RD-M Multifamily 15 3.5 3.5 19.0 du/ac 22.3 66.5 78 RM RD-M Medium Density Residential (5,000 s.f.) 16 17.0 16.8 6.0 du/ac 5.1 100.8 85
RM RD-M Medium Density Residential (5,000 s.f.) 17 25.2 25.0 6.0 du/ac 4.4 150.0 109
RM RD-M Medium Density Residential (4,500 to 5,000 s.f.) 184 22.2 21.3 6.0 du/ac 5.2 127.8 110
RMH RD-M Courtyard Residential 21 9.0 7.0 11.5 du/ac 12.4 80.5 84
Village Total -- 80.5 76.9 -- 6.4 545.5 4823
RESIDENTIAL SUBTOTAL -- 171.5 156.3 -- 7.8 1,162.6 1,1545
Notes:
1 – Residential High Density may exceed 23 du/ac up to a maximum of 32 du/ac on Planning Areas 7 and 8 per the requirements of CMC Chapter 21.53.120 (Density Modification).
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-13 October 8, 2012
Table II-2 Detailed Land Use Summary (Continued)
Land Use Designation Underlying Zoning Land Use Planning Area Gross Acres Net Acres Growth Control Point
Net Density (du/ac)
GCP du’s Proposed du’s
WEST VILLAGE- NON-RESIDENTIAL
CF CF Community Facilities 2 2.3 2.0 -- -- -- --
OS OS-P Community Recreation 4 1.0 1.0 -- -- -- -- CF/L CF/L Commercial/Community Facilities 11 15.3 12.0 -- -- -- --
OS OS-P City Park-Fire Station 12 16.1 16.1 -- -- -- --
OS OS Open Space 1, 23A –
23C
88.3 -- -- -- -- --
-- Roads -- 5.4 -- -- -- -- --
Village Total -- 128.4 31.1 -- -- -- --
EAST VILLAGE- NON-RESIDENTIAL
OS OS-P Community Recreation 19 2.0 2.0 -- -- -- -- OS OS Water Quality Facility 20 2.9 2.9 -- -- -- --
O O Office/RV Storage 22 6.6 6.6
OS OS Open Space 23D-23G 73.5 -- -- -- -- --
-- Roads -- 13.18 -- -- -- -- --
Village Total -- 98.1 11.5 -- -- -- --
NON -RESIDENTIAL SUBTOTAL -- 226.5 42.6 -- -- -- --
MASTER PLAN TOTAL -- 398.09 194.5 N/A --- 1,162.6 1,1542
1 GCP du's are derived by multiplying Net Acres by the Growth Management Control Point Density 2 Affordable units will be provided in each Village, in conformance with the Inclusionary Housing Ordinance 3 Unit distribution may change if units are transferred between Planning Areas or Villages, as described in Master Plan Section II F 4 Minimum lot size of 4,500 square feet is permitted for lots within Planning Area 18 which abut Cannon Road 5 Includes 12 8 acres of Cannon Road and College Boulevard 6 Acreage would increase to 403 7 if the Option Parcel is included in the Master Plan 7 Master Plan Total Net Acres is based on the Zone 14 LFMP net constraints acreage and is not reflective of the net acreage values shown herein for each Planning Area 8 Overall Master Plan Density is calculated based on the net constraints acreage, per the Zone 14 LFMP 9 Unit distribution and/or total number of units may change if a Major Master Plan Amendment is processed and approved to include the Option Parcel within the Master Plan as a residential neighborhood, in accordance with Master Plan Sections II F and V E Note: Road acreages are to the edge of right-of-way Planning Area acreages include landscape setbacks where required
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-14
October 8, 2012
2. East Village Land Uses
Residential land uses within the East Village include a maximum of 482 dwelling units,
composed of 404 single family residential dwelling units (320 single family units on 5,000 square foot lots2
and 84 courtyard homes), and 78 multifamily units. Non-residential land uses in the East Village include 2.0 acres of community recreation, and 72.4 acres of natural
and re-vegetated open space. An additional 4.3 acres within the East Village are reserved as
an office use and RV storage lot (i.e., Planning Area 22).
3. West Village Land Uses
Land Uses within the West Village include 672 dwelling units, composed of 364 multifamily
units and 308 detached single family units . The single family units will be distributed as follows; 85 units on 4,000 square foot lots, 113 units on 5,000 square foot lots, 74 units on 6,000 square foot lots and 36 units on 8,500 square foot lots. Included within the multi-
family units located on Planning Areas 7 and 8 will be approximately 100 units of senior
housing within Planning Area 7. Nonresidential uses within the West Village will include
1.0 net acre of centralized community recreation uses, Village Center commercial uses, a City park and fire station, and Community Facility uses.
4. Master Plan Buildout Upon buildout of the Master Plan, the two villages combined will provide 1,154 dwelling units, consisting of 628 single-family residential units, 84 cluster [courtyard] residential units,
and 442 multifamily residential units (including the required number of affordable units). It
is important to note that the total number of required affordable units within the master plan as a whole, or within the individual villages, may increase or decrease depending upon the total final number of approved dwelling units, pursuant to City requirements. The
nonresidential component of the Master Plan includes a 12.0 net-acre Village Center,
community recreational uses on 3.0 acres within Planning Areas 4 and 19, Community
Facility site on 2.0 acres, an RV parking facility, a City park on 16.1 acres, a water quality facility on 2.9 acres, 23.7 acres of roadways, and 161.8 acres of open space, including more than 67 percent of the 71.6 acres of existing Diegan coastal sage scrub habitat, as well as
riparian and wetland habitat. The actual acreage of the community facilities will be based on
the Carlsbad Municipal Code (CMC) Section 21.25.070, and the actual acreage of community recreation will be based upon CMC Section 21.45.060. The overall residential density of the Master Plan is 3.7 dwelling units per acre (based on the Zone 14 LFMP Net
Constraints Acreages).
2 Within Planning Area 18, a minimum lot size of 4,500 s.f. is permitted for those lots which abut Cannon Road.
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-15
October 8, 2012
5. Alternative Land Uses
The Robertson Ranch Master Plan is intended to provide flexibility by permitting alternative
land uses within a number of planning areas.
Planning Areas 13 and 14 – Elementary School
E. Detailed Description of Land Uses
: The Carlsbad Unified School District
rejected the option to purchase Planning Area 13 and 14 as an elementary school site. A
Minor Master Plan Amendment (MP 02-03(A) was processed for Planning Area 14 to allow
for the implementation of the alternative RM land uses (i.e., Residential Medium 4-8 du/ac) Additionally, the City of Carlsbad purchased 2.0 acres within Planning Area 13 (to be consolidated with the Planning Area 12 Park site) for the purpose of constructing a fire
station. A Master Plan Amendment (MP 02-03(C) was processed to change the Elementary
School (E) land use designation to Open Space (OS) on the 2.0 acre City property and to RM
on the remainder of PA 13.. The maximum allocation of 52 dwelling units for Planning Areas 13 and 14 is based on the Growth Control Point for the original RLM designation which would allow 32 units (10 acres x 3.2 du./ac) together with a shift of 20 dwelling units from
several other planning areas (PA 5 – 10 units, PA 6 – 1 unit, PA 10 – 6 units, and PA 21 – 3
units). As proposed, 26 units will be located within Planning Area 13, and 16 units will be located within Planning Area 14. These planning areas will be developed as small-lot, detached, single-family residences on minimum 5,000 s.f. lots, according to the development
standards proposed for Planning Areas 16, 17, and 18. The transfer of dwelling units shall be
in accordance with the requirements of Master Plan Sections II.F.3, Transfer of Dwelling Units, and V.E.1, Minor Master Plan Amendment. The alternative land uses identified for these planning areas have increased the total number of units within the East Village from
469 to 482 units, and have increased the number of units within the West Village from 653 to
672 units, thereby increasing the total number of units allowed within the Master Plan from
1,122 to 1,154, consistent with the original Master Plan approval.
1. Residential
All residential development within the Master Plan shall be consistent with the policies and
programs of the City of Carlsbad General Plan, including the Housing Element, and shall be
consistent with any applicable sections of Title 21 of the Carlsbad Municipal Code, except as
such requirements are specifically revised by this approved Master Plan.
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Robertson Ranch Master Plan Page II-16
October 8, 2012
a) Single family housing
(1) Single-family detached housing on 8,500 square foot minimum lots in
Planning Area 5.
(2) Single-family detached housing on 6,000 square foot minimum lots in
Planning Area 9/10.
(3) Single-family detached housing on 5,000 square foot minimum lots in
Planning Areas 6, 13, 14, 16, 17 and 183
.
(4) Single-family detached housing on 4,000 square foot minimum lots in
Planning Area 3.
(5) Detached single family courtyard condominium homes are in Planning Area 21.
b) Multifamily Housing
Multifamily housing, in the form of attached products including but not limited to
condominiums, townhomes, apartments, stacked flats, duplexes, triplexes, and six-plex buildings in Planning Areas 7, 8, and 15. The affordable housing requirements for the Master Plan as specified in the Carlsbad Inclusionary Housing Ordinance are
accommodated within these multifamily planning areas.
c) Affordable housing
(1) General Requirements: The provision of “Inclusionary” or “affordable”
housing in all new developments is required by the Housing Element of the City’s General Plan. The requirements applicable to locating and constructing these housing units are stipulated in the Inclusionary Housing Ordinance, City
Municipal Code Chapter 21.85. Sub-section 21.85.050 indicates in part, that
“the required number of lower-income Inclusionary units shall be fifteen
(15%) percent of the total residential units, approved by the final decision making authority.” “Lower-income” households are defined by sub-section 21.85.020 as, “…households…whose gross income does not exceed eighty
(80%) percent of the median income for San Diego County as determined
annually by the U.S. Department of Housing and Urban Development."
The Robertson Ranch Master Plan is obligated to provide a maximum of 174
dwelling units which are affordable to lower-income households (80% median
income) based on the total number of allowed units within the project, as
shown on Table II-3, Lower-Income Affordable Housing Requirements. The inclusionary housing obligation of the Robertson Ranch Master Plan is based on the total number of dwelling units. This obligation shall be adjusted in
proportion to the total number of approved and constructed dwelling units
within each Village. The actual number of required lower-income units will be
based on the final number of dwelling units approved for each Village within
3 Within Planning Area 18, a minimum lot size of 4,500 s.f. is permitted for those lots which abut Cannon Road.
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-17
October 8, 2012
the Master Plan. Each Village will be responsible for providing their
proportional share of affordable units based on the number of approved units in each village. If the required West Village senior housing units meet the affordability criteria, then those units shall meet the requirements of this
Master Plan for both senior and the inclusionary requirement. Thus, senior
housing units that are restricted to the appropriate lower income rates shall
qualify as combined affordable/senior housing projects. Table II-3 Lower-Income Affordable Housing Requirements
Village Proposed Dwelling Units Total Affordable Units Required
(15%)
East 482 73
West 672 101
Total 1,154 174
In addition, and in conformance with the Ahwahnee Principles, the Robertson Ranch Master Plan will exceed the inclusionary housing obligations of
Chapter 21.85 of the Municipal Code by providing additional units affordable
to “moderate-income” households within the West Village of the Master Plan.
Moderate-income units, for the purposes of this section, shall be defined as those units that are affordable to households whose gross income does not exceed one-hundred twenty percent (120%) of the median income for San
Diego County as determined annually by the U.S. Department of Housing and
Urban Development. As negotiated with the City of Carlsbad, 56 moderate-
income units shall be provided within the West Village of the Master Plan. Moderate-income units may be provided as for-sale condominium units or
for-rent apartments, and may be included as part of an affordable housing
development. Housing for senior citizens, as defined by Municipal Code
Section 21.84.030, is also required in the West Village and these senior units may contribute to satisfying the affordable housing requirements.
Therefore, the East Village shall provide a total of 73 low income (80% of the
median income) affordable housing units. The West Village shall provide a total of 101 low (80% of the median income) plus 56 moderate (120% of the median income) affordable units. The West Village shall also provide the
required 100 senior units; however these senior units may be accommodated
within the West Village 157 (101 du + 56 du) unit affordable program.
(2) Affordable Housing Agreement / Site Development Plan:
(a) No building permit shall be issued for any affordable housing project
unless an Affordable Housing Agreement and Site Development Plan
have been approved for the project. Site Development Plans shall be processed as required by Chapter 21.53.120 of the City Municipal Code. The Site Development Plan and Affordable Housing
Agreement shall be approved by the City prior to the approval of the
first individual final map, as required by Section 21.85.140. The
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-18
October 8, 2012
Affordable Housing Agreement shall be consistent with the
requirements of the applicable sections of the Carlsbad Municipal Code. The Affordable Housing Agreement shall be recorded and the applicable terms and conditions shall be filed and recorded as a deed
restriction on the individual lots or units of a property which are
designated as the location for affordable housing units.
(b) The affordable housing development shall provide a mix of unit sizes and configurations (by number of bedrooms) as required by the
Affordable Housing Agreement.
(c) The design of the affordable housing units shall be reasonably
consistent with the design of the total project in terms of physical appearance, materials, and finished quality, as required by Section 21.85.040 of the Municipal Code and the provisions of the Affordable
Housing Agreement.
(d) The Affordable Housing Agreement shall take precedence if the
requirements of the Robertson Ranch Master Plan are determined to be contrary to any affordable housing requirements of the Affordable Housing Agreement.
(3) Location of Affordable Housing Development: The inclusionary housing
obligation of the East Village of the Robertson Ranch Master Plan will be accommodated with the construction of affordable-rate housing units within Planning Area 15 or within other areas approved by the City. This location
was chosen for the East Village because of its location adjacent to the public
transportation available along Cannon Road and El Camino Real, and its proximity to the proposed City Park located in Planning Area 12. The actual number of affordable units will be based upon the number of approved and
constructed units within the Master Plan. More units than required by the
Affordable Housing Agreement, including affordable or market rate units,
may be constructed within PA 15. Units in Planning Area 15 could be constructed as apartments, condominiums, duplexes, townhomes or six-plexes.
The inclusionary housing obligation of the West Village of the Robertson
Ranch Master Plan will be met by the construction of the required affordable
units as apartment units, townhomes, condominiums, duplexes, or six-plexes within Planning Area 7 and/or 8,, and may be a combination senior/affordable
residential project, and/or mixed with market rate units. Planning Areas 7
and 8 were chosen due to their proximity to public transit on El Camino Real
and Cannon Road, proximity to the Village Center (Planning Area 11), and/or the primary access roads for each Village.
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-19
October 8, 2012
Affordable housing projects on Planning Areas 7 and/or 8 may be the subject of density increase and/or standards modification in accordance with the requirements of CMC Chapter 21.53.120 and/or any density bonus provisions
provided by state law and CMC Chapter 21.86. As a result of such density
increase that may be approved, a corresponding decrease in unit count in
another location on the West Village will be required, so as to not exceed the overall total maximum unit allocation for the West Village.
(4) Timing of Affordable/Inclusionary Units: The timing of the construction of
the required affordable units shall be in accordance of the provisions of the Affordable Housing Agreement entered into between the City and the property owners.
(5) Alternate Uses: Since Planning Areas 13 and 14 will be constructed with the
alternate residential uses identified by this Master Plan; the increase in total
number of units shall result in a corresponding increase in units affordable to lower-income households required for the respective village.
2. Open Space Plan
Approximately 181.8 acres or 45 percent of the total Master Plan consists of open space areas, including 161.8 acres of permanently preserved open space, a 2.9-acre water quality facility, a city park on 16.1 acres, and 3.0 acres of community
recreation lands. In addition, storm water detention basin “BJB” has been
constructed within Planning Area 23E. The open space provided by the Robertson Ranch Master Plan is consistent with applicable city ordinances, standards and policies, and complies with Federal and State habitat preserve policies.
The planning areas identified as open spaces are currently owned by Calavera Hills
II, LLC and the Robertson Family Trust. These natural and re-vegetated open spaces will be the subject of an open space conservation easement, to be recorded in conjunction with the final maps for the affected areas. The subject open spaces shall
remain in continued ownership of Calavera Hills II, LLC or Robertson Family Trust,
(or successors in interest) until they are transferred via fee title or easement to a
professional environmental management entity for permanent management as is required pursuant to an approved open space hardline agreement with the USFWS
and the City of Carlsbad.
All open space shall be provided consistent with the City’s General Plan, Open Space and Conservation Resource Management Plan, Growth Management Plan and adopted Habitat Management Plan and the open space areas shown within the Master
Plan Land Use Plan.
There are four categories of Open Space within the Robertson Ranch Master Plan: Open Space for the Preservation of Natural Resources; Open Space for Outdoor
Recreation; Open Space for Public Health and Safety; and Open Space for the
Managed Production of Resources (interim use of portions of Phase II, West Village).
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Robertson Ranch Master Plan Page II-20
October 8, 2012
These open space uses, with the exception of Managed Production of Resources
Open Space, are depicted on Figure II-4, Open Space and Recreation Plan. (a) Open Space for the Preservation of Natural Resources:
The Robertson Ranch Master Plan design is strongly driven by the City’s
adopted Habitat Management Plan (HMP), which identifies the site as an important component of the city’s overall open space preserve system.
The City of Carlsbad is a participant in regional resource conservation
planning efforts being undertaken in northern San Diego County pursuant to the California Natural Community Conservation Planning (NCCP) Act of 1991 and the California and Federal Endangered Species Acts (CESA and
ESA, respectively). This sub-regional plan is identified as the Multiple
Habitat Conservation Plan (MHCP). Under the umbrella-planning framework
of the MHCP, the City of Carlsbad has adopted a Carlsbad Sub-area Plan (HMP) that addresses land conservation issues.
The City of Carlsbad adopted HMP identifies the Robertson Ranch Master
Plan site as comprising a significant portion of “Zone 14” of the HMP. Zone 14 is considered an important component of the overall open space preserve system primarily because it contains “Link B,” a critical wildlife movement
corridor between the habitat located in “Core Areas” 2, 3, and 4. As indicated
in Figure II-5, HMP Focus Planning Areas, “Link B” traverses the project site. Additionally, the site contains approximately 71.6 acres of Diegan coastal sage scrub, riparian and chaparral habitat, including habitat used by
the California Gnatcatcher.
The project design preserves approximately 161.8 acres of open space on-site, including more than 67 percent of the existing 71.6 acres of Coastal sage scrub habitat, and riparian habitat, while accommodating “Link B” and
conforming to a permanent HMP Hardline Map (Figure II-6), in accordance
with U.S. Fish and Wildlife Agency requirements.
The approved HMP Hardline Map permanently establishes the north-south
trending components of “Link B” in an approximate 500 to 600-foot wide
corridor composed of Planning Areas 23B, 23C and portions of 23D.
Additionally, the project incorporates a 400 to 500-foot wide east-west oriented component of “Link B”, along the northern portion of the East
Village, which was not envisioned or included as part of the adopted HMP.
This portion of “Link B,” composed of Planning Areas 23D and 23E, crosses
under College Boulevard utilizing an existing, expanded to 12-foot wide, 6-foot high arched culvert.
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Robertson Ranch Master Plan Page II-24
October 8, 2012
(b) Open Space for Outdoor Recreation: The Robertson Ranch Master Plan provides for approximately 17.0 acres of
outdoor recreational areas. One City park site is provided which will be
developed by the City of Carlsbad. The park use proposed for Planning Area
12 is composed of approximately 16.1 gross acres. Park facilities anticipated to be developed by the City in Planning Area 12 include three soccer fields, a
tot lot, passive recreation areas, and parking. As required by the Planned
Development Ordinance, Chapter 21.45 of the Carlsbad Municipal Code,
active and passive recreational opportunities are required in the form of pocket parks and/or common recreation areas located in all Planning Areas, a centralized community recreation facility in Planning Area 19 on the East
Village, and a community recreation facility on Planning Area 4 of the West
Village. The exact size and location of all of the required recreation areas
shall be determined at the time of tentative map or development plan approval for each Planning Area.
A trail system consisting of both paved circulation element trails and unpaved
recreation element trails, as shown in Figure III-54, Pedestrian Circulation Plan, winds through the project open space and residential villages, and along Cannon Road, College Boulevard and El Camino Real. Where feasible,
pedestrian and bike trails also will be provided along internal roadways
adjacent to the project’s open space areas. The trail and sidewalk system provides access through the open space connecting to the parks, school and other land uses. The trail system is designed to limit access to the wildlife
corridors while permitting future connections with adjacent off-site unpaved
recreational trails, as well as circulation trails and sidewalks, in accordance
with the Citywide Trails Program. Both villages also will include a paseo system which forms the backbone of
the pedestrian circulation system. These landscaped paseos will feature
enhanced pedestrian walkways that are intended to minimize the conflict
between pedestrians and vehicular traffic. The landscaped pathways are supported by pedestrian sidewalks that offer connectivity within each village,
while a variety of unpaved trails will connect the villages to each other and to
adjacent communities.
(c) Open Space for the Managed Production of Resources:
Large portions of the Master Plan area have been in agricultural production
for many years. It is anticipated that portions of the West Village will continue in agricultural use until development begins on that portion of the Master Plan. Portions of the East Village will be removed from agricultural
production as areas develop. The preservation of natural open space lands as
well as manufactured slopes and other open areas will provide watershed
areas to aid in the recharge of groundwater supplies in the area.
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Robertson Ranch Master Plan Page II-25
October 8, 2012
(d) Open Space for Public Health and Safety:
Portions of the project site are being developed as storm water detention and water quality basins. Storm water detention basin “BJB” exists within
Planning Area 23E and was constructed concurrent with Cannon Road and
College Boulevard as required for the Calavera Hills development to the
north. Planning Area 20 shall be constructed as a water quality facility, and is intended to reduce the amount of contaminants in storm water run-off
reaching natural drainage courses downstream from the project site.
Native vegetation shall be preserved and, where necessary, enhanced on major project slopes. Where required by the City Fire Marshal, a fire protection plan shall be implemented as shown in Figure III-45, Fuel Modification Plan. Irrigation systems placed in the major project slopes shall
comply with the requirements of the City of Carlsbad Landscape Guideline
Manual.
3. Village Center
In conformance with the City General Plan designation for Zone 14 and the City
Growth Management Plan, the Robertson Ranch Master Plan designates Planning Area 11 as a 12.0-acre (net) site for development as a Village Center combining community facilities with commercial uses. The primary use of Planning Area 11
shall be a minimum of 8.0 acres of neighborhood commercial uses, as specified in
Section 21.26.010, Neighborhood Commercial Zone, of the Carlsbad Municipal Code. A maximum of 175,000 square feet shall be permitted as Community Facilities/Commercial retail joint use. In addition to these uses, PA 11 may
incorporate mixed-use residential units on the second story using units allocated to,
but not constructed in, the West Village or elsewhere on the project site.
Community Facilities requirements for the Robertson Ranch Master Plan are based on Section 21.25.070 of the Carlsbad Municipal Code which specifies that the
number of acres of Community Facilities required by master planned developments is
calculated as 2.0 acres, plus 1 percent of the unconstrained acreage of the site, as
depicted in the Local Facilities Management Plan (LFMP) constraints analysis for Zone 14. According to the LFMP calculations, the project site contains a total of
299.9 unconstrained acres, including the 5.7-acre Option Parcel. Therefore, the
maximum requirement for Community Facilities for the Robertson Ranch Master
Plan would be 1 percent of 299.9 acres (3.0) plus 2.0 acres, or a total of 5.0 acres of community facilities.
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Robertson Ranch Master Plan Page II-26
October 8, 2012
This total of 5.0 acres of Community Facilities will be provided in the West Village of the project. Up to 2.0 acres of the required 5.0 acres will be provided in Planning Area 2. The remaining 3.0 acres will be provided in Planning Area 11 and may be
adjacent to the commercial uses, integrated horizontally into the commercial project,
or an equivalent square footage can be integrated vertically into the commercial
project. Development of community facilities shall include child daycare, and may include an amphitheater, a church or place of worship, charitable services, social
clubs, community garden, urban farm, farmer's market or other community facility
uses conditionally permitted under Section 21.25 of the Carlsbad Municipal Code or
as listed in the regulatory provisions for Planning Area 11. The community facilities also may include the relocation of the Robertson Ranch House and creation of a museum or similar public-oriented use as may be approved by the City.
The consolidation of community facilities and neighborhood commercial uses within
a single planning area is intended to reflect the Ahwahnee Principles, which encourage the establishment of a “center focus” that combines commercial, civic, and cultural uses. Also in conformance with the Ahwahnee Principles, this center focus
will encourage the attention and presence of people, and will be located within easy
walking distance of transit stops and the residences it will serve. As indicated above, a mixed-use residential component is a permitted use for Planning Area 11. Smart growth techniques and Ahwahnee Principles both encourage a mixture of residential,
commercial, and community facilities uses in order to promote walkability and to
provide for increased activity at the community focal point. In order to promote Planning Area 11 as a center focus within the West Village, a variety of innovative design techniques will be encouraged, such as the vertical integration of the
commercial and community facilities components.
The Robertson Ranch Master Plan also promotes flexibility in interpreting the required minimum area for each use, such that the area requirements for each use will be calculated separately. For example, where neighborhood commercial and
community facilities uses occupy the same building, the calculation of area shall be
based on the amount of square footage within the building that is dedicated to each
use. Approximately 37 percent of the floor area would be dedicated to community facilities uses, unless community facilities uses are provided in other alternative
Planning Areas, as provided for by the Master Plan. Additionally, credit for shared
parking facilities or other common areas shall be applied to both the commercial and
community facilities components in determining compliance with the minimum area required for each use. This flexibility will permit the Robertson Ranch Master Plan to achieve a creative integration of uses which could not be accomplished if separate
planning areas were created for the commercial and community facilities
components.
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Robertson Ranch Master Plan Page II-27
October 8, 2012
4. Public Parks and Community Facilities In conformance with the City General Plan designation for Zone 14 and the City
Growth Management Plan, the Robertson Ranch Master Plan designates a
Community Park site within Planning Area 12 to be developed by the City. Planning
Area 12 is composed of 16.1 gross acres and is located near the intersection of Cannon Road and El Camino Real. Additionally, the City of Carlsbad purchased 2.0
acres within the Planning Area 12 Park site for the purpose of constructing a fire
station.
5. Community Recreation
In addition to the community park, Chapter 21.45 of the Carlsbad Municipal Code
also requires the provision of a minimum of 200 square feet (net) of community
recreation facilities for each courtyard residential and single-family residential lot that measures less than 7,500 square feet in size. Chapter 21.45 of the City’s Zoning Code requires that the required community recreation facilities be provided in the
form of common passive recreation areas, and active facilities such as tennis courts,
horseshoe pits, or a children’s playground equipment area. Multifamily planning areas also are subject to community recreation requirements as specified by this Master Plan, including a requirement for 100 square feet of passive and active
recreation areas per unit to be provided on-site within the planning area. If
constructed as condominiums, an additional 50 square feet per unit shall be required and may be provided either on-site within the planning area or off-site within the centralized recreation facilities in Planning Areas 4 or 19.
In addition, and in accordance with the Ahwahnee Principles, centralized recreation
facility measuring no less than 1.0 net acre will be provided for each Village within Planning Areas 4 and 19. Any area provided in Planning Areas 4 and 19 in excess of 1.0 net acres may be credited toward the community recreation requirement of any
Planning Area within the respective Village, provided no less than 10,000 net square
feet (total net square footage may be achieved through a consolidation of several
smaller recreation areas within a single planning area) of community recreation area is provided within each single-family and courtyard residential Planning Area and no
less than 100 square feet per unit is provided within each multifamily Planning Area.
Table II-4, Community Recreation Requirements, depicts the amount of community
recreation facilities required for each village of the Master Plan. One exception to the on-site 10,000 square foot minimum is Planning Area 13, which will provide a minimum 5,200 square feet of recreation area due credit given to its adjacency to the
PA 12 Community Park.
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-28
October 8, 2012
The East Village contains a 2.0-acre community recreation facility within Planning Area 19. In addition, minimum 10,000 net square foot community recreation areas will be provided within each single-family and courtyard residential Planning Area
that is subject to the Planned Development Ordinance (PDO), and no less than 100
square feet per unit of community recreation area will be provided within the
multifamily neighborhood (PA 15). As indicated in Table II-4, the maximum 3.06 net acres required within the East Village exceeds the community recreation
requirements of Section 21.45 of the Carlsbad Municipal Code. The 2.0-acre
centralized community recreation area provided within Planning Area 19 will serve
all residential neighborhoods of East Village, and will include both active and passive recreation facilities which could include a recreational building, patio veranda for gatherings, swimming pool, spa, tennis court, tot lot, basketball court, shuttle board,
horse shoes, and parking. The common recreation areas within each of the East
Village planning areas will serve the Robertson Ranch Master Plan residents located
in the East Village and may include active recreation facilities as well as passive recreation areas, including open turf play area, basketball court, shuttle board, horse shoes, barbeque area, picnic tables, bench seating, and a periphery decomposed
granite trail.
Community recreation facilities as required by the Planned Development Ordinance also will be provided within the West Village of the Master Plan. As indicated in
Table II-4, the West Village of the Master Plan will exceed the community recreation
requirements for the neighborhoods within the West Village with the provision of up to 3.37 net acres of community recreation facilities. Community recreation facilities within the West Village include a minimum 1.0 net acre community recreation
facility within Planning Area 4. In addition, at least 10,000 square feet of community
recreation area will be provided within each single-family Planning Area that is
subject to the PDO, while no less than 100 square feet per unit of community recreation area will be provided within each multifamily neighborhood, with the exceptions as listed above. The community recreation facilities within Planning Area
4 shall include passive and active facilities and shall include tables and benches
and/or outdoor seating areas. The exact size and location of all of the required
recreation areas shall be determined at the time of tentative map or development plan approval for each Planning Area.
6. RV Storage
Section 21.45.060 of the Carlsbad Municipal Code (General Requirements for Planned Development) requires that a minimum of 20 square feet of RV Storage Area be provided for each dwelling unit in a planned development (note that rental
apartment units are not included in the RV Storage Calculation). Of the total project
dwelling units, a maximum of 320 of the dwelling units located in the East Village
and 272 of the units on the West Village of the Robertson Ranch Master Plan are subject to Section 21.45.060, which results in a total maximum requirement of
approximately 0.27 acre, excluding drive lanes, for the Master Plan.
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-29
October 8, 2012
Planning Area 22 located in the East Village, is intended to accommodate the entire
RV storage obligation for the Master Plan area. The Planning Area 22 RV storage lot shall be made available to residents of Robertson Ranch and shall be managed by the East Village HOA or their designate.
RV storage shall be subject to the development standards of the Carlsbad Municipal
Code Sec. 21.42.140.B.120. RV Storage shall be provided concurrent with the occupancy for residential (for sale) neighborhoods.
7. Water Quality Facility
Planning Area 20 is designated as a 2.9-acre Water Quality Facility designed to control storm water runoff volume and quality. Storm water traversing Planning Areas 14, 15, 16, 17, 18, 19, 21, and 22 will be directed to Planning Area 20, where
the water will be bio-treated in accordance with best management practices for storm
water management. Landscaped biological water quality treatment swales for the
West Village may be provided within the low-lying El Camino Real setback area on Planning Areas 7 and 8. The unloaded parking lane of single-loaded streets may also be modified to accommodate linear biological swales for water quality treatment.
8. Roadways The Robertson Ranch Master Plan requires the construction of approximately 8.0
acres of roadways to provide access within the community. An additional 12.8 acres
of roadways within the Robertson Ranch Master Plan boundaries (Cannon Road and
College Boulevard) have been completed pursuant to the development requirements of the approved Calavera Hills Master Plan located adjacent to the north. The
Robertson Ranch Master Plan will be responsible for completing the construction of
the outside lanes, medians and final landscaping for these two General Plan
roadways. The on-site project network of roadways will account for less than 3 percent of the total project area. The on-site traffic will be conveyed by a hierarchical circulation system, which ranges in right-of-way widths from 96 feet (Street “Z”) to
56 feet (cul-de-sacs), and shall be designed to comply with City Standards. The
precise design and alignment of project roadways will be delineated by tentative tract
maps, which shall be subject to review and approval by the City of Carlsbad.
Improvements to El Camino Real shall be made as part of the Robertson Ranch
Master Plan West Village development, including a third lane and right turn pocket
onto Tamarack Avenue. Outside lanes, medians and final landscaping shall be constructed on Cannon Road and College Boulevard as part of East and West Village development.
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-30
October 8, 2012
Table II-4 Community Recreation Requirements
PLANNING AREA DWELLING UNITS
TOTAL COMMUNITY RECREATION REQUIRED
ANTICIPATED ON-SITE
COMMUNITY RECREATION
AREA
REMAINING COMMUNITY
RECREATION REQUIREMENT
TOTAL COMMUNITY
RECREATION AREA REQUIRED BY
MASTER PLAN
WEST VILLAGE
3 85 17,000 s.f. 17,000 s.f. 0 s f. 17,000 s.f.
4 -- -- N/A N/A 43,560 s f.
5
6 87 17,400 s.f. 17,400 s.f. 0 s f. 17,400 s.f.
7 116 11,600 s.f. 11,600 s f.
7 0 s f. 11,600 s.f.
8 248 37,200 s f 37,200 s f.
7 0 s f. 37,200 s f
9/10 74 14,800 s.f. 14,800 s.f. 0 s f. 14,800 s.f.
13 26 5.200 s f. 5,200 s f. 0 s f. 5,200 s f.
Total West
Village
636 103,200 net s f. (2.37 net acres) 103,200 net s f. (2.37 net acres) 0 net s f. (0.0 net acres) 146,760 net s f. (3.37 net acres)
EAST VILLAGE
14 16 3,200 s f. 0 (Credit for PA 19) 0 (Credit for PA 19) 0 (Credit for PA 19)
15 78 11,700 s.f. 7,800 s f. 3,900 s.f. 11,700 s.f.
16 85 17,000 s.f. 10,000 s.f. 7,000 s.f. 17,000 s.f.
17 109 21,800 s.f. 10,000 s.f. 11,800 s.f. 21,800 s.f.
18 110 22,000 s.f. 10,000 s.f. 12,000 s.f. 22,000 s.f.
19 -- -- N/A N/A 43,560 s f.
5
21 84 16,800 s.f. 10,000 s.f. 7,400 s.f. 17,400 s.f.
Total
East Village
482 92,500 net s.f.
(2.12 net acres)
47,800 net s.f.
(1.10 net acres)
42,100 net s f.
(0.97 net acres)
133,460 net s f.
(3.06 net acres)
NOTES:
1. Dwelling Units shown reflect those Planning Areas subject to community recreation requirements. 2. Values depicted on this table are net square footage, as required by the Planned Development Ordinance, based on 200 square feet/unit for single-family and courtyard residential Planning Areas and 150 sf//unit for multifamily Planning Areas. Apartment project are required at 100 square feet per unit. 3. A minimum of 75% of the total community recreation requirement shall be provided as active recreation areas. 4. With the exceptions of Planning Area 13, no community recreation area shall be less than 10,000 square feet within any courtyard
residential or single-family Planning Area subject to the PDO, nor shall less than 100 square feet of community recreation space per dwelling unit be provided within any multifamily Planning Area. The minimum 10,000 square feet can be achieved as a combination of smaller recreation areas. 5. Any area provided in Planning Areas 4 or 19 in excess of the Base Master Plan Community Recreation Requirement of 1.0 net acre per Village may be applied toward the Remaining Community Recreation Requirement. Alternatively, the Remaining Community
Recreation Requirement may be met on-site within the Planning Area. 7. This table assumes all units within these planning areas will be for-sale units and will be subject to the PDO (except where modified by this Master Plan). However, Multifamily rental units are not subject to the PDO and for multifamily rental units, the Minimum On-Site Community Recreation Area Requirement (i.e., 100 square feet per unit) shall apply. 8. In the event that the Common On-Site Recreation Area in any particular West Village Planning Area is less than that shown above, in the
Anticipated column, then Planning Area 4 facilities shall be increased in size by a corresponding amount.
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-31
October 8, 2012
F. General Provisions
1. Growth Management
The Robertson Ranch Master Plan shall comply with all provisions of the Carlsbad
Municipal Code, Section 21.90 (Growth Management Program). The Master Plan
developer or the developer of any portion of the Master Plan, by pulling building permits pursuant to the Master Plan and the Local Facilities Management Plan
(LFMP) and the Finance Plan, agrees that all of the dedication and other public
facility requirements imposed as a condition of the Zone 14 LFMP and the Finance
Plan, are reasonably necessary to serve the needs of the development for which the building permits are required.
The Growth Management Ordinance provides “Growth Management Control Points”
which determine the maximum number of dwelling units permitted for a given area.
Pursuant to the LFMP for Zone 14 and the Growth Management Ordinance, a constraints analysis was performed for the Robertson Ranch Master Plan which
determined that, based on the Growth Control Points for LFMP Zone 14 and the
amount of unconstrained lands on-site, the maximum number of units permitted
within the Master Plan is 983. Of these units, 476.5 are allocated to the East Village and 506.5 are allocated to the West Village, although the number of units allocated to each Village may change if units are transferred between Villages.
However, 171 units have been allocated to the Master Plan from the City’s Excess
Dwelling Unit Bank per the Alternative Use scenario. Any additional requirements for affordable units, restrictions, or conditions associated with the provision of these
171 units shall be applied only to the Village in which the units are to be constructed.
Additional requirements for 56 moderate-priced units shall be required in the West
Village, pursuant to an affordable housing agreement however these units are included in the 203 unit calculation from the Excess Dwelling Unit Bank.
2. Maximum Number of Dwelling Units
As discussed above, the number of dwelling units permitted within the Robertson Ranch Master Plan shall be 1,154 units, based on the Growth Control Points and
constraints analysis established by the LFMP for Zone 14 and the provision of
additional units pursuant to Section 21.90.045 of the Carlsbad Municipal Code. These residential uses shall be distributed within the Master Plan area as shown in Table II-2, Detailed Land Use Summary.
3. Transfer of Dwelling Units
Density transfers within the Master Plan are permitted, but are subject to the
following conditions:
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-32
October 8, 2012
• Units may be transferred between Villages or between residential planning
areas within a village, provided however: a) that the transfer of units was addressed within the adopted Master Plan as an alternative use for the Planning Area(s) proposed to increase in density; b) the transfer does not
result in the net density of any Planning Area being increased greater than 10
percent of the density stated in the Master Plan; and c) the transfer does not
result in the density of a Planning Area to fall below the density range of its General Plan land use designation. The overall unit count of the project shall
not exceed the maximum number of units provided for by this Master Plan
regardless of the above density transfer provisions except as otherwise
provided by Chapter 21.86 of the Carlsbad Municipal Code.
• Only those Planning Areas that are designated for residential use by this Master Plan may receive transferred units, including Planning Area 11.
• If units are transferred between Villages, then the affordable housing
obligation and recreation requirements for each Village shall be revised
accordingly.
• As discussed in Section V, MASTER PLAN IMPLEMENTATION MEASURES, a
Minor Master Plan Amendment shall be required for each proposed transfer of density of 10 percent or less within the Master Plan and a Major Master
Plan Amendment shall be required for density transfers exceeding 10 percent.
4. Option Parcel – Not a Part (N.A.P.)
Approximately 5.7 acres of land located between Planning Areas 22 and 23F is
shown on the Master Plan exhibits as being Not a Part and is identified as the Option
Parcel. Ownership of this Option Parcel was transferred to the Rancho Carlsbad Home Owners Association (RCHOA) in 2011 and the area has been designated Open Space.
5. Unplanned Area
Planning Area 22 was designated in the original Master Plan approvals as an
“Unplanned Area” with the intent that final Land Use designations would be
determined upon the completion of a comprehensive land use study for Planning
Area 22 and the adjacent “Option Parcel.” This work was accomplished in 2010, and Planning Area 22 has been officially designated in the Master Plan for Office, RV
Storage, and open space land uses.
6. Recordation
Notice of the approval of the Robertson Ranch Master Plan by the City Council of the
City of Carlsbad shall be recorded with the County of San Diego Recorders Office.
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-33
October 8, 2012
7. Non-Vesting of Rights
Master development plans shall be evaluated in accordance with Municipal
Ordinances and Policies in force at the time said plans are before the Planning Commission and the City Council for approval. Pursuant to Section 21.38.030(d), where a conflict in development standards or regulation occurs, the provisions of this
Master Plan shall take precedence. With the exception of the rights inherent in an
approved Vesting Tentative Map or an approved Development Agreement, approval
and construction of a part of the development pursuant to this Master Plan shall not vest any rights in the balance of the Master Plan nor create any vested rights for the
approval of any subsequent developments.
8. Mitigation Monitoring
All mitigation measures specified in the Robertson Ranch Master Plan EIR (EIR 03-
03) and Mitigated Negative Declaration for the Robertson Ranch Master Plan West
Village Update, and in the approving resolutions shall be complied with in their entirety at the appropriate time of implementation. A mitigation monitoring program shall be included as an attachment to the resolution certifying the Robertson Ranch
Master Plan EIR. Mitigation measures shall be identified, required and implemented
based on the Village (East or West) in which the mitigation is required.
9. Condition Validity
If any condition for construction of any public improvements or facilities, or the
payment of any fees in lieu thereof, imposed by this approval or imposed by law on this project are challenged, this approval shall be suspended as provided in
Government Code Section 66020(c). If any such condition is determined to be
invalid this approval shall be invalid unless the City Council determines that the
project without the condition complies with all requirements of law.
10. Dedications
All land/or easements required by ordinance for this Master Plan for public streets, open space, recreational purposes and public facility purposes shall be granted to the
City of Carlsbad without cost to the City and free of all liens and encumbrances,
subject to the limits set forth in State Law. Except that land dedicated for public
parks in excess of the parkland dedication requirement may require fair market compensation by public agencies, or as specified in a Parkland Dedication Agreement.
11. Availability of Public Services
Approval of this plan does not constitute any guarantee that individual developments
within the Master Plan area will be approved nor that the availability of public
facilities and services will necessarily coincide with the developer’s timetable for
construction. Availability of public services will be evaluated in the context of subsequent individual approvals.
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-34
October 8, 2012
12. Grading/Hillside Development Ordinance
All development within the Robertson Ranch Master Plan shall comply with the
standards contained within the City’s Hillside Development Regulations (Chapter
21.95 in the City’s Municipal Code), unless modifications to the provisions of Section 21.95.120 have been approved in accordance with Section 21.95.140, “Modifications to the development and design standards.” Accordingly, prior to
development on portions of the property with existing slopes of 15 percent or more
and an elevation differential greater than 15 feet, a Hillside Development Permit is
required and shall be obtained in conjunction with the development entitlements package for the particular Planning Area or areas. A slope analysis has been
performed for the project site and Figure II-7, Steep Slope Map, indicates the
locations of steep slopes on the site. As indicated on Figure II-8, Conceptual
Grading Plan, no grading or development is proposed on slopes no associated with a roadway which comprise a prominent landform with a gradient of over 40 percent which is more than 15 feet high or more than 10,000 square feet in size.
Additionally, when submitted, final grading plans will conform to the approved
Tentative Map which shall be in compliance with the Hillside Development and
Design Standards, Section 21.95.120 (B), (C) and (D) of the Zoning Code. A detailed analysis of the Master Plan’s compliance with the Hillside Development Ordinance is
contained in the FEIR for the Robertson Ranch Master Plan, and a summarized
analysis is provided in Appendix C, Robertson Ranch Master Plan Hillside
Development Consistency Analysis, of the Master Plan. The following guidelines are intended to ensure appropriate grading designs for the
grading and development of the individual planning areas within the Master Plan.
a) Grading plans shall conform to the requirements of Chapter 15.16 of the Carlsbad Municipal Code and the City of Carlsbad Design Guidelines
Manual. Mass and precise grading plans will be prepared in accordance with
the Municipal Code for review by the City Engineer.
b) Grading shall be in compliance with the policies of the City’s Hillside Development Ordinance, Chapter 21.95 of the Carlsbad Municipal Code
unless modified in accordance with Section 21.95.140. Landscape screening,
landform plantings, perimeter slope edge building setbacks and hillside development architectural guidelines shall apply in locations of high visibility, and where otherwise not excluded pursuant to Chapter 21.95.
c) As a requirement of the grading permits and subject to the approval of the
City Engineer, fills in cut slopes shall be stabilized consistent with recommendations included in the geotechnical report. Over-excavation may be required, below the depth of the lowest utility line for street areas exposing
hard rock. Grading and blasting activities, if required, (specifically, ripping
and blasting of boulders) shall conform to the recommendations outline in the geotechnical study, City of Carlsbad Grading Ordinance and San Diego County Blasting Ordinance as they apply.
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-35
October 8, 2012
d) General Construction Activity Storm Water Permits shall be obtained from
the State Water Resources Control Board (SWRCB) prior to project implementation. Such permits are required for specific (or a series of related) construction activities which exceed one acre in size and include provisions to
eliminate or reduce off-site discharges through implementation of a Storm
Water Pollution Prevention Plan (SWPPP).
e) Specific SWPPP provisions include requirements for erosion and sediment
control, as well as monitoring requirements both during and after
construction. Pollution control measures also require the use of best available
technology, best conventional pollutant control technology, and/or best management practices to prevent or reduce pollutant discharge (pursuant to SWRCB definitions and direction).
f) Post-construction erosion control measures shall be implemented where
proposed disturbance is adjacent to or encroaches within existing drainage courses and project runoff velocities exceed 6 fps.
g) Final project design shall incorporate all applicable BMPs contained in the
City and State Best Management Practices to be considered in the Development of Urban Stormwater Management Plan. Specifically, these may include measures such as the use of detention facilities, retention
structures, infiltration facilities, permeable pavements, vegetation controls,
discharge controls, maintenance (e.g., street sweeping), and erosion controls. Landscaped biological water quality treatment swales may be provided within setback areas if approved by the City Engineer. The unloaded parking lane of
single-loaded streets may also be modified to accommodate linear biological
swales for water quality treatment.
h) Surface drainage shall be designed to collect in pollution control facilities and discharge runoff into natural stream channels or drainage structures. All
project-related drainage structures shall be adequately sized to accommodate
100-year flood events (or other storm events pursuant to direction from the
City Engineer).
i) Grading for the portion of Planning Area 23C adjacent to Planning Area 11
shall consist of a 5:1 re-vegetated manufactured slope, consistent with the
Conceptual Grading Plan, as depicted on Figure II-8, and the Landscape Guidelines presented in Section III.B.4 of this Master Plan. Grading for this slope may occur prior to the transition of the West Village to its final land use
designation.
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-36
October 8, 2012
13. Location of Improvements
The location of street, utilities, and other land use related improvements should be
considered conceptual and approximate on all map contained within the Master Plan document. The precise location of all improvements will be established through the approval of the Tentative Map and Site Development Plans. These precise locations
shall be consistent with the generalized locations shown on the exhibits in the Master
Plan.
14. Landscaping
A conceptual or preliminary landscape and irrigation plan shall be approved with the
Tentative Tract Map. A Final Landscape Plan shall be approved by the Planning Director prior to approval of the final map, or the issuance of grading or building
permits for each Planning Area, whichever occurs first. The detailed landscape plans
shall be consistent with the Final Map, the grading permit, and the landscape concept
plan approved in conjunction with the Planning Area discretionary approval.
15. Noise
A noise study shall be provided for all future residential projects fronting on arterial roadways per the requirement of the Carlsbad Noise Policy, Planning Division Policy No. 17 and consistent with the requirements of the Robertson Ranch Master Plan EIR
03-03. All future residential units subject to the policy shall be buffered from noise
per the requirements of this policy, the recommendations of the noise study prepared
in conjunction with the EIR, and noise studies completed for each project that fronts on or is adjacent to an arterial roadway.
16. Homeowners’ Association
a) Master Homeowners' Association
The developers of each of the two Villages shall establish a Master
Homeowners’ Association (Master HOA) and corresponding covenants, conditions and restrictions (CC&Rs) for each village. The Master HOA shall
include representation from all neighborhood areas within the respective
Village. The Master HOAs for each Village may be combined at some time in
the future, but it is not a requirement of this Master Plan. Said Master HOA CC&Rs shall be submitted to and approved by the City Planner prior to approval for the first final map for each respective Village. Prior to the first
certificate of occupancy, the State will require establishment of the Master
Homeowners’ Association. The Master HOA shall have the authority to
implement the Master CC&Rs. These CC&Rs shall control the private uses, design maintenance and development standards for the areas common to the
Village community. The Master CC&Rs shall state expressly that the property
is subject to the provisions of the Master Plan. It shall also indicate that the
City shall have the right but not the obligation to enforce the provisions of this Master Plan through normal, enforcement procedures if the City Council
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-37
October 8, 2012
determines such enforcement is necessary to protect the public welfare and may
assess homeowners for the costs incurred therein. The Master CC&Rs shall prohibit the storage or parking of recreational
vehicles within any of the neighborhoods having a minimum lot size of less
than 7,500 square feet, except in the approved RV storage area.
The Master HOA or Sub-Association(s) shall control the operation and
maintenance of the entry features, common slopes, arterial parkways and other
common features identified in the Master Plan. The Master HOA shall also be
responsible for the maintenance of the open space and trail system, except as may be maintained by the conservancy manager or the City. Fire suppression zones within open spaces shall be located within separate Master HOA or Sub-
Association maintained open space lots.
A separate HOA, other entity, or either Master HOA, shall control the operation and maintenance of the Recreational Vehicle (RV) Storage Area as identified in the Master Plan. This HOA or entity shall be responsible for the security, daily
operation, and routine maintenance of the RV Storage Area. The developer of
this RV Storage Area shall prepare CC&Rs or other operating agreement. Said CC&Rs or other operating agreement shall be submitted to and approved by the Planning Director prior to issuance of a grading permit for the RV storage area.
This homeowners’ association or entity shall be responsible for the
maintenance of common facilities only within the limits of this RV Storage Area.
b) Homeowners' Sub-Associations
In addition to being members of the Master HOA, all residentially developed
properties within the Master Plan boundaries that include attached multifamily units/condominiums may be members of a Homeowners’ Sub-Association and subject to CC&Rs for the Sub-Homeowners’ Association.
Said CC&Rs shall be submitted to and approved by the Planning Director prior
to Final Map approval. The sub-area homeowners’ association shall be responsible for the maintenance of common facilities only within the limits of
this residential condominium project. If apartment projects are developed in
Planning Areas 7, 8 and/or 15, they will be managed by the project owner and
do not require a sub-HOA and need not be covered by the Master CC&Rs.
300 6001500
STEEP SLOPE MAPRobertson Ranch
FIGURE NO. II-7
PAGE II-38MASTER PLAN
Robertson Ranch II. DETAILED PLAN DESCRIPTION
Robertson Ranch Master Plan Page II-40
October 8, 2012
c) General Provisions Applicable to All Associations
(1) The master developer of each Village and the developer of any of the aforementioned residential planning areas shall provide the Planning Division
with a recorded copy of the official CC&Rs that have been approved by the
Department of Real Estate prior to the issuance of the first Certificate of
Occupancy within the affected planning area. This requirement shall not apply to models occupied as sales offices and model homes.
(2) Architectural Review Board. The Master HOA shall establish a Village
Architectural Review Board or a series of Neighborhood Architectural Review
Boards. Sub-Associations may also establish Architectural Review Boards. Each Architectural Review Board shall be responsible for the review and approval of all room additions, patio covers, decks, patios and other structure
requiring a building permit within the Village, with appropriate exceptions for
the developer and master developer. No plans will be reviewed by the City
unless they have first been approved by the Architectural Review Board. The appeal process for Architectural Review Board decisions shall be described in the Master CC&Rs.
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-1
October 8, 2012
III. DEVELOPMENT AND REGULATORY PROVISIONS
A. Development Standards and Land Use Regulations
1. Purpose and Applicability of Standards
The purpose of the development standards is to support the goals and objectives of the
Robertson Ranch Master Plan project by describing the design elements that will be shared and interpreted by the two villages within the project, including basic grading, architectural
and landscape concepts, site design criteria, fencing, signage, and lighting concepts. Each of
these elements will have an integral part in providing a sense of continuity throughout the
Master Plan community. These elements establish the overall character of the community and are described in detail below.
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-2
October 8, 2012
2. Development Standards
a) Planning Area 1 - Open Space - Site Zoning Regulations and Criteria (see Figure
III-1, Planning Areas 1 and 2)
Planning Area 1 consists of approximately 22.0 gross acres, which will be maintained
as protected open space along the western edge of the West Village. Planning Area 1
is situated between Street "Y" on the east, and the Tamarack Avenue and El Camino
Real frontage along the west and south.
Description
The land within Planning Area 1 is intended to be maintained consistent with the
requirements of the adopted Carlsbad Habitat Management Plan, in a manner which
is consistent with the maintenance and management of Planning Areas 23A, 23B and
23C within the West Village.
The purpose of this planning area is to provide conservation of vegetated open space
for the western area of the project.
Implementation of Master Plan Vision and Goals
• General Plan Land Use Designation: OS (Open Space)
Final Land Use Regulations
• Underlying Zone Designation: O-S (Open Space)
Allowed Uses
• Agricultural uses, as defined by Chapter 21.07 of the Carlsbad Municipal
Code, are permitted, subject to the requirements of Chapter 21.07. This
Master Plan does not allow any other development within these Planning
Areas other than slope grading for adjacent development, roads, trails, and public utilities within designated utility corridors.
• Natural and Revegetated Open Space
• Trails and maintenance roads
• Native landscape revegetation
• Water Quality basins as required by the City of Carlsbad
• Crib and retaining walls as necessary along the frontage of El Camino Real
and as needed to remediate geotechnical issues and to avoid grading into
areas of sensitive biology
• Storm drains and other public and private infrastructure
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-3
October 8, 2012
• Planning Area 1 shall be maintained as open space. Grading is allowed as
necessary in order to construct the necessary roadway improvements at Street "Y" (Tamarack Connection) and El Camino Real. A crib wall and
other related structures related to slope construction and slope drainage are
allowed along the El Camino Real frontage.
Development Standards
• Disturbance into Planning Area 1 arising from construction activities
required to support development of adjacent Planning Areas shall be avoided to the degree possible, except as indicated for the improvements
identified in this chapter.
• Restoration with native vegetation of areas disturbed by grading or
construction, or enhancement of ruderal or agricultural areas is
encouraged. Restoration plans for open space areas within the HMP Hardline shall be subject to review by the appropriate wildlife agencies. Restoration programs may include coastal sage scrub, freshwater marsh or
wetland habitats. To the degree possible, the revegetation shall mimic the
adjacent native habitats.
• The fill slope supporting the west side of Street "Y" shall be revegetated with coastal sage scrub habitat.
• The retaining or crib wall to be constructed along the El Camino Real frontage within Planning Area 1 shall be constructed of natural-appearing
rock face materials, or alternatively shall be a "crib" design, revegetated
with natural upland habitats.
• Development areas adjacent to the Planning Area 1 open space shall address the adjacency standards of the Carlsbad Habitat Management Plan, including; fire management, erosion control, landscaping restrictions,
fencing, signs and lighting, and predator and exotic species control, as
necessary.
• Erosion control shall be employed on all graded areas within Planning
Area 1.
• Revegetation shall prohibit the use of non-native, invasive plant species in the landscape palette. This shall include both container stock and
hydroseed material.
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-4
October 8, 2012
Special Design Criteria
1. Maintenance of the open space within Planning Area 1 shall be the responsibility
of an organization with expertise in the management of natural open space preserves.
2. A water quality basin shall be constructed within Planning Area 1 however effort shall be made to avoid impacts to jurisdictional waters of the U.S to the degree
feasible.
3. If retaining walls in excess of 3-feet in height are required along El Camino Real, such walls shall be designed to resemble natural rock or bluff face.
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-6
October 8, 2012
Planning Area 2 – Community Facilities - Site Zoning Regulations and Criteria, (see
Figure III-1; Planning Areas 1 and 2.
Planning Area 2 will be developed as a Community Facilities (CF) site and will be accessed from the signalized intersection at Kelly Drive and El Camino Real. The
total gross acreage provided for Planning Area 2 is 2.3 acres. The Community
Facilities may be subject to the approval of a Special Use Permit or a Conditional Use Permit, depending upon the actual development proposed. Community Facilities requirements for the Robertson Ranch Master Plan are based on Section 21.25.070 of
the Carlsbad Municipal Code (CMC) but are modified per this Master Plan.
b) Description
Up to 2.0 acres of the required 5.0 acres of Community Facilities will be provided in Planning Area 2. Development of community facilities within Planning Area 2 may include child daycare, a church or place of worship, charitable services, social clubs,
a community garden, urban farm, farmer's market or other community facility uses
conditionally permitted under Section 21.25.040 of the Carlsbad Municipal Code or as listed in this Master Plan.
The purpose of this Planning Area is to provide for Community Facilities which
benefit the community of Robertson Ranch as a whole by satisfying social, human, service needs.
Implementation of Master Plan Vision and Goals
• General Plan Land Use Designation: CF (Community Facilities)
Final Land Use Regulations
• Underlying Zone Designation: C-F (Community Facilities )
Not Applicable.
Product Type
Special Use Permit (El Camino Real Scenic Corridor)
Required Development Permits
Minor Conditional Use Permit unless specified as a Major CUP for uses listed in
Table A in CMC Chapter 21.25.
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-7
October 8, 2012
Planning Area 2 shall be developed as a Community Facilities site, which will
provide community-oriented uses, consistent with those allowed per CMC Chapter 21.25. The community facilities designation shall be subject to the requirements and
time frames stipulated in Section 21.25.030 of the Carlsbad Municipal Code.
Development Standards.
No building in the C-F zone shall exceed a height of thirty-five feet and three levels if a minimum roof pitch of 3:12 is provided or twenty-four feet and two levels if a roof pitch less steep than 3:12 is provided. Architectural projections may be allowed
pursuant to Section 21.46.020 of the Carlsbad Municipal Code. Development
standards for this planning area shall be in accordance with the requirements of CMC
Chapter 21.25.
Allowed
Uses • Child daycare (Required Use)
• Adult and/or Senior daycare
• Church
• Social club
• Dog park
• Community garden.
• Urban farm/Vegetable stand
• Farmers Market
• Uses listed in Table A in CMC Section 21.25
• A 50-foot structural setback shall be provided along El Camino Real.
Parking may be located within the rear 25 feet of the setback.
Setbacks
• A minimum of 50 percent of the required setback that is located closest to
El Camino Real shall be landscaped to enhance the street scene. Project perimeter walls shall not be located in the landscaped buffer. The setback
shall be commonly owned and maintained by the Master HOA.
1. Landscaping in areas adjacent to open space (Planning Area 23A) shall be compatible with adjacent vegetation.
Special Design Criteria
2. Lighting adjacent to Planning Area 23A shall be selectively placed, shielded, and directed away from adjacent land uses.
3. Signage may be provided in the areas depicted on Figure III-27; Key to Entries,
Signs and Edge Conditions, pursuant to the Carlsbad Municipal Code Section
21.41.
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-8
October 8, 2012
c) Planning Area 3– Single Family – Site Zoning Regulations and Criteria (see
Figure III-2, Planning Area 3)
Planning Area 3 consists of approximately 17.1 gross acres and is allocated 85 single-family homes on minimum 4,000 square foot lots. Access to Planning Area 3 will be
provided from Street “Y” (Tamarack Connection) to the west, and a collector road
extending from Street “Z” to the south and east. A perimeter road shall be provided along the west and south sides of the planning area adjacent to the open space, which will serve as the fuel modification zone for this Planning Area.
Description
Development of Planning Area 3 will require approval of a Planned Development
Permit pursuant to the procedures identified in the City’s Planned Development Ordinance, Carlsbad Municipal Code Chapter 21.45. Development standards shall be pursuant to the Planned Development Ordinance unless modified by the Master Plan.
Where there are conflicts between the requirements specified in Chapter 21.45 and
the requirements of this Master Plan, the Master Plan requirements shall prevail, unless implementation of those requirements results in hazards to the health and safety of residents, guests or other persons.
The purpose of this planning area is to provide for a unique small lot single-family neighborhood that will create a sense of place within the Robertson Ranch Master Plan. Planning Area 3 will provide single family homes on 4,000 square foot lots that
will be connected by pedestrian and bicycle trails.
Implementation of Master Plan Vision and Goals
The Ahwahnee Principles have been incorporated into the design of this Master Plan. Housing, jobs, daily needs and other activities are all within the Master Plan and are
an easy walking/biking distance from this planning area. Transit stops are also
located close by on El Camino Real. In order to help promote the Master Plan’s goal
of pedestrian connectivity, a pedestrian trail will be provided within Planning Area 3. It is envisioned that this Planning Area’s recreation facilities will be integrated into
the pedestrian trail system and sited to take advantage of the views. This Planning
Area will have a well-defined open space edge, consistent with the Ahwahnee
Principles.
• General Plan Land Use Designation: RM (Medium Density, 4-8 du/ac)
Final Land Use Regulations
• Dwelling Unit Allocation: 85 Units
• Density: 5.5 du/ac
• Underlying Zone Designation: RD-M (Residential Density – Multiple)
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-9
October 8, 2012
• Single-family dwellings on minimum 4,000 square foot lots
Product Type
• Common recreation areas, including, but not limited to pocket parks and
tot lots.
• Typical single-family residence accessory uses.
• Tentative Subdivision Map
Required Development Permits
• Planned Development Permit
• Hillside Development Permit (if required)
• Planning Area 3 shall provide a minimum 60-foot fire suppression along the west and south sides of the Planning Area. Up to 10-feet of this fire
suppression zone may be situated within the residential lot (with the
remaining 50-feet on the open space lot) subject to approval of the Fire
Marshal.
Development Standards
• Development in Planning Area 3 shall comply with all applicable regulations and development standards of the Carlsbad Municipal Code (CMC), including the RD-M (CMC Chapter 21.24), the Planned
Development Ordinance (CMC Chapter 21.45), and City Council Policies
44 and 66, except as modified by the Robertson Ranch Master Plan.
Community
Recreational Space
A minimum 200 square feet per unit of community recreation
area shall be provided.
The required passive and active recreation facilities within PA 3
shall include an approximate 17,000 square foot recreation area
(exact amount totaling 200 sf per unit). The recreation area may take the form of a neighborhood park, plaza, dog park, or similar facility and shall include tables and benches and/or outdoor
seating areas. The portions of the park designed for passive and
active uses shall be counted towards the common recreation area
requirements pursuant to the Planned Development Ordinance. Planning Area 3 may satisfy a portion of its common recreation
facilities through an enlargement of PA 4 (Community recreation
site) in excess of the base 1.0 acre required per the Master Plan.
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-10
October 8, 2012
Maximum Lot
Coverage
Single story and modified single story home design lot coverage shall cover no more than 60% of the net pad area. For modified
single-story, the livable space on the second floor shall not
exceed 25% of the first floor lot coverage, as defined above.
Two-story home design lot coverage shall cover no more than 45% of the net pad area. This coverage shall include balconies
and second-story decks.
Porches or covered entry ways with no livable space above the porch or entry way are exempt from lot coverage requirements
regardless of size or dimensions.
Minimum Front Yard
Setback
Front-loaded garage products shall maintain a minimum 20 feet to garage door measured from the property line and a minimum
15 feet setback from property line to habitable space shall be
provided. A minimum 10 feet setback to a side-loaded garage or porch or a covered entry is required.
Minimum
Rear Yard Setback
10 feet measured from property line.
Minimum Side Yard Setback
5 feet measured from property line. Freestanding side yard fences or walls may be permitted at the property line. In locations where side yard retaining walls are provided, retaining
walls may be combined with the freestanding fence or wall as
long as the combination retaining/freestanding fence/wall does not exceed 8-feet in height as viewed from the downhill side. In locations where the grade is such that the combination fence/wall
would exceed 8-feet, this shall be remedied (if specifically
approved by the Planning Commission) by separation of the
retaining and freestanding fence or wall by a minimum of 2 horizontal feet of landscaped area, such that a minimum of 3-feet
of clear space continues to be provided between the retaining
wall and the residential structure. Permitted intrusions into
required building setbacks are allowed as specified in Zoning
Code Section 21.46.120, as long as a minimum of 3-foot clear space is maintained between wall or fence (retaining or privacy)
and structure.
Private
Rear or
Side Yard
Minimum 15 feet X 15 feet of useable rear or side yard for
single-story or modified single-story homes.
Minimum 18 feet X 18 feet of useable rear or side yard for two-story homes.
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-11
October 8, 2012
Building Height Maximum building heights shall be up to 35-feet in accordance with those indicated in the appropriate underlying zone, with the
additional architectural roofline stipulations articulated in the
Special Design Criteria for this planning area.
• The minimum lot size shall be 4,000 square feet.
Minimum Lot Size
• Minimum lot width at the front setback line (measured at 10-feet from
right-of-way (ROW) shall be 50 feet, except along cul de sacs where the
minimum lot width shall be 35 feet, measured at the ROW..
Minimum Lot Dimensions
• Minimum lot depth shall be 80 feet as measured pursuant to Section
21.04.225 of the Carlsbad Municipal Code.
• RV Parking shall be provided concurrent with development as required by
the Planned Development Ordinance and shall be as provided for in Master
Plan Section II.E.5.
RV Parking
The Inclusionary Housing requirement for Planning Area 3 shall be provided in
Planning Area 7 and/or 8, concurrent with the schedule established by an Affordable
Housing Agreement for the West Village.
Affordable Housing
1. Twenty percent (20%) of the homes in the initial development of this planning
area shall be designed as single-story. Single story is defined as a maximum plate-line of 15 feet and a maximum building height of 20 feet. Lofts are permitted subject to CMC Section 21.04.330. Alternatively, a total of 25 percent
of the homes in Planning Area 3 shall be designed as either single-story or
modified single story homes, provided that no fewer than 15 percent of the homes
in the planning area are designed as single-story homes. Homes designed as modified single story homes shall conform to the following criteria:
Special Design Criteria
• Modified Single-Story. To qualify as a Modified Single-Story
home, the structure must comply with the following criteria: A
minimum of 60 percent of the area of the roof shall be single story. A two-story element may be added in the central portion of the front and rear elevation. For modified single-story, the livable space on
the second floor shall not exceed 25 percent of the first floor lot
coverage.
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-12
October 8, 2012
• The single story or Modified Single-Story units are intended to be
strategically located in the lotting scheme, and distributed
throughout the village.
2. Doors, porches, balconies and walkways should face the streets, to the extent
possible, to promote social interaction along the streetscape.
3. Porches shall have a minimum depth of 6 feet, and a minimum width of 10 feet. 4. Building elevations visible from the surrounding roadways shall feature enhanced
elevations.
5. Side-loaded garages are encouraged to vary the street theme.
6. Three-in-a-row car garages that directly face the street shall not be allowed.
7. At least one elevation/plan shall include a two-car garage with two separate garage doors facing the street.
8. Single-story and modified single-story homes shall be considered as two separate
floor plans. 9. A trail is required adjacent to the open space. A trail connecting from the
perimeter roadway to El Camino Real shall also be provided.
10. Recreation facilities shall be integrated into the trail system for Planning Area 3 and should be sited to take advantage of views where feasible.
11. Pedestrian connections shall be included to facilitate access to the bus stop on El
Camino Real and adjoining neighborhoods. The connection may include stairs. 12. Traffic calming elements shall be incorporated into the design of internal streets
within this Planning Area in order to reduce the speed of through traffic and
enhance pedestrian safety. Examples of traffic calming elements that are
appropriate for this planning area include the use of traffic circles at intersections, “T” intersections, reduced-width streets, and/or the incorporation of medians, enhanced paving, and/or landscape elements at pedestrian crossings (Figures IV-4
and IV-5, Traffic Calming Details).
13. A 5-foot wide landscape buffer area shall be provided between side or rear fences and adjacent roadways.
14. Landscaped focal points should be provided at the end of cul-de-sac streets and at
“T” intersections.
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-13
October 8, 2012
15. Optional entry treatments, as depicted on Figure III-27 Key to Entries, Signs and Edge Conditions, Figure III-33, Conceptual Neighborhood Entry Plan, and
Figure III-34, Conceptual Neighborhood Entry Elevation, may be provided at the
entrance to Planning Area 3 from Street “Y” and/or the east-west oriented collector road extending from Street “Z.”
16. The public road alignment of Planning Area 3 shall be designed to provide
adequate access to the project and adjacent planning areas. Multiple points of access will be required to serve future residents.
17. The Master HOA shall maintain landscaping within the parkways and recreation
areas, and fuel modification zones.
18. A Fire Protection Zone, as defined and illustrated in Section III.B.4.(e) (Figure III-45, Fuel Modification Plan) of this Master Plan shall be provided.
19. Landscaping in areas adjacent to open space areas (Planning Areas 1 and 23A) shall be compatible with preserved native vegetation where appropriate.
20. Lighting adjacent to the Open Space areas (Planning Areas 1 and 23A) shall be
selectively placed, shielded, and directed away from conserved habitat.
21. In addition to the standards listed above, the Design Guidelines provided in Section III.B of this Master Plan also shall apply.
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-15
October 8, 2012
b) Planning Area 4 – Community Recreation – Site Zoning Regulations and Criteria (see Figure III-3, Planning Area 4)
Planning Area 4 is approximately 1.0 gross acres (1.0 net acre) and will be developed with community recreation facilities that will be available to serve all residents within
the West Village. Access to Planning Area 4 will be provided from Street “Z.”
Pedestrian connections shall also be provided to link the surrounding neighborhoods to the community recreation site.
Description
In order to provide for the recreational needs of the community, this Master Plan
provides specific requirements for recreation area, depending on the type of unit to be
constructed. For single-family residential and courtyard residential land uses, a minimum of 200 square feet of recreation area per unit shall be provided, of which 75 percent shall be allocated for active facilities. In no case shall less than 10,000 square
feet of centralized common recreation area be provided on-site within each planning
area with the exception of Planning Area 13, which is situated directly adjacent to the City public Community Park. Any additional recreation area requirement above 10,000 square feet may be provided either within the planning area, or as an
enlargement of the community recreation facility site in PA 4.
For multifamily residential land uses, no less than 100 square feet of recreation area shall be provided on-site. In addition, if the multifamily units are constructed as for-sale condominium units, an additional 50 square feet per unit (150 square feet total)
shall be required. The additional 50 square feet per unit requirement may be
provided either on-site within the planning area, or as an enlargement of the community recreation facility site in PA 4. In all cases, no less than 75 percent of the required community recreation area shall be allocated for active facilities.
Planning Area 4 contains 1.0 net acre for active recreation facilities for the West
Village and will be provided in the central vicinity of the West Village, adjacent to Planning Area 8. This base provision of 1.0 net acre does not satisfy any individual
planning area’s recreation requirement. The final recreation size requirement for the
West Village planning areas will be determined with the respective Tentative Map
and Planned Development applications. The exact location and boundaries of Planning Area 4 will be determined at the individual tentative map for the first West Village residential neighborhood.
Planning Area 4 is the main recreational focal point of the West Village and incorporates the Ahwahnee Principles through its provision of active recreational
facilities, its central location to the majority of homes in the village and its pedestrian
and bicycle connections. Planning Area 4 also will be linked to the community core
via richly landscaped pedestrian paths. Active recreation facilities shall be provided
Implementation of the Master Plan Vision and Goals
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-16
October 8, 2012
in Planning Area 4. The vision of this planning area is to provide the residents of the
West Village a variety of recreational activities within walking and biking distance to
their homes that would otherwise not be found within the community recreation areas
of the individual planning areas.
• General Plan Land Use Designation: OS - Open Space
Final Land Use Regulations
• Underlying Zone Designation: OS (Open Space)
• The permitted uses shall include active and passive facilities. The
recreation facilities to be provided shall be determined as part of the Site
Development Plan.
• A Site Development Plan (SDP) for Planning Area 4 shall be processed
concurrently or prior to the Tentative Map and Planned Development
Permits for Planning Areas 3, 6, or 10, and/or Planning Areas 7 and 8 if proposed as “for-sale” units, whichever is proposed first. Phasing for the
development of Planning Area 4 shall be addressed as part of the SDP
process.
Required Development Permits
• Development in Planning Area 4 shall comply with all applicable regulations and development standards of the Carlsbad Municipal Code,
including the Planned Development Standards, except as modified by the
Robertson Ranch Master Plan.
Development Standards
1. The following recreational facilities may be located within this planning area:
swimming pool (solar-heated), spa, clubhouse, tennis courts, volleyball courts,
children’s tot lots, play structures, grassy open play area, outdoor basketball courts, seating areas, benches, tables, or other facilities as deemed appropriate.
Special Design Criteria
2. Site planning shall minimize, to the greatest extent possible, light and noise
impacts to adjacent residences.
3. Building structures and facilities shall be integrated such that the overall
architectural design themes for the Robertson Ranch Master Plan are consistent
and are oriented and related to a pedestrian scale.
4. Building elevations facing public streets shall have detailing equal to the level of detailing on the front elevation of the buildings.
5. Screening walls for storage spaces and equipment areas shall be architecturally
integrated with the surrounding buildings and design.
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-17
October 8, 2012
6. Building placement shall be designed to create opportunities for plazas and other
landscaped open space areas within the Planning Area.
7. Pedestrian access shall be provided from Planning Areas 3, 5, 6, 7, 8, 9 and 10 to
Planning Area 4.
8. Bike racks shall be provided to encourage alternative means of transportation. 9. If public streets are provided, on-street parking immediately adjacent to the site
may satisfy a portion of or all of the recreation facility parking requirements.
10. Traffic calming measures shall be incorporated into the design of the circulation system surrounding the community recreation site.
11. The Master HOA shall maintain landscaping within the community recreation
area.
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-19
October 8, 2012
c) Planning Area 5 – Single Family – Site Zoning Regulations and Criteria (see
Figure III-4, Planning Area 5)
Planning Area 5 consists of approximately 9.7 gross acres and will be allocated 36 single-family homes on minimum 8,500 square foot lots. Access to Planning Area 5
is provided via Glasgow Drive to the north and collector/local streets connecting
through Planning Areas 3 and 6 and Street "Z" to the south. Planning Area 5 shall be
designed as a gated community. Planning Area 5 shall be generally designed as a standard, double loaded single family subdivision of minimum 8,500 square foot lots.
Description
This planning area provides a unique, larger lot single-family neighborhood within
the Robertson Ranch Master Plan. Planning Area 5 provides single-family homes on 8,500 square foot lots that are connected by pedestrian and bicycle trails to the remainder of the community. The trail provides an opportunity for public views to
the open space and results in a well-defined open space edge.
Implementation of the Master Plan Vision and Goals
The Ahwahnee Principles are incorporated into the design of this plan. Housing, jobs, daily needs and other activities are all available within the West Village and are
located within easy walking/biking distance from this planning area. In addition, the
Community Recreation Area in Planning Area 4 will serve residents of Planning Area
5.
• Uses in this Planning Area shall be one-family dwellings and buildings
accessory to the one-family dwelling.
Final Land Use Regulations
• General Plan Land Use Designation: RLM (Low Density, 0-4 du/ac)
• Dwelling Unit Allocation: 36 Units
• Density: 3.8 du/ac
• Underlying Zone Designation: R-1 (One-Family Residential).
• Single-family dwellings on minimum 8,500 square foot lots
Product Type
• Uses normally considered accessory to a single-family dwelling
• Tentative Subdivision Map
Required Development Permits
• Hillside Development Permit (if required)
• Planned Development Permit (Private street and gates)
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-20
October 8, 2012
• Development in Planning Area 5 shall comply with all applicable
regulations and development standards of the Carlsbad Municipal Code,
including R-1 and City Council Policies 44 and 66, except as modified by
the Robertson Ranch Master Plan.
Development Standards
• Planning Area 5 shall provide a minimum 60-foot fire suppression zone along the west side of the Planning Area adjacent to the open space. Up to
10-feet of this fire suppression zone may be situated within the residential
lot (with the remaining 50-feet on the open space lot) subject to approval
of the Fire Marshal.
• Panhandle lots shall be permitted pursuant to CMC 21.10.
• No building in Planning Area 5 shall exceed a height of 30-feet and two stories if a minimum roof pitch of 3:12 is provided or twenty-four feet and
two stories if less than a 3:12 pitch is provided.
• Planning Area 5 is anticipated to be developed as a standard, double-
loaded single family subdivision.
• The minimum lot size shall be 8,500 square feet, exclusive of panhandle.
Minimum Lot Size
• The minimum lot width shall be 75-feet measured at the ROW..
Minimum Lot Dimensions
The Inclusionary Housing requirement for Planning Area 5 shall be provided in
Planning Areas 7 and/or 8 concurrent with the schedule established by an Affordable
Housing Agreement for the West Village.
Affordable Housing
1. Doors, porches, balconies and walkways should face the streets, to the extent
possible, to promote social interaction along the streetscape.
Special Design Criteria
2. Porches shall have a minimum depth of 6 feet and a minimum width of 10 feet.
3. Building elevations visible from the surrounding roadways shall feature enhanced
elevations.
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-21
October 8, 2012
4. A 60-foot fire suppression zone shall be provided adjacent to the open space
slope on the northwest of the planning area. Up to 10-feet of this fire suppression
zone may be situated within the residential lot (with the remaining 50-feet on the open space lot) subject to approval of the Fire Marshal.
.
5. A trail shall be located along the western side of the residential lots and will tie
into the Master Plan trail system, as shown on Figure III-54, Pedestrian Circulation Plan.
6. Pedestrian connections shall be included to facilitate access to bus stops and
adjoining neighborhoods.
7. A 5-foot wide landscape buffer area shall be provided between side or rear fences and adjacent roadways.
8. The Master HOA shall maintain landscaping within the parkways and fuel modification zones.
9. A Fire Protection Zone, as defined in Section III.B.4.(e) (Figure III-45, Fuel
Modification Plan) of this Master Plan shall be provided. The specific design of
the Fire Protection Zone adjacent to Planning Area 5 shall be approved by the Carlsbad Fire Marshal.
10. Landscaping in areas adjacent to open space areas (Planning Areas 23A and 23B)
shall be compatible with preserved native vegetation. 11. Lighting adjacent to the Open Space areas (Planning Areas 23A and 23B) shall be
selectively placed, shielded, and directed away from conserved habitat.
12. An optional entry treatment, as depicted on Figure III-27, Key to Entries, Signs and Edge Conditions, Figure III-33, Conceptual Neighborhood Entry Plan, and
Figure III-34, Conceptual Neighborhood Entry Elevation, may be provided at the
entrance to Planning Area 5 from Glasgow Drive.
13. Planning Area 5 shall be designed as a gated community. The gate facilities shall be provided on both ends of the main, double-loaded residential street serving the
planning area.
14. Vehicular gates and wildlife warning signage shall be provided along the portion of Glasgow Drive which abuts the boundary between Planning Area 23A and
Planning Area 23B in order to minimize wildlife mortality.
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-22
October 8, 2012
15. In addition to the standards listed above, the Design Guidelines provided in
Section III.B this Master Plan also shall apply.
16. Vista points shall be provided for the community trail.
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-24
October 8, 2012
d) Planning Area 6 – Single Family – Site Zoning Regulations and Criteria (see
Figure III-5, Planning Area 6)
Planning Area 6 consists of approximately 17.7 gross acres and is allocated 87 single-family homes on minimum 5,000 square foot lots Access to Planning Area 6 will be
provided from “Street Z,” to the south and Street “Y” (Tamarack Connection) access
from the west.
Description
Development of Planning Area 6 will require approval of a Planned Development Permit pursuant to the procedures identified in the City’s Planned Development
Ordinance, Carlsbad Municipal Code Chapter 21.45. Development standards shall be
pursuant to the Planned Development Ordinance unless modified by the Master Plan.
Where there are conflicts between the requirements specified in Chapter 21.45 and the requirements of this Master Plan, the Master Plan requirements shall prevail, unless implementation of those requirements results in hazards to the health and
safety of residents, guests or other persons.
The purpose of this planning area is to allow for a unique small lot, single-family
neighborhood that will create a sense of place within the Robertson Ranch Master
Plan. Planning Area 6 will provide single family homes on 5,000 square foot lots that
will be connected by pedestrian and bicycle trails.
Implementation of Master Plan Vision and Goals
The Ahwahnee Principles will be incorporated into the design of this plan. Housing,
jobs, daily needs and other activities are all within the Master Plan and are an easy
walking/biking distance from this planning area. Trail connections to adjoining Planning Areas will be provided to encourage pedestrian and bicycle use through the community.
• General Plan Land Use Designation: RM (Medium Density, 4-8 du/ac)
Final Land Use Regulations
• Dwelling Unit Allocation: 87 Units
• Density: 5.9 du/ac
• Underlying Zone Designation: RD-M (Residential Density – Multiple)
• Single-family dwellings on 5,000 square foot lots
Product Type
• Common recreation areas, including, but not limited to pocket parks and
tot lots.
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-25
October 8, 2012
• Tentative Subdivision Map
Required Development Permits
• Planned Development Permit
• Hillside Development Permit (if required)
• Development in Planning Area 6 shall comply with all applicable regulations and development standards of the Carlsbad Municipal Code
(CMC) including the RD-M (CMC Chapter 21.24), Planned Development
Standards (CMC Chapter 21.45), and Council Polices 44 and 66, except as
modified by the Robertson Ranch Master Plan.
Development Standards
Community Recreational
Space
A minimum 200 square feet per unit of community recreation area shall be provided.
The required passive and active recreation facilities within PA 6
shall include an approximate 17,400 square foot recreation area (exact amount totaling 200 sf per unit). The recreation area may take the form of a neighborhood park, plaza, dog park, or similar
facility and shall include tables and benches and/or outdoor
seating areas. The portions of the park designed for passive and
active uses shall be counted towards the common recreation area requirements pursuant to the Planned Development Ordinance.
Planning Area 6 may satisfy a portion of its common recreation
facilities through an enlargement of PA 4 (Community recreation site) in excess of the base 1.0 acre required per the Master Plan.
Maximum Lot Coverage
Single-story and modified single-story home design lot coverage shall cover no more than 60% of the net pad area. For modified single-story, the livable space on the second floor shall not
exceed 25% of the first floor lot coverage, as defined above.
Two-story home design lot coverage shall cover no more than 45% of the net pad area. This coverage shall include balconies and second-story decks.
Porches or covered entry ways with no livable space above the porch or entry way are exempt from lot coverage requirements regardless of size or dimensions.
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-26
October 8, 2012
Minimum Front Yard
Setback
Front-loaded garage products shall maintain a minimum 20 feet to garage door measured from the property line and a minimum
15 feet setback from property line to habitable space shall be
provided. A minimum 10 feet setback to a side-loaded garage or
porch or a covered entry is required.
Minimum
Rear Yard
Setback
10 feet measured from the property line.
Minimum
Side Yard Setback
5 feet measured from property line. Freestanding side yard
fences or walls may be permitted at the property line. In locations where side yard retaining walls are provided, retaining
walls may be combined with the freestanding fence or wall as
long as the combination retaining/freestanding fence/wall does
not exceed 8-feet in height as viewed from the downhill side. In locations where the grade is such that the combination fence/wall would exceed 8-feet, this shall be remedied (if specifically
approved by the Planning Commission) by separation of the
retaining and freestanding fence or wall by a minimum of 2
horizontal feet of landscaped area, such that a minimum of 3-feet of clear space continues to be provided between the retaining wall and the residential structure. Permitted intrusions into
required building setbacks are allowed as specified in Zoning
Code Section 21.46.120, as long as a minimum of 3-foot clear space is maintained between wall or fence (retaining or privacy) and structure.
Private Rear or
Side Yard
Minimum 15 feet X 15 feet of useable rear or side yard for single-story or modified single-story homes.
Minimum 18 feet X 18 feet of useable rear or side yard for two-
story homes.
Building
Height
Maximum building heights shall be up to 35-feet in accordance
with those indicated in the appropriate underlying zone, with the additional architectural roofline stipulations articulated in the Special Design Criteria for this planning area.
• The minimum lot size shall be 5,000 square feet.
Minimum Lot Size
• Minimum lot width at the front setback line (measured at 10-feet from right-of-way (ROW) shall be 50 feet, except along cul-de-sacs where the minimum lot width shall be 35 feet, measured at the ROW.
Minimum Lot Dimensions
• Minimum lot depth shall be 90 feet as measured pursuant to section
21.04.225 of the Carlsbad Municipal Code.
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-27
October 8, 2012
• RV Parking shall be provided concurrent with development as required by
the Planned Development Ordinance and shall be provided as provided for
in Master Plan Section II.E.5.
RV Parking
The Inclusionary Housing requirement for Planning Area 6 shall be provided in
Planning Area 7 and/or 8 concurrent with the schedule established by an Affordable Housing Agreement for the West Village.
Affordable Housing
1. Twenty percent (20%) of the homes in the initial development of this planning
area shall be designed as single-story. Single story is defined as a maximum plate-line of 15 feet and a maximum building height of 20 feet. Lofts are
permitted subject to CMC Section 21.04.330. Alternatively, a total of 25 percent
of the homes in Planning Area 6 shall be designed as either single-story or
modified single story homes, provided that no fewer than 15 percent of the homes in the planning area are designed as single-story homes. Homes designed as modified single story homes shall conform to the following criteria:
Special Design Criteria
• Modified Single-Story.
To qualify as a Modified Single-Story
home, the structure must comply with the following criteria: A minimum of 60 percent of the area of the roof shall be single story. A two-story element may be added in the central portion of the front
and rear elevation. For modified single-story, the livable space on
the second floor shall not exceed 25 percent of the first floor lot
coverage.
• The single story or Modified Single-Story units are intended to be
strategically located in the lotting scheme, and distributed
throughout the village.
2. Doors, porches, balconies and walkways should face the streets, to the extent possible, to promote social interaction along the streetscape.
3. Porches shall have a minimum depth of 6 feet, and a minimum width of 10 feet. 4. Building elevations visible from the surrounding roadways shall feature enhanced
elevations.
5. Side-loaded garages are encouraged to vary the street theme. 6. Three-in-a-row car garages that directly face the street shall not be allowed.
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-28
October 8, 2012
7. At least one elevation/plan shall include a two-car garage with two separate
garage doors facing the street.
8. Single-story and modified single-story homes shall be considered as two separate floor plans.
9. Planning Area 6 shall provide opportunities for trail connections to adjacent
Planning Areas to encourage pedestrian and bicycle use through the community. 10. Recreation facilities shall be integrated into the trail system for Planning Area 6
and should be sited to take advantage of views where feasible.
11. Pedestrian connections shall be included to facilitate access to bus stops and adjoining neighborhoods.
12. A 5-foot wide landscape buffer area shall be provided between side or rear fences
and adjacent roadways. 13. Traffic calming elements shall be incorporated into the design of internal streets
within this Planning Area in order to reduce the speed of through traffic and
enhance pedestrian safety. Examples of traffic calming elements that are
appropriate for this planning area include the use of traffic circles at intersections, “T” intersections, reduced-width streets, and/or the incorporation of medians, enhanced paving, and/or landscape elements at pedestrian crossings.
14. Landscaped focal points should be provided at the end of cul-de-sac streets and at “T” intersections.
15. The Master HOA shall maintain landscaping within the parkways and recreation
areas, and fuel modification zones.
16. A Fire Protection Zone, as defined and illustrated in Section III.B.4(e) (Figure III-
45, Fuel Modification Plan) of this Master Plan shall be provided along the area
adjacent to Planning Area 23B.
17. Landscaping in areas adjacent to open space area (Planning Area 23B) shall be compatible with preserved native vegetation where appropriate.
18. Lighting adjacent to the Open Space areas (Planning Area 23B) shall be
selectively placed, shielded, and directed away from conserved habitat.
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-30
October 8, 2012
e) Planning Area 7 – Multifamily Development - Site Zoning Regulations and Criteria (see Figure III-6, Planning Area 7)
Planning Area 7 is approximately 7.0 gross acres and is located at the northwest intersection of El Camino Real and Street “Z” (Lisa Street) in the West Village of the
Master Plan area. Planning Area 7 will include approximately 116 multifamily units.
The Inclusionary (Affordable) Housing requirement for the West Village may be met
with affordable units in Planning Area 7 and/or Planning Area 8. A minimum of 100 units of the total units constructed within Planning Area 7 or 8 shall be developed as housing for senior citizens, as defined in Chapter 21.84 of the Carlsbad Municipal
Code. Senior housing units that are restricted to the appropriate lower income rates
may qualify as combined affordable/senior housing projects. Access to Planning
Area 7 will be provided via the West Village main entry road (Street “Z”) and a connecting local street. The overall net density of development within Planning Areas 7 and 8 together shall be a minimum of 20 du/ac.
Discussion
Common recreation areas shall be provided within Planning Area 7. Additionally, residents of Planning Area 7 shall have access to the recreational facilities located in Planning Area 4. The actual area and components of community recreation facilities
required for Planning Area 7 will be determined at the time of discretionary review
and shall be based on the final number of residential units constructed within the
Planning Area in accordance with the provisions of Chapter 21.45 of the Carlsbad Municipal Code and this Master Plan.
The purpose of this planning area is to allow for a unique multifamily neighborhood which creates a sense of place within the Robertson Ranch Master Plan. Planning Area 7 provides for multifamily homes which are connected to other portions of the
Master Plan not only by automobile, but also by pedestrian and bicycle trails. This
Planning Area may be developed with more than one product type to allow more
flexibility in site design and to allow for a transition of housing types from higher densities near the commercial center to lower densities at the transitions to the
surrounding single-family neighborhoods.
Implementation of Master Plan Vision and Goals
Planning Area 7 has been designed to incorporate the Ahwahnee Principles as appropriate. The proximity of Planning Area 7 to El Camino Real ensures a short walking distance to transit stops, and the high-density nature of the planning area
increases the diversity of housing types available within the community. Planning
Area 7 includes common recreation areas to serve as local gathering places for
residents. Housing, jobs, daily needs and other activities are provided within the Village Center, located across the entry road from Planning Area 7 to the east. The
close proximity of the Village Center ensures that these services are located within
easy walking and biking distance of residences in Planning Area 7. Finally, the
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-31
October 8, 2012
Village Center features commercial retail and community facility components which
in turn provide jobs and shopping opportunities for community residents.
• General Plan Land Use Designation: RH (High Density,15-23 du/ac)
Land Use Regulations
• Dwelling Unit Allocation: 116 units (May be increased pursuant to the affordable housing requirements indicated below.)
• Density: The minimum density shall be no less than 20.0 du/ac.
Underlying Zone Designation: RD-M (Residential Density – Multiple)
(May be increased pursuant to the affordable housing requirements
indicated below.)
• Multifamily homes including, but not limited to, the following types: town
homes, condominiums, apartments, stacked flats, duplexes, triplexes, six-
plexes.
Product Type
• Tentative Subdivision Map (if developed as “for-sale” units)
Required Development Permits
• Planned Development Permit (if developed as “for-sale” units)
• Site Development Plan (for senior housing, affordable housing and/or
apartments)
• Special Use Permit (El Camino Real Scenic Corridor)
• Hillside Development Permit (if required)
• Development in Planning Area 7 shall comply with all applicable
regulations and development standards of the Carlsbad Municipal Code
(CMC), including zoning standards for the RD-M zone (CMC Chapter
21.24), the Planned Development Ordinance (CMC Chapter 21.45), and City Council Policy 66, except as modified by the Robertson Ranch
Master Plan.
Development Standards
• Notwithstanding that internal portions of PA 7 may calculate individually
over or under 20 du/ac, the overall net density of development within
Planning Areas 7 and 8 together shall be constructed at a minimum of 20 du/ac.
• The density can be increased for affordable housing products (and/or
senior housing with affordable component) subject to the findings required
and provisions provided pursuant to Carlsbad Municipal Code Chapter
21.53.120 (Density Modification) or 21.86 (Density Bonus). Any product density above 23 du/ac shall be evaluated through one of these processes. Compliance with Density Modification or Bonus criteria will be evaluated
at the site plan review stage of the development process. As a result of
such density bonus that may be approved, a corresponding decrease in unit
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-32
October 8, 2012
count (density transfer) in another location on the West Village will be
required, so as to not exceed the overall total maximum unit allocation for
the West Village.
• An applicant for development of Senior and/or Inclusionary Housing may
apply for standards modifications pursuant to the allowances identified in Carlsbad Municipal Code Chapter 21.86. Requirements and modifications
for senior/affordable projects shall be articulated and approved through
implementation of the required Affordable Housing Agreement.
• Apartment rental units are not subject to the Planned Development
Ordinance.
• A minimum of 100 square feet of Community Recreation Facilities per dwelling unit shall be provided on-site within Planning Area 7 (for
apartments). Recreation area for condominiums shall be provided at 150
square feet per unit.
• Community recreational space shall be provided as both passive and active
recreational facilities for a variety of age groups.
• Community recreational space shall be centrally located in relationship to all project units. Credit for indoor recreation facilities shall not exceed 25
percent of the required centralized community recreation areas. Required
community recreation areas shall not be located in any required front yard
and may not include any streets, drive-aisles, driveways, parking areas, walkways, storage areas, or any slopes of 5 percent or greater.
• Apartments and/or senior housing shall comply with the requirements of
Chapter 21.24 and 21.84, respectively, of the Carlsbad Zoning Code.
• Condominium uses, if implemented within Planning Area 7, shall comply
with CMC Chapter 21.45,, with the following exceptions:
Minimum Building
Setbacks, Private or
Public Streets*
• To front porch: 10 feet.
• To residential structure: 10 feet
• To street side yard: 10 feet
• To side entry garage: 10 feet
• To direct entry garage: 20 feet
Minimum Building
Setbacks, Driveway
or Motor Court
• Residence: 5 feet at first floor with 0-foot setback on the second floor.
• Garage: 3 feet from roadway to garage door.
Minimum Building Separation • Minimum 10 feet between buildings
• The front faces of buildings shall be a minimum of 20 feet apart.
• Entries, stairs, and balconies may encroach up to 6
feet within these setbacks, provided a minimum 10-
foot separation between the encroaching element and
opposing structure (including opposing encroaching elements) is maintained. Patios may encroach within
these setbacks without restriction, provided a 10-foot
separation between structures is maintained.
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-33
October 8, 2012
• Minimum 30 feet between opposing garage doors
Resident Parking • Two-car resident parking required, may be in the form of the following:
• 1-car covered garage at 12 feet x 20 feet (min.)
and one designated uncovered space;
• Two separate one car garages (min. 12 feet x 20
feet each);
• 2-car covered tandem garage at 12 feet x 40 feet (min.); or
• 2-car covered side by side garage at 20 feet x 20
feet (min.)
• Parking for senior housing shall be pursuant to
the requirements of Carlsbad Municipal Code
Chapter 21.84, Housing for Senior Citizens, except that the applicant may apply for standards modifications, including requested parking
reductions, pursuant to applicable City codes.
• One covered parking space per senior dwelling
unit is required.
Private
Recreational Space
Each unit shall include a patio or balcony, subject to the
following minimum area requirements:
• Patio: 100 square feet (min. dimension of 8 feet)
• Balcony: 60 square feet (min. dimension of 6 feet)
*Setbacks shall be measured from the right-of-way, back of landscape buffer, back of sidewalk, or 10 feet from the face of curb, whichever is greater.
Not Applicable
Minimum Lot Size
Not Applicable
Minimum Lot Dimensions
• A 50-foot structural setback shall be provided along El Camino Real.
Setbacks
• A minimum of 50 percent of the required setback that is located closest to El Camino Real shall be landscaped to enhance the street scene and buffer
the homes from traffic on adjacent arterials. Project perimeter walls shall
not be located in the landscaped buffer. The landscaped setback shall be
commonly owned and maintained by the HOA.
• All other setbacks for condominiums shall be pursuant to Chapter 21.45 (Planned Development Ordinance) unless modified by the Master Plan.
• All other setbacks for apartments shall be pursuant to CMC Chapter 21.24
(RD-M zone).
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-34
October 8, 2012
• Maximum of three stories and 40 feet to the roof ridgeline with a
minimum roof pitch of 3:12.
Building Height
• Maximum of 35 feet for structures with a roof pitch less than 3:12.
• For two-story duplex dwellings with a minimum roof pitch of 3:12 the maximum height shall be 30 feet.
• For two-story duplex dwellings with a roof pitch less than 3:12 the maximum height shall be 24 feet.
• RV Parking shall be provided concurrent with development as required by the Planned Development Ordinance as provided for in Master Plan Section II.E.5. RV parking is not required for portions of the Planning
Area that are developed with rental apartments and/or senior housing.
RV Parking
The Inclusionary Housing requirement for Planning Area 7 shall be provided in
Planning Area 7 and/or Planning Area 8 as approved by the City of Carlsbad, in
accordance with the schedule established by an Affordable Housing Agreement for
the West Village.
Affordable Housing
1. A supplemental acoustical analysis shall be submitted with the discretionary
applications demonstrating compliance with the City’s Noise Guidelines Manual
for interior (and exterior, if required) noise levels.
Special Design Criteria
2. When noise walls over 6 feet high are required, a combination of berm and
maximum 6-foot high noise wall shall be used to mitigate noise impacts.
3. Units should be designed to front on Street “Z” and the east-west oriented Collector Road or should face onto the community recreation areas to the extent
possible.
4. A 10-foot landscape buffer shall be provided on Street “Z” and the east-west collector road. These landscape buffers are intended to provide an enhanced
landscaped pedestrian link between El Camino Real, the community core, and
recreation facilities in Planning Area 4.
5. Where a slope is facing the Collector Road, terraced front yard areas/porches may be appropriate, if practical.
6. Avoid the use of walls at the perimeter of the project, unless needed for screening
of vehicles or noise abatement.
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-35
October 8, 2012
7. Entries which face onto a motorcourt or drive aisle serving garages are
discouraged.
8. Carports or garages shall not be directly accessed from Street “Z” or the east-west
oriented Collector Road.
9. Parking areas shall be screened from public or private streets with a combination of low walls, berms, or landscaping.
10. Development shall be screened to the extent practical from circulation element
roadways through the use of decorative walls, berms, mounding, and heavy
landscaping. 11. Buildings visible from Circulation Element roadways shall feature enhanced
elevations.
12. If common area refuse collection is proposed, a refuse collection area will be provided in accordance with section III.B.3.(k) of this Master Plan. A refuse
collection area shall not be required if individual unit refuse collection is
proposed.
13. Bicycle storage lockers shall be provided for residential units.
14. Pedestrian connections shall be included to facilitate access to bus stops,
adjoining neighborhood trails, and the Village commercial center. A bus stop trail may include stairs.
15. Pedestrian and bicycle connections shall be provided between Planning Area 7
and the Community Core, as depicted on Figure III-54, Pedestrian Circulation
Plan.
16. Traffic calming elements shall be incorporated into the design of internal drives
within this Planning Area in order to reduce the speed of through traffic and
enhance pedestrian safety. Examples of traffic calming elements that are appropriate for this planning area include the use of traffic circles at intersections, “T” intersections, reduced-width streets, and/or the incorporation of medians,
enhanced paving, and/or landscape elements at pedestrian crossings (Figures IV-4
and IV-5, Traffic Calming Details).
17. An optional Community Core, as depicted on Figure III-27, Key to Entries, Signs and Edge Conditions, and Figure III-35, Conceptual Community Core Plan, may
be provided at the intersection of Street “Z” and the east-west oriented collector
roadway that serves this Planning Area.
18. An optional Neighborhood Entry, as depicted on Figure III-27, Key to Entries,
Signs and Edge Conditions, Figure III-33, Conceptual Neighborhood Entry Plan,
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-36
October 8, 2012
and Figure III-34, Conceptual Neighborhood Entry Elevation, may be provided at
the entrance into Planning Area 7 from Street “Z.”
19. Special monumentation may be provided at the intersection of El Camino Real and Street “Z,” as depicted on Figure III-27, Key to Entries, Signs and Edge Conditions, Figure III-31, Conceptual West Village Entry Elevation, and Figure
III-32, Conceptual West Village Entry Plan.
20. A Fire Protection Zone, as defined in Section III.B.4.e (Figure III-45 Fuel Modification Plan) of this Master Plan shall be provided, adjacent to open spaces.
21. Fencing within 60 feet of open space areas shall be composed of non-combustible
materials. 22. Landscaping in areas adjacent to open space areas (Planning Area 1) shall be
compatible with preserved native vegetation.
23. Lighting adjacent to the Open Space areas (Planning Area 1) shall be selectively placed, shielded, and directed away from conserved habitat.
24. This planning area, or portion thereof, is designated as a location for the provision
of on-site affordable housing, which per the Housing Element and Carlsbad Municipal Code, may allow for modifications to the Carlsbad Zoning Ordinance, Planning Division Policies, and this Master Plan.
25. In addition to the standards listed above, the Design Guidelines provided in Section III.B of this Master Plan also shall apply.
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-38
October 8, 2012
f) Planning Area 8 – Multifamily Development - Site Zoning Regulations and Criteria (see Figure III-7, Planning Area 8)
Planning Area 8 is approximately 14.7 gross acres and is located northerly of the intersection of Street “Z” (Lisa Street) and the east-west oriented collector roadway in the West Village of the Master Plan area. Planning Area 8 will include a maximum
of 248 multifamily units. The Inclusionary (Affordable) Housing requirement for the
West Village will be met with affordable units in Planning Areas 7 or 8. A minimum of 100 units of the total units constructed within Planning Areas 7 and/or 8 shall be developed as housing for senior citizens, as defined in Chapter 21.84 of the Carlsbad
Municipal Code. Senior housing units that are restricted to the appropriate lower
income rates may qualify as combined affordable/senior housing projects. Access to
Planning Area 8 will be provided via the West Village main entry road (Street “Z”) and a local street. The overall net density of development within Planning Areas 7 and 8 together shall be a minimum of 20 du/ac.
Common recreation areas shall be provided in Planning Area 8. Additionally, residents of Planning Area 8 shall have access to the recreational facilities located in Planning Area 4. The actual area and components of community recreation facilities
required for Planning Area 8 will be determined at the time of discretionary review
and shall be based on the final number and type of residential units constructed
within the Planning Area in accordance with the provisions of Chapter 21.45 of the Carlsbad Municipal Code and this Master Plan.
The purpose of this planning area is to allow for a unique multifamily neighborhood that will create a sense of place within the Robertson Ranch Master Plan. Planning Area 8 will provide multifamily homes that will be connected not only by
automobile, but also by pedestrian and bicycle trails. This Planning Area may be
developed with more than one product type to allow more flexibility in site design
and to allow for a transition of housing types from higher densities near the commercial center to lower densities at the transitions to the surrounding single-
family neighborhoods.
Implementation of Master Plan Vision and Goals
The Ahwahnee Principles are incorporated into the design of this Master Plan. Housing, jobs, daily needs and other activities are all within the Master Plan Village and are an easy walking/biking distance from this planning area. Planning Area 8 is
just north of the proposed Village Center where commercial retail and community
facilities will be located. This connectivity is in line with the Ahwahnee Principles.
Within the planning area, common recreation areas will be provided in accordance with the Master Plan. These common recreation areas will serve as the planning
areas public gathering spaces in compliance with the Ahwahnee Principles. Planning
Area 8 residents will also have access to the Community Recreation Facilities located
in Planning Area 4. Transit stops are located close by on El Camino Real and the
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-39
October 8, 2012
planning area will be served by pedestrian and bicycle access from both Street Z and
local connector streets within the community.
• General Plan Land Use Designation: RH (High Density,15-23 du/ac)
Land Use Regulations
• Dwelling Unit Allocation: 248 units (May be increased pursuant to the affordable housing requirements indicated below.)
• Density: 20.0 du/ac (Overall minimum density of PA 7 and 8 together
shall be no less than 20.0 du/ac) (May be increased pursuant to the
affordable housing requirements indicated below.)
• Underlying Zone Designation: RD-M (Residential Density – Multiple)
• Multifamily homes including, but not limited to, the following types: town
homes, condominiums, apartments, stacked flats, duplexes, triplexes, six-
plexes.
Product Type
• Tentative Subdivision Map (if developed as “for-sale” units)
Required Development Permits
• Planned Development Permit (if developed as “for-sale” units)
• Site Development Plan (for affordable housing and/or apartments)
• Hillside Development Permit (if required)
• Notwithstanding that internal portions of PA 8 may calculate individually over or under 20 du/ac, the overall net density of development within Planning Areas 7 and 8 together shall be constructed at a minimum of 20
du/ac.
Development Standards
• The density can be increased for affordable housing products (and/or
senior housing with affordable component) subject to the findings required and provisions provided pursuant to Carlsbad Municipal Code Section 21.53.120 (Density Modification) or Chapter 21.86 (Density Bonus). Any
product density above 23 du/ac shall be evaluated through one of these
processes. Compliance with Density Modification or Bonus criteria will
be evaluated at the site plan review stage of the development process. As a result of such density increase that may be approved, a corresponding
decrease in unit count (density transfer) in another location on the West
Village will be required, so as to not exceed the overall total maximum
unit allocation for the West Village.
• An applicant for development of Senior and/or Affordable Housing may apply for standards modifications pursuant to the allowances identified in Carlsbad Municipal Code Section 21.53.120 and/or Chapter 21.86.
Requirements and modifications for senior/affordable projects shall be
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-40
October 8, 2012
articulated and approved through implementation of the required
Affordable Housing Agreement.
• Development in Planning Area 8 shall comply with all applicable
regulations and development standards of the Carlsbad Municipal Code
(CMC), including zoning standards for the RD-M zone (CMC Chapter 21.24) [if apartments], the Planned Development Ordinance (CMC
Chapter 21.45.060) Table C, General Development Standards Applicable
to All Planned Developments, and Table E, Multiple Dwelling
Development Standards, [if condominiums] and Council Policy 66, except as modified by the Robertson Ranch Master Plan.
• Planning Area 8 development may include either or both rental apartments
and/or for sale condominium products. Apartment rental units are not
subject to the Planned Development Ordinance.
• A minimum of 100 square feet of Community Recreation Facilities per
dwelling unit shall be provided on-site within Planning Area 8 (for apartments). A minimum of 150 square feet of Recreation Facilities shall be provided for condominium projects.
• Community recreational space shall be provided as both passive and active
recreational facilities for a variety of age groups (a minimum of 75 percent
of the area allocated for active facilities).
• Community recreational space shall be centrally located in relationship to all project units. Credit for indoor recreation facilities shall not exceed 25 percent of the required centralized community recreation areas. Required
community recreation areas shall not be located in any required front yards
and may not include any streets, drive-aisles, driveways, parking areas,
walkways, storage areas, or any slopes of 5 percent or greater.
• Apartments and/or senior housing shall comply with the requirements of Chapter 21.24 and 21.84, respectively, of the Carlsbad Zoning Code.
• Condominium uses, if implemented within Planning Area 8, shall comply
with CMC Chapter 21.45,, with the following exceptions:
Community
Recreation Space
No less than 100 square feet per unit (150 sf if
condominiums) shall be provided in a common
recreation location(s) on-site.
Minimum Building
Setbacks, Private or Public Streets*
• To front porch: 10 feet.
• To residential structure: 10 feet
• To street side yard: 10 feet
• To side entry garage: 10 feet
• To direct entry garage: 20 feet
Minimum Building
Setbacks, Driveway
or Motor Court
• Residence: 5 feet at first floor with 0-foot setback on
the second floor.
• Garage: 3 feet from roadway to garage door.
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-41
October 8, 2012
Minimum Building Separation • Minimum 10 feet between buildings
• The front faces of buildings shall be a minimum of 20 feet apart.
• Entries, stairs, and balconies may encroach up to 6 feet within these setbacks, provided a minimum 10-
foot separation between the encroaching element and
opposing structure (including opposing elements) is
maintained. Patios may encroach within these setbacks without restriction, provided a 10-foot
separation between structures is maintained.
• Minimum 30 feet between opposing garage doors
Resident Parking • Two-car resident parking required, may be in the form of the following:
• 1-car covered garage at 12 feet x 20 feet (min.)
and one designated uncovered space;
• Two separate one car garages (min. 12 feet x 20
feet each);
• 2-car covered tandem garage at 12 feet x 40 feet (min.); or
• 2-car covered side by side garage at 20 feet x 20
feet (min.)
• Parking for senior housing shall be pursuant to
the requirements of Carlsbad Municipal Code
Chapter 21.84, Housing for Senior Citizens, except that the applicant may apply for standards modifications, including requested parking
reductions, pursuant to applicable City codes.
• One covered parking space per senior dwelling
unit is required.
Private
Recreational Space
Each unit shall include a patio or balcony, subject to the
following minimum area requirements:
• Patio: 100 square feet (min. dimension of 8 feet)
• Balcony: 60 square feet (min. dimension of 6 feet)
*Setbacks shall be measured from the right-of-way, back of landscape buffer,
back of sidewalk, or 10 feet from face of curb (whichever is greater).
Not Applicable
Minimum Lot Size
Not Applicable
Minimum Lot Dimensions
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-42
October 8, 2012
• Setbacks for condominiums shall be pursuant to Chapter 21.45 (Planned
Development Ordinance), unless modified by the Master Plan.
Setbacks
• Setbacks for apartments shall be pursuant to CMC Chapter 21.24.
• Maximum of three stories and 40 feet to the roof ridgeline with a minimum roof pitch of 3:12.
Building Height
• Maximum of 35 feet for structures with a roof pitch less than 3:12.
• For two-story duplex dwellings with a minimum roof pitch of 3:12 the
maximum height shall be 30 feet. For two-story duplex dwellings with a
roof pitch less than 3:12 the maximum height shall be 24 feet.
• RV Parking shall be provided concurrent with development as required by
the Planned Development Ordinance as provided for in Master Plan
Section II.E.5. RV parking is not required for portions of the Planning
Area that are developed with rental apartments.
RV Parking
The Inclusionary Housing requirement for Planning Area 8 shall be provided in
Planning Area 7 and/or Planning Area 8 as approved by the City of Carlsbad, in accordance with the schedule established by an Affordable Housing Agreement for
the West Village.
Affordable Housing
1. Units should be designed to front on the east-west oriented Collector Road or should face onto the community recreation areas to the extent possible.
Special Design Criteria
2. A 10-foot landscape buffer shall be provided on the east-west collector road.
This landscape buffer is intended to provide an enhanced landscaped pedestrian link between the community core and recreation facilities in Planning Area 4.
3. Where a slope is facing the Collector Road, terraced front yard areas/porches may
be appropriate, if practical. 4. Avoid the use of walls at the perimeter of the project, unless needed for screening
of vehicles or noise abatement.
5. Entries which face onto a motorcourt or drive aisle serving garages are discouraged.
6. Carports or garages shall not be directly accessed from the east-west oriented
Collector Road.
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-43
October 8, 2012
7. Parking areas shall be screened from public or private streets with a combination
of low walls, berms, or landscaping.
8. Single-story elements shall be incorporated into the building design, where
feasible, to create a pedestrian-scale environment.
9. If common area is proposed, a refuse collection area will be provided in accordance with section III.B.3.(k) of this Master Plan. A refuse collection area shall not be required if individual unit refuse collection is proposed.
10. Bicycle storage lockers shall be provided for residential units.
11. Pedestrian connections shall be included to facilitate access to bus stops, adjoining neighborhood trails, and the Village commercial center.
12. Pedestrian and bicycle connections shall be provided between Planning Area 8 and Community Core, as depicted on Figure III-54, Pedestrian Circulation Plan.
13. Traffic calming elements shall be incorporated into the design of internal drives
within this Planning Area in order to reduce the speed of through traffic and
enhance pedestrian safety. Examples of traffic calming elements that are appropriate for this planning area include the use of traffic circles at intersections, “T” intersections, reduced-width streets, and/or the incorporation of medians,
enhanced paving, and/or landscape elements at pedestrian crossings (Figures IV-4
and IV-5, Traffic Calming Details). 14. An optional Community Core, as depicted on Figure III-27, Key to Entries, Signs and Edge Conditions, and Figure III-35, Conceptual Community Core Plan, may
be provided at the intersection of Street “Z” and the east-west oriented collector
road that serves this Planning Area.
15. An optional entry treatment, as depicted on Figure III-27, Key to Entries, Signs
and Edge Conditions, Figure III-33, Conceptual Neighborhood Entry Plan, and,
Figure III-34 Conceptual Neighborhood Entry Elevation, may be provided at the entrance into Planning Area 8 from the east-west oriented collector extending from Street “Z.”
16. This planning area, or portion thereof, is designated as a location for the provision
of on-site affordable housing, which per the Housing Element and Carlsbad Municipal Code, may allow for modifications to the Carlsbad Zoning Ordinance,
Planning Division Policies, and this Master Plan.
17. In addition to the standards listed above, the Design Guidelines provided in Section III.B of this Master Plan also shall apply.
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-45
October 8, 2012
g) Planning Area 9 has been deleted and incorporated into Planning Area 9/10.
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-46
October 8, 2012
h) Planning Area 9/10 – Single Family – Site Zoning Regulations and Criteria (see
Figure III-8, Planning Area 9/10)
Planning Area 10 consists of approximately 20.3 gross acres and is allocated 74
single-family homes on minimum 6,000 square foot lots. Access to Planning Area
9/10 will be provided via an extension of Edinburgh Drive from the north and from a collector/local road extending from Street “Z” to the south. Planning Area 9/10 shall be designed as a gated community.
Description
Development of Planning Area 9/10 will require approval of a Planned Development
Permit pursuant to the procedures identified in the City’s Planned Development Ordinance, Carlsbad Municipal Code Chapter 21.45. Development standards shall be pursuant to the Planned Development Ordinance unless modified by the Master Plan.
Where there are conflicts between the requirements specified in Chapter 21.45 and
the requirements of this Master Plan, the Master Plan requirements shall prevail, unless implementation of those requirements result in hazards to the health and safety of residents, guests or other persons.
The purpose of this planning area is to allow for a unique small lot, single-family neighborhood that will create a sense of place within the Robertson Ranch Master Plan. Planning Area 9/10 will provide single family homes on minimum 6,000
square foot lots that will be connected by pedestrian and bicycle trails.
Implementation of Master Plan Vision and Goals
The Ahwahnee Principles will be incorporated into the design of this plan. Housing, jobs, daily needs and other activities are all within the Master Plan Village and are an
easy walking/biking distance from the planning area. Planning Area 10 includes a
trail connection along the east side of the planning area to be used by residents for
enjoyment and access to other planning areas. This results in a well-defined open space edge consistent with the Ahwahnee Principles.
• General Plan Land Use Designation: RLM (Low Medium Density, 0-4
du/ac)
Final Land Use Regulations
• Dwelling Unit Allocation: 74 units
• Density: 4.0 du/ac
• Underlying Zone Designation: RD-M (Residential Density – Multiple)
• Single-family dwellings on 6,000 square foot lots
Product Type
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-47
October 8, 2012
• Common recreation areas, including, but not limited to pocket parks and tot lots.
• Tentative Subdivision Map
Required Development Permits
• Planned Unit Development Permit
• Hillside Development Permit (if required)
• Planning Area 9/10 shall provide a minimum 60-foot fire suppression zone
along the east side of the Planning Area adjacent to the open space which
serves as part of the Planning Area’s Fuel Modification Zone. Up to 10-
feet of this fire suppression zone may be situated within the residential lot (with the remaining 50-feet on the open space lot) subject to approval of
the Fire Marshal.
Development Standards
• Development in Planning Area 9/10 shall comply with all applicable
regulations and development standards of the Carlsbad Municipal Code
(CMC), including RD-M (CMC Chapter 21.24), Planned Development Standards (CMC Chapter 21.45), and Council Policies 44 and 66, except
as modified by the Robertson Ranch Master Plan.
• Accessory uses as permitted by Carlsbad Municipal Code Section
21.45.090 are allowed in this Planning Area.
• Uses within Planning Area 9/10 shall comply with CMC Chapter 21.45,,
with the following exceptions:
Community Recreational
Space
A minimum 200 square feet per unit of community recreation area shall be provided.
The required passive and active recreation facilities within PA
9/10 shall include an approximate 14,800 square foot recreation area (exact amount totaling 200 sf per unit). The recreation area may take the form of a neighborhood park, plaza, dog park, or
similar facility and shall include tables and benches and/or
outdoor seating areas. The portions of the park designed for
passive and active uses shall be counted towards the common recreation area requirements pursuant to the Planned Development Ordinance.
Planning Area 9/10 may satisfy a portion of its community recreation facilities through an enlargement of PA 4 (Community recreation site) in excess of the base 1.0 acre required.
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-48
October 8, 2012
Maximum
Lot Coverage
Single-story and modified single-story home design lot coverage
shall cover no more than 60% of the net pad area. For modified single-story, the livable space on the second floor shall not exceed
25% of the first floor lot coverage, as defined above.
Two-story home design lot coverage shall cover no more than 45% of the net pad area. This coverage shall include balconies and second-story decks. Porches or covered entry ways with no
livable space above the porch or entry way are exempt from lot
coverage requirements regardless of size or dimensions.
Minimum
Front Yard
Setback
Front-loaded garage products shall maintain a minimum 20 feet to
garage door measured from the property line and a minimum 15
feet setback from property line to habitable space shall be provided. A minimum 10 feet setback to a side-loaded garage or porch or a covered entry is required.
Minimum Rear Yard
Setback
10 feet measured from the property line.
Minimum
Interior
Side Yard
Setback
5 feet measured from property line. Freestanding side yard fences
or walls may be permitted at the property line. In locations where
side yard retaining walls are provided, retaining walls may be
combined with the freestanding fence or wall as long as the combination retaining/freestanding fence/wall does not exceed 8-feet in height as viewed from the downhill side. In locations
where the grade is such that the combination fence/wall would
exceed 8-feet, this shall be remedied (if specifically approved by the Planning Commission) by separation of the retaining and freestanding fence or wall by a minimum of 2 horizontal feet of
landscaped area, such that a minimum of 3-feet of clear space
continues to be provided between the retaining wall and the
residential structure. Permitted intrusions into required building setbacks are allowed as specified in Zoning Code Section
21.46.120, as long as a minimum of 3-foot clear space is
maintained between wall or fence (retaining or privacy) and
structure.
Private
Recreation
Space
Minimum 15 feet X 15 feet of useable rear or side yard for single-
story or modified single-story homes. Minimum 18 feet X 18 feet
of useable rear or side yard for two-story homes.
• The minimum lot size shall be 6,000 square feet.
Minimum Lot Size
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-49
October 8, 2012
• Minimum lot width at the front setback line (10-feet) shall be 60 feet,
except along cul de sacs where the minimum lot width shall be 35 feet,
measured at the ROW.
Minimum Lot Dimensions
• Minimum lot depth shall be 80 feet as measured pursuant to section 21.04.225 of the Carlsbad Municipal Code.
• RV Parking shall be provided concurrent with development as required by
the Planned Development Ordinance as indicated in Master Plan Section II.E.5.
RV Parking
The Inclusionary Housing requirement for Planning Area 9/10 shall be provided in Planning Area 7 and/or 8 in accordance with the schedule established by an Affordable Housing Agreement for the West Village.
Affordable Housing
1. Twenty percent (20%) of the homes in the initial development of this planning area shall be designed as single-story. Single story is defined as a maximum
plate-line of 15 feet and a maximum building height of 20 feet. Lofts are
permitted subject to CMC Section 21.04.330. Alternatively, a total of 25 percent
of the homes in Planning Area 9/10 shall be designed as either single-story or modified single story homes, provided that no fewer than 15 percent of the homes in the planning area are designed as single-story homes. Homes designed as
modified single story homes shall conform to the following criteria:
Special Design Criteria
• Modified Single-Story
. To qualify as a Modified Single-Story home, the structure must comply with the following criteria: A minimum of 60 percent of the area of the roof shall be single story.
A two-story element may be added in the central portion of the front
and rear elevation. For modified single-story, the livable space on
the second floor shall not exceed 25 percent of the first floor lot coverage.
• The Single Story or modified single-story units are intended to be
strategically located in the lotting scheme, and distributed
throughout the village. 2. Doors, porches, balconies and walkways should face the streets, to the extent
possible, to promote social interaction along the streetscape.
3. Porches shall have a minimum depth of 6 feet, and a minimum width of 10 feet.
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-50
October 8, 2012
4. Buildings visible from surrounding roadways shall feature enhanced elevations.
5. Side-loaded garages are encouraged to vary the street theme.
6. Three-in-a-row car garages that directly face the street shall not be allowed.
7. At least one elevation/plan shall include a two-car garage with two separate garage doors facing the street.
8. Single-story and modified single-story homes shall be considered as two separate
floor plans.
9. A trail is required along the side of the planning area adjacent to Planning Area 23C.
10. Recreation facilities shall be integrated into the trail system for Planning Area 9/10 and should be sited to take advantage of views where feasible.
11. Pedestrian connections shall be included to facilitate access to adjoining
neighborhoods.
12. Traffic calming elements shall be incorporated into the design of the internal street within this planning area in order to reduce the speed of through traffic and
enhance pedestrian safety. Examples of traffic calming elements that are
appropriate for this planning area include the use of roundabouts at intersections, “T” intersections, reduced-width streets, and/or the incorporation of medians, enhanced paving, and/or landscape elements at pedestrian crossings.
13. A 5-foot wide landscape buffer area shall be provided between side or rear fences
and adjacent roadways.
14. Landscaped focal points should be provided at the end of cul-de-sac streets and at
“T” intersections.
15. An optional entry treatment, as depicted on Figure III-27, Key to Entries, Signs and Edge Conditions, Figure III-33, Conceptual Neighborhood Entry Plan, and
Figure III-34, Conceptual Neighborhood Entry Elevation, may be provided at the
entrance to Planning Area 9/10 from the south.
16. The Master HOA shall maintain landscaping within the parkways, recreation
areas, and fuel modification zones.
17. A Fire Protection Zone, as defined and illustrated in Section III.B.4.(e) (Figure III-45 Fuel Modification Plan) of this Master Plan shall be provided.
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-51
October 8, 2012
18. Landscaping in areas adjacent to open space areas (Planning Areas 23B and 23C)
shall be compatible with preserved native vegetation.
19. Lighting adjacent to the Open Space areas (Planning Areas 23B and 23C) shall be selectively placed, shielded, and directed away from conserved habitat.
20. In addition to the standards listed above, the Design Guidelines provided in
Section III.B of this Master Plan also shall apply. 21. Planning Area 9/10 shall be designed as a gated community. Vehicular gates
shall be provided at both the north and south entries to the project.
22. The height of landscaping on the back slope adjacent to the northerly property line shall respect and preserve views from the adjacent residences in The Colony to the degree feasible.
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-53
October 8, 2012
i) Planning Area 11 – Village Center - Site Zoning Regulations and Criteria (see
Figure III-9, Planning Area 11)
Planning Area 11 (approximately 15.3 gross acres) shall be developed as a Village
Center which will combine the Community Facilities requirements of the Master Plan
with retail shopping opportunities. This Planning Area may also provide an urbanized residential lifestyle alternative for those who seek to live in a more mixed-use setting, by permitting residential uses on the second story above the commercial retail uses.
Additionally, the Robertson Ranch House may be relocated to this site for
Community Facilities uses.
Description
As mentioned in Section II, DETAILED PLAN DESCRIPTION, the Robertson Ranch Master Plan is required to provide a minimum of 5.0 acres of Community Facilities
uses, pursuant to Section 21.25.070 of the Carlsbad Municipal Code. These 5.0 acres
are calculated based on the project’s 299.9 “unconstrained acres,” identified by the Local Facilities Management Plan constraints analysis for Zone 14. The Community Facilities uses shall be provided with Planning Area 2 (2.0 acres) and Planning Area
11 (3.0 acres).
The 3.0-acre Planning Area 11 community facility requirement shall be provided concurrent with the development of PA 11, and in accordance with Carlsbad Municipal Code Section 21.25.060. Shared access and parking between the
Commercial and Community Facilities uses may be allowed subject to the approval
of appropriate findings pursuant to Carlsbad Municipal Code Section 21.44.080. A total of 3.0 acres of Community Facilities will be provided in Planning Area 11 and may be adjacent to the commercial uses, integrated horizontally into the commercial
project, or an equivalent square footage can be integrated vertically into the
commercial project. The 3.0 acre total may be calculated to include building area,
parking, related landscaping and public and pedestrian circulation areas related to the Community Facilities uses. The Community Facilities may involve a number of
smaller areas, and is not required to be located as a single, contiguous area.
In addition, and in conformance with the City General Plan designation for Zone 14 and the City Growth Management Plan, the Robertson Ranch Master Plan will accommodate the commercial shopping needs of the community within Planning
Area 11. A minimum of 8.0 acres within Planning Area 11 shall be dedicated to
neighborhood commercial uses, as defined in Chapter 21.31 (C-L Zone) of the
Carlsbad Municipal Code.
Planning Area 11 promotes a mixture of uses that identify this planning area as a
focal point within the community. In conformance with the Ahwahnee Principles,
Implementation of Master Plan Vision and Goals
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-54
October 8, 2012
the proposed mix of uses promotes a “human scale” for the development wherein a
variety of activities are accessible within a short walking distance of each other. In
order to accommodate this mixture of uses, flexibility is provided in the calculation
of the minimum area devoted to each use. This flexibility accommodates a variety of innovative design alternatives, such as the vertical integration of uses, shared parking
facilities, and the provision of common areas which serve both uses. Residential uses
mixed with commercial retail and community facility uses also are encouraged by the
Ahwahnee Principles. By incorporating these compatible uses, the space becomes more livable, offering interaction on the streets during various times of the day, and also offering residents an alternative, more urban lifestyle.
• General Plan Land Use Designation: CF/L (Community Facilities/Local
Shopping Center)
Land Use Regulations
• Dwelling Unit Allocation: Determined at SDP review.
• Density: Determined at SDP review.
• Underlying Zone Designation: CF/CL (Community Facilities/Local
Shopping Center)
• Those uses listed in Sections 21.25.040 and 21.31.030, of the Carlsbad
Municipal Code shall be permitted in this Planning Area. An
amphitheater, farmers market and other community uses acceptable to the City of Carlsbad are additional allowed community facilities use, subject to the City making the necessary findings of benefit to the community and
issuance of a CUP.
• Second story residential may be permitted above commercial retail uses.
• Neighborhood commercial and community facilities.
Product Type
• Residential uses permitted above the first story.
• Site Development Plan (SDP) for stand-alone daycare, subject to Carlsbad
Municipal Code Sec. 21.83 design criteria.
Required Development Permits
• SDP for Commercial uses.1
• Conditional Use Permit as required for community facilities uses pursuant to the Carlsbad Municipal Code Chapters 21.25 and 21.31.
• Special Use Permit (El Camino Real Scenic Corridor). SUP findings may
be over-ridden by the findings and standards of this Master Plan.
• Hillside Development Permit (if required)
• Tentative Subdivision Map and Nonresidential Planned Unit Development
(PUD), as required.
1 The City Council is the final decision-making body for development of new local shopping centers pursuant to
CMC Section 21.31.
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-55
October 8, 2012
Development in Planning Area 11 shall comply with all applicable regulations and
development standards of the Carlsbad Municipal Code, including the CF and CL
zones, except as modified by the Robertson Ranch Master Plan.
Development Standards
A minimum of 8.0 acres of commercial uses shall be provided and a minimum of 3.0
net acres of Community Facilities (calculated to include building area, parking, related landscaping and public and pedestrian circulation areas related to the Community Facilities uses) is required within Planning Area 11; as follows:
Calculation of Required Facilities
• That portion of Planning Area 11 that is solely devoted to either
Neighborhood Commercial or Community Facilities uses shall be credited
towards the total area for the respective use.
• Planning Area 11 shall be designed with a secondary access driveway (right-in/right-out at El Camino Real).
• Where Community Facilities and Neighborhood Commercial uses occupy
the same building, area shall be calculated as the total square footage of
the building devoted to each respective use, such that the combined total
area within a single building may exceed the gross area of the building’s footprint. That portion of Planning Area 11 devoted to parking facilities
and/or common areas that serve both uses shall be credited towards the
required area for both the Neighborhood Commercial and Community
Facilities components.
• As a result of the flexibility afforded by this Master Plan in calculating the required area for each use, the sum of area devoted to Neighborhood Commercial and Community Facilities uses may exceed the size of the
planning area.
• For combined Community Facilities and commercial uses, a maximum of
175,000 square feet shall be allowed for buildings in Planning Area 11.
• If the site is developed in stages, an area equal to the required acreage for the use not being developed shall be reserved.
• The addition of residential uses to this planning area shall not reduce the acreage requirement for Community Facilities (CF) and Neighborhood
Commercial uses.
• The 3.0-acre Planning Area 11 CF requirement may be reduced if CF uses
have been constructed within another Planning Area as an alternative use so that the amount of acreage within Robertson Ranch devoted to Community Facilities totals 5.0 acres. The RV storage facility is not
considered to satisfy the community facility requirement.
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-56
October 8, 2012
Building Setback Requirements
• Structures shall be setback a minimum of 50 feet from El Camino Real.
This setback area shall include the required 25-foot landscape setback and an additional 25 feet building setback which may contain parking areas.
• Minimum 20 foot setback from the curb of internal private roads or
driveways.
• All combustible structures or facilities shall be setback a minimum of 60
feet from the eastern boundary of the village center.
• Setbacks shall be pursuant to Carlsbad Municipal Code (CMC) Chapter
21.31 unless modified by the Master Plan. Setbacks shall be measured from the right-of-way or back of landscape buffer, whichever is greater.
• Water quality bio-retention basins shall be allowed within the setbacks in
locations approved by the City.
• No building shall exceed a height of 35 feet or 3 stories with a minimum roof pitch of 3:12. Allowed height protrusions as described in Section
21.46.020 of the Carlsbad Municipal Code shall not exceed 45 feet.
Building Height
• Parking shall be subject to Carlsbad Municipal Code Chapter 21.44.
Parking
• Required parking facilities for commercial and CF uses may be reduced up to a maximum of 15 percent pursuant to CMC Chapter 21.44.for Common Facilities.
If residential uses are proposed within Planning Area 11, the Inclusionary Housing
requirement may be provided in Planning Area 7 and/or Planning Area 8 pursuant to
the schedule established by an Affordable Housing Agreement for the West Village.
Affordable Housing
1. In the event that a daycare use is proposed within the 65 dBA noise contour of El
Camino Real, the applicant design shall demonstrate compliance with the interior
noise standards of the City of Carlsbad Noise Guidelines Manual, prior to
approval of the use.
Special Design Criteria
2. The landscape setback along El Camino Real shall incorporate a landscape berm,
low screen wall and/or plantings of sufficient height to shield headlight shining
from the parking lot towards El Camino Real.
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-57
October 8, 2012
3. Special Architectural treatments shall be provided for all building facades that are
visible from the open space corridor and adjacent roadways, including El Camino
Real.
4. Anchor buildings should be designed with smaller commercial businesses along
the frontage to create a more interesting façade and to encourage pedestrian
activity within the village center.
5. Buildings may incorporate tower structures to accommodate the stealth installation of future Wireless Communication Facilities.
6. Opportunities for outdoor eating shall be included in the design of the Village
Center. 7. An outdoor plaza for public gathering space shall be included in the design of the
Village Center.
8. Design elements should include a mixture of fountains, enhanced paving, rich architectural detailing, seating opportunities, etc.
9. The use of enhanced paving at street crossing and within the Village Center shall
be encouraged. 10. Loading areas, parking areas, and interior drives shall be screened from view
from El Camino Real.
11. A minimum of 5 feet of landscaping (excluding car overhang areas) shall be provided between a public or private street or driveway and any adjacent parking
areas.
12. Bicycle racks shall be provided within the development to encourage alternative means of transportation.
13. Traffic calming elements shall be incorporated into and adjacent to this Planning
Area in order to reduce the speed of through traffic and enhance pedestrian safety. Examples of traffic calming elements that are appropriate for this planning area include the use of roundabouts at intersections, “T” intersections,
reduced-width streets, and/or the incorporation of medians, enhanced paving,
and/or landscape elements at pedestrian crossings (Figures IV-4 and IV-5, Traffic
Calming Details).
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-58
October 8, 2012
14. Special monumentation may be provided at the intersection of El Camino Real
and Street “Z,” as depicted on Figure III-27, Key to Entries, Signs and Edge
Conditions, Figure III-33 Conceptual West Village Entry Elevation, and Figure III-34, Conceptual West Village Entry Plan. This monument signage shall
identify the commercial center in accordance with the requirements of a special
sign program prepared pursuant to Section 21.41 of the Carlsbad Municipal Code.
15. Lighting shall be selectively placed, shielded, and directed away from conserved habitat and surrounding residential neighborhoods.
16. Signage is subject to a special sign program which will be prepared in
conjunction with the SDP proposed for Planning Area 11, pursuant to the Carlsbad Municipal Code 21.41. Signage along El Camino Real may include a freestanding monument subject to the restrictions of CMC Chapter 21.41, and
shall be restricted to reverse channel letters with halo lighting.
17. In addition to the standards listed above, the Design Guidelines provided in Section III.B of this Master Plan also shall apply.
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-60
October 8, 2012
j) Planning Area 12 – Park - Site Zoning Regulations and Criteria (see Figure III-
10, Planning Area 12)
Planning Area 12 (approximately 16.1 gross acres) is located in the West Village of
the Master Plan area and is intended to be developed by the City as a park.
Approximately 2 acres will accommodate a fire station. Access to Planning Area 12
will be provided via a public street off the traffic circle at Street “A.” This public access roadway shall also provide access to the single family home neighborhood on adjacent residential Planning Area 13.
Description
The Ahwahnee Principles are incorporated into this Planning Area through locating this park area adjacent to the multifamily homes. This higher concentration of homes and activity will ensure the park facilities and open space are utilized by the
community. Also, the park is located within easy access of Cannon Road for nearby
community use as well.
Implementation of Master Plan Vision and Goals
• Uses permitted in this zone shall be all those uses allowed under Chapter
21.33 of the Carlsbad Municipal Code. The site will be developed by the
City with sports fields and associated lighting, parking, and other
recreational uses.
Land Use Regulations
• General Plan Land Use Designation: OS (Open Space)
Product Type
• Underlying Zone Designation: OS (Open Space)
• Conditional Use Permit
Required Development Permits
• The Development standards shall be set by the City of Carlsbad Municipal
Code, Chapter 21.33 for use as a City park site unless otherwise modified by the Master Plan.
Development Standards
• Pursuant to City development.
Lot Coverage
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-61
October 8, 2012
• A 60-foot setback shall be provided from native vegetation to combustible
structures.
Setbacks
• A minimum 10-foot setback shall be provided between Street “A” and any
parking area.
• A minimum 40-foot structural setback from the right-of-way of Cannon Road shall be maintained.
1. Lighting for the fields and facilities shall, to the greatest extent feasible, be
selectively placed, shielded, and directed away from conserved habitat, the Cannon Road ROW and the surrounding residential neighborhood.
Special Design Criteria
2. Special monumentation may be provided at the intersection of Street “A” and
Cannon Road, as depicted on Figure III-27, Key to Entries, Signs and Edge Conditions, Figure III-33, Conceptual East Village Entry Elevation, and Figure III-34, Conceptual East Village Entry Plan.
3. An entry monument may be provided in the southwest corner of PA 12. This
monument shall match the thematic style and materials of the Robertson Ranch Master Plan East Village Monuments.
4. A trail from the Planning Area 23C open space shall connect to the adjacent
parking lot area. 5. A trail node may be located on the park site.
6. Pedestrian connections shall be included to facilitate access to bus stops. 7. Parking areas adjacent to Street “A” shall be screened from view by landscaping
or screen walls.
8. Planning Area 12 shall comply with Architectural and Landscape Design Guidelines of the Master Plan, unless the guidelines conflict with the functional purpose of the park site. Any deviations shall be reviewed as part of the
Conditional Use Permit.
9. Along the northern portion of Cannon Road adjacent to Planning Area 12, a 5-foot enhanced landscape buffer shall be provided immediately behind the right-
of-way of Cannon Road. A five- to six-foot sidewalk shall meander within the
right-of-way and the 5-foot enhanced landscape buffer provided outside the right-
of-way.
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-62
October 8, 2012
10. Maintenance of landscaping adjacent to Planning Area 12 along Cannon Road
and Street “A” shall be the responsibility of the Master Homeowners’
Association.
11. Planning Area 12 shall be designed with a single, shared access roadway with
Planning Area 13.
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-64
October 8, 2012
k) Planning Area 13 – and Planning Area 14 – Single Family - Site Zoning Regulations and Criteria (see Figure III-11, Planning Areas 13 and 14)
Planning Area 13 is approximately 4.5 gross (4.3 net) acres and is located along the western edge of Street “A” in the West Village of the Master Plan Area. Access to Planning Area 13 is provided from the east via Street “A.” Planning Area 13 will be
developed with up to 26 single family homes.
Planning Area 14 is approximately 3.6 gross (3.3 net) acres and is located along the western edge of Street “A” in the East Village of the Master Plan Area. Planning
Area 14 may be developed with 16 detached, single family dwelling units. Access to
Planning Area 14 is provided from the east via Street “A.”
Both Planning Area 13 and Planning Area 14 will require approval of a Planned Development Permit pursuant to the procedures identified in the City's Planned
Development Ordinance, Carlsbad Municipal Code Chapter 21.45. Development
Standards shall be pursuant to the Planned Development Ordinance and Council Policy 66, unless modified by the Master Plan. Where there are conflicts between the requirements specified in Chapter 21.45 and the requirements of this Master Plan, the
Master Plan requirements shall prevail, unless implementation of those requirements
results in hazards to the health and safety of residents, guests or other persons.
The purpose of these two planning areas is to provide for small lot single family
neighborhoods that will create a sense of place within the Robertson Ranch Master
Plan. These Planning Areas will be connected not only by automobile, but also by pedestrian and bicycle trails to the rest of the community.
Implementation of Master Plan Vision and Goals
As a result of the fact that CUSD has declined purchase of these planning areas for an
Elementary School site, the Alternative Uses adopted in the original Master Plan shall be used for these planning areas. They are as follows:
Alternative Uses
• General Plan Land Use Designation: RM (Medium Density, 4-8 du/ac))
Land Use Regulations
• Underlying Zone Designation: RD-M (Residential Density – Multiple)
• Density: 6.0 du/ac
PLANNING AREA 13
A total of 26 units may be constructed in Planning Area 13.
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-65
October 8, 2012
• Single family dwellings on minimum 5,000 square foot lots.
Product Type
• Common recreation areas, including, but not limited to pocket parks and
tot lots
• Accessory uses as permitted by Carlsbad Municipal Code Section
21.45.090.
• Tentative Subdivision Map
Required Development Permits
• Planned Development Permit
Development of Planning Area 13 shall comply with the development standards identified for Planning Area 6 of this Master Plan, plus the zoning standards for the
RD-M zone, except as modified by this Master Plan.
Development Standards
The Inclusionary Housing requirement for Planning Area 13 shall be provided in
Planning Area 7 or Planning Area 8 concurrent with the schedule established by an
Affordable Housing Agreement for the West Village.
Affordable Housing
No structure shall exceed 30 feet in height measured from the final grade. Exceptions
may be granted by the Planning Commission at the specific request and need of an
educational institution.
Building Height
A minimum of 6,000 square feet of community recreation area shall be provided for
within Planning Area 13.
Passive and Active Recreation Facilities
Special Design Criteria
1. Twenty percent (20%) of the homes in the initial development of this planning
area shall be designed as single-story. Single story is defined as a maximum
plate-line of 15 feet and a maximum building height of 20 feet. Lofts are permitted subject to CMC Section 21.04.330. Alternatively, a total of 25 percent
of the homes in Planning Area 6 shall be designed as either single-story or
modified single story homes, provided that no fewer than 15 percent of the homes
in the planning area are designed as single-story homes. Homes designed as modified single story homes shall conform to the following criteria:
• Modified Single-Story. To qualify as a Modified Single-Story
home, the structure must comply with the following criteria: A
III. DEVELOPMENT AND Robertson Ranch REGULATORY PROVISIONS
Robertson Ranch Master Plan Page III-66
October 8, 2012
minimum of 60 percent of the area of the roof shall be single story.
A two-story element may be added in the central portion of the front
and rear elevation. For modified single-story, the livable space on
the second floor shall not exceed 25 percent of the first floor lot coverage.
• The single story or Modified Single-Story units are intended to be
strategically located in the lotting scheme, and distributed
throughout the village. 2. An optional entry treatment, as depicted on Figure III-27, Key to Conceptual Community Entries, Recreational Amenities, and Edge Conditions, Figure III-33,
Conceptual Neighborhood Entry Plan, and Figure III-34, Conceptual
Neighborhood Entry Elevation, may be provided at the intersection of Street “A” and a local street extending from Street “A.”
3. A trail shall be provided along the west edge of Planning Area 13, and shall be
maintained by the City or Master HOA. 4. All combustible structures or facilities shall be setback from natural open space
areas in accordance with the Fuel Modification Plan (Figure III-45).
5. Parking areas adjacent to Street “A” shall be screened from view by landscaping or screen walls.
6. A 5-foot landscape buffer shall be provided on Street “A”.
7. The Fire Protection Zone provided for Planning Area 13, shall be 60-feet in depth, however up to 10-feet of this zone may be situated within the residential
lot (with the remaining 50-feet on the open space lot) subject to approval of the
Fire Marshal. 8. Planning Area 13 shall be designed with a single, shared access roadway with
Planning Area 12.
9. Planning Area 13 shall incorporate the Adjacency Standards as identified in the Carlsbad HMP. Such standards shall include lighting, fencing and other criteria intended to minimize the impact upon the revegetated open spaces provided in
Planning Area 23C.
10. Landscaping adjacent to the open space area (PA 23C) shall be compatible with preserved native vegetation.
11. Lighting adjacent to Planning Area 23C shall be shielded away from adjacent
open spaces.
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October 8, 2012
12. In addition to the standards listed above, the Design Guidelines provided in
Section III.B of this Master Plan also shall apply.
13. Planning Area 13 shall be designed with a single, shared access roadway with Planning Area 12.
PLANNING AREA 14 A maximum of 16 single family dwelling units may be permitted within Planning Area 14.
For Planning Area 14, the development standards, special design criteria, and
development permits required shall be the same as those indicated for PAs 16, 17, and 18.
Planning Area 14 shall be incorporated into PA 16 and shall utilize the same
architectural design. No additional pocket parks are required for PA 14. However, the project is required to demonstrate that the required recreation area for PA 14 (200 sf/unit) has been included as an enlargement of PA 19.
Planning Area 14 may be annexed into the East Village HOA so that the residents have access to the Community Recreation area within Planning Area 19.
Homeowners Association
Special Design Criteria
1. Planning Areas 14 shall maintain the same residential unit development standards and design requirements as adjacent Planning Area 16, including the required
elements per Carlsbad Municipal Code Chapter 21.45, and the exclusions
identified in this Master Plan.
2. Single-story elements shall be incorporated into the building design, where
feasible, to create a pedestrian oriented environment and to articulate the mass of
the buildings.
3. Building elevations visible from the surrounding roadways and sidewalks/trails shall feature enhanced elevations.
4. Pedestrian connections shall be included to facilitate access to adjoining
neighborhoods.
5. A Homeowners’ Association shall maintain landscaping within the parkways,
paseos, pocket parks, and perimeter slopes.
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October 8, 2012
6. A Fire Protection Zone, as discussed and illustrated in Section III.B.4(e) of this
Master Plan, shall be provided. The Fire Protection Zone provided for Planning
Area 14 shall be 60-feet in depth into adjacent Planning Area 23C.
7. Landscaping adjacent to the open space area (PA 23C) shall be compatible with
preserved native vegetation.
8. Lighting adjacent to Planning Area 23C shall be shielded away from adjacent open spaces.
9. In addition to the standards listed above, the Design Guidelines provided in
Section III.B of this Master Plan also shall apply.
10. Planning Area 14 shall incorporate the Adjacency Standards as identified in the Carlsbad HMP. Such standards shall include lighting, fencing and other criteria
intended to minimize the impact upon the revegetated open spaces provided in
Planning Area 23C. 11. A trail shall be provided along the west edge of Planning Area 14, and shall be
maintained by the City or Master HOA.
12. A trail node may be located on PA 14.