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HomeMy WebLinkAbout2014-08-20; Planning Commission; Resolution 7070 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING A MASTER PLAN AMENDMENT TO MODIFY CERTAIN DEVELOPMENT STANDARDS IN PLANNING AREAS 3, 5, 6, 9/10, AND 13 OF THE ROBERTSON RANCH MASTER PLAN ON PROPERTY LOCATED NORTH OF CANNON ROAD AND NORTHEAST OF EL CAMINO REAL IN LOCAL FACILITIES MANAGEMENT ZONE 14. CASE NAME: ROBERTSON RANCH MASTER PLAN DEVELOPMENT STANDARDS AMENDMENT CASE NO: MP 02-03(F) WHEREAS, Rancho Costera LLC, “Developer/Owner,” has filed a verified application with the City of Carlsbad regarding property described as A portion of Parcel 1 of certificate of compliance CE 13-07, recorded February 19, 2014 as instrument No. 2014-0067828 of official records, in the City of Carlsbad, County of San Diego, State of California (“the Property”); and WHEREAS, said verified application constitutes a request for a Master Plan Amendment, the specific text revisions of which are shown on Exhibit “MP 02-03(F)“ dated August 20, 2014, which are attached to this resolution and on file in the Carlsbad Planning Division, ROBERTSON RANCH MASTER PLAN – MP 02-03(F), as provided by MP 02-03 and Chapter 21.38 of the Carlsbad Municipal Code; and WHEREAS, the Planning Commission did, on August 20, 2014, consider said request; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of all persons desiring to be heard, said Commission considered all factors relating to the Master Plan Amendment. WHEREAS, on November 14, 2006, the City Council approved, MP 02-03, as described and conditioned in Planning Commission Resolution No. 6106 and City Council Ordinance No. NS-822; and WHEREAS, on October 15, 2008 the City Council approved, MP 02-03(A), as described and conditioned in Planning Commission Resolution No. 6490 and City Council Ordinance No. CS-020; and PLANNING COMMISSION RESOLUTION NO. 7070 PC RESO NO. 7070 -2- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 WHEREAS, on December 16, 2009, the City Council approved, MP 02-03(B), as described and conditioned in Planning Commission Resolution No. 6660 and City Council Ordinance No. CS-076; and WHEREAS, on December 4, 2012, the City Council approved, MP 02-03(C), as described and conditioned in Planning Commission Resolution No. 6912 and City Council Ordinance No. NS-197; and WHEREAS, on May 1, 2013, the City Council approved, MP 02-03(D), as described and conditioned in Planning Commission Resolution No. 6970; and WHEREAS, on February 5, 2014, the City Council approved, MP 02-03(E), as described and conditioned in Planning Commission Resolution No. 7034 and City Council Ordinance No. CS-244; and NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of Carlsbad as follows: A) That the foregoing recitations are true and correct. B) That based on the evidence presented at the public hearing, the Commission APPROVES ROBERTSON RANCH MASTER PLAN – MP 02-03(F) based on the following findings and subject to the following conditions: Findings: 1. The Planning Commission finds that the project, as conditioned herein, is in conformance with the Elements of the City’s General Plan, based on the facts set forth in the staff report dated August 06, 2014 including, but not limited to the following: the proposed minor modifications of various development standards for the single-family residential planning areas PA 3, PA 5, PA6, PA9/10, and PA 13 do not increase the densities or change the boundaries of the subject property or involve the addition of a new use or group of uses not shown on the approved master plan or rearrange uses within the master plan. The proposed development standard modifications are consistent with the previously approved master plan which was analyzed and found to be consistent with the City’s General Plan. Additionally, the proposed modifications add some flexibility to the development standards of the master plan which may result in a greater variety of housing product, which will benefit future residents of the Robertson Ranch West Village. 2. The City Planner has determined that: a. the project is a subsequent activity of a project for which a program EIR (EIR 03-03) was prepared, and a notice for the activity has been given, which includes statements that PC RESO NO. 7070 -3- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 this activity is within the scope of the program approved earlier, and that the program EIR (EIR 03-03) adequately describes the activity for the purposes of CEQA) [15168(c)(2) and (e)] and is a project for which a subsequent Mitigated Negative Declaration was previously adopted [15162]. b. this project is consistent with the plan cited above; c. EIR 03-03 was certified and a subsequent Mitigated Negative Declaration Negative Declaration was adopted in connection with the prior project or plan; d. the project has no new significant environmental effect not analyzed as significant in the prior EIR and Mitigated Negative Declaration; e. none of the circumstances requiring a Subsequent EIR or Mitigated Negative Declaration or a Supplemental EIR under CEQA Guidelines Sections 15162 or 15163 exist. 3. That all necessary public facilities can be provided concurrent with need and adequate provisions have been provided to implement those portions of the Capital Improvement Program applicable to the subject property, in that all necessary infrastructure required to support the buildout of the Robertson Ranch West Village has been identified and will be provided concurrently with the buildout of the project. 4. That the residential and open space portions of the planned community will constitute an environment of sustained desirability and stability, and that it will be in harmony with or provide compatible variety to the character of the surrounding area, and that the sites proposed for public facilities, such as schools, playgrounds, and parks, are adequate to serve the anticipated population and appear acceptable to the public authorities having jurisdiction thereof, in that Planning Areas within the Robertson Ranch West Village will cumulatively provide a variety of housing types, recreation facilities, retail services, and habitat preservation. 5. That the proposed commercial uses will be appropriate in area, location, and overall design to the purpose intended, that the design and development standards are such as to create an environment of sustained desirability and stability, and that such development will meet performance standards established by Title 21, in that development of a retail center within close proximity to residential neighborhoods promotes sustainability and the use of alternate modes of transportation to access the center. 6. Recreational, and other similar nonresidential uses, are proposed, and surrounding areas are protected by the Master Plan from any adverse effects from such uses, in that the non- residential uses are located within the central core and in an isolated planning area adjacent to El Camino Real and Open Space of the master plan and will therefore not have adverse edge effects. 7. That the streets and thoroughfares proposed are suitable and adequate to carry the anticipated traffic thereon, in that all streets are designed to City of Carlsbad Engineering standards. 8. That the proposed commercial development can be justified economically at the location proposed and will provide adequate commercial facilities of the types needed at such location proposed, in that the commercial services for the Robertson Ranch West Village Planning Area 11 are planned as local in nature to serve the daily needs of immediate residential neighborhoods. PC RESO NO. 7070 -4- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 9. That the area surrounding the proposed Master Plan area is or can be planned and zoned in coordination and substantial compatibility with the Master Plan area, in that the residential neighborhoods adjoining the master plan are of a similar type and density as in the master plan and that surrounding neighborhoods are linked by a pedestrian trail system allowing and promoting access to the master plan commercial center. 10. That appropriate measures are proposed to mitigate any adverse environmental impact as noted in the adopted Environmental Impact Report for the Robertson Ranch Master Plan, in that development is subject to the mitigation measures imposed with the Certified Environmental Impact Report (EIR 03-03) for the Robertson Ranch Master Plan and Mitigation Monitoring and Reporting Program and the subsequently adopted Mitigated Negative Declaration for the Robertson Ranch West Village (MP 02-03(C). 11. The Planning Commission has reviewed each of the exactions imposed on the Developer contained in this resolution, and hereby finds, in this case, that the exactions are imposed to mitigate impacts caused by or reasonably related to the project, and the extent and the degree of the exaction is in rough proportionality to the impact caused by the project. Conditions: 1. Staff is authorized and directed to make, or require Developer to make, all corrections and modifications to the Master Plan Amendment document(s) necessary to make them internally consistent and in conformity with final action on the project. Development shall occur substantially as shown in the approved Exhibits. Any proposed development, different from this approval, shall require an amendment to this approval. 2. Prior to the issuance of any permits for the project, the applicant shall submit to the City Planner a digital copy and a camera-ready master copy of the ROBERTSON RANCH MASTER PLAN – MP 02-03(F), in addition to the required number of bound copies. NOTICE Please take NOTICE that approval of your project includes the “imposition” of fees, dedications, reservations, or other exactions hereafter collectively referred to for convenience as “fees/exactions.” You have 90 days from date of final approval to protest imposition of these fees/exactions. If you protest them, you must follow the protest procedure set forth in Government Code Section 66020(a), and file the protest and any other required information with the City Manager for processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or annul their imposition. You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT APPLY to water and sewer connection fees and capacity charges, nor planning, zoning, grading, or other similar application processing or service fees in connection with this project; NOR DOES IT APPLY to any fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the statute of limitations has previously otherwise expired. EXHIBIT "MP 02-03{F)" August 20, 2014 ROBERTSON RANCH MASTER PLAN AMENDMENT WEST VILLAGE SINGLE FAMILY ARCIDTECTURAL STANDARDS PROPOSED MODIFICATIONS TO SINGLE FAMILY ARCIDTECTURAL STANDARDS Proposed Text Modifications (Strike-out Version) 7/30/14 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. 2. Development Standards Planning Area 3– Single Family – Site Zoning Regulations and Criteria (see Figure III-2, Planning Area 3) Description Planning Area 3 consists of approximately 17.1 gross acres and is allocated 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. Development of Planning Area 3 will require approval of a Planned Development Permit pursuant to the procedures identified in the City’s Planned Development Ordinance, Carlsbad Municipal Code Chapter 21.45. Development standards shall be pursuant to the Planned Development Ordinance unless modified by the Master Plan. Where there are conflicts between the requirements specified in Chapter 21.45 and the requirements of this Master Plan, the Master Plan requirements shall prevail, unless implementation of those requirements results in hazards to the health and safety of residents, guests or other persons. Implementation of Master Plan Vision and Goals The purpose of this planning area is to provide for a unique small lot single-family neighborhood that will create a sense of place within the Robertson Ranch Master Plan. Planning Area 3 will provide single family homes on 4,000 square foot lots that will be connected by pedestrian and bicycle trails. The Ahwahnee Principles have been incorporated into the design of this Master Plan. Housing, jobs, daily needs and other activities are all within the Master Plan and are an easy walking/biking distance from this planning area. Transit stops are also located close by on El Camino Real. In order to help promote the Master Plan’s goal of pedestrian connectivity, a pedestrian trail will be provided within Planning Area 3. It is envisioned that this Planning Area’s recreation facilities will be integrated into the pedestrian trail system and sited to take advantage of the views. This Planning Area will have a well-defined open space edge, consistent with the Ahwahnee Principles. Final Land Use Regulations General Plan Land Use Designation: RM (Medium Density, 4-8 du/ac) Dwelling Unit Allocation: 85 Units Density: 5.5 du/ac Underlying Zone Designation: RD-M (Residential Density – Multiple) 2. Development Standards Planning Area 3– Single Family – Site Zoning Regulations and Criteria (see Figure III-2, Planning Area 3) Description Planning Area 3 consists of approximately 17.1 gross acres and is allocated 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. Development of Planning Area 3 will require approval of a Planned Development Permit pursuant to the procedures identified in the City’s Planned Development Ordinance, Carlsbad Municipal Code Chapter 21.45. Development standards shall be pursuant to the Planned Development Ordinance unless modified by the Master Plan. Where there are conflicts between the requirements specified in Chapter 21.45 and the requirements of this Master Plan, the Master Plan requirements shall prevail, unless implementation of those requirements results in hazards to the health and safety of residents, guests or other persons. Implementation of Master Plan Vision and Goals The purpose of this planning area is to provide for a unique small lot single-family neighborhood that will create a sense of place within the Robertson Ranch Master Plan. Planning Area 3 will provide single family homes on 4,000 square foot lots that will be connected by pedestrian and bicycle trails. The Ahwahnee Principles have been incorporated into the design of this Master Plan. Housing, jobs, daily needs and other activities are all within the Master Plan and are an easy walking/biking distance from this planning area. Transit stops are also located close by on El Camino Real. In order to help promote the Master Plan’s goal of pedestrian connectivity, a pedestrian trail will be provided within Planning Area 3. It is envisioned that this Planning Area’s recreation facilities will be integrated into the pedestrian trail system and sited to take advantage of the views. This Planning Area will have a well-defined open space edge, consistent with the Ahwahnee Principles. Final Land Use Regulations General Plan Land Use Designation: RM (Medium Density, 4-8 du/ac) Dwelling Unit Allocation: 85 Units Density: 5.5 du/ac Underlying Zone Designation: RD-M (Residential Density – Multiple) Product Type Single-family dwellings on minimum 4,000 square foot lots Common recreation areas, including, but not limited to pocket parks and tot lots. Typical single-family residence accessory uses. Required Development Permits Tentative Subdivision Map Planned Development Permit Hillside Development Permit (if required) Development Standards Planning Area 3 shall provide a minimum 60-foot fire suppression along the west and south sides of the Planning Area. Up to 10-feet of this fire suppression zone may be situated within the residential lot (with the remaining 50-feet on the open space lot) subject to approval of the Fire Marshal. Development in Planning Area 3 shall comply with all applicable regulations and development standards of the Carlsbad Municipal Code (CMC), including the RD-M (CMC Chapter 21.24), the Planned Development Ordinance (CMC Chapter 21.45), and the intent of City Council Policies 44 and 66, except as modified by the Robertson Ranch Master Plan. Community Recreational Space A minimum 200 square feet per unit of community recreation area shall be provided. The required passive and active recreation facilities within PA 3 shall include an approximate 17,000 square foot recreation area (exact amount totaling 200 sf per unit). The recreation area may take the form of a neighborhood park, plaza, dog park, or similar facility and shall include tables and benches and/or outdoor seating areas. The portions of the park designed for passive and active uses shall be counted towards the common recreation area requirements pursuant to the Planned Development Ordinance. Planning Area 3 may satisfy a portion of its common recreation facilities through an enlargement of PA 4 (Community recreation site) in excess of the base 1.0 acre required per the Master Plan. 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% 40% of the first floor lot coverage, as defined above. Two-story home design lot coverage shall cover no more than 45% of the net pad area. This coverage shall include balconies and second-story decks. Porches or covered entry ways with no livable space above the porch or entry way are exempt from lot coverage requirements regardless of size or dimensions. Minimum Front Yard Setback Front-loaded garage products shall maintain a minimum 20 feet to garage door measured from the property line and a minimum 15 feet setback from property line to habitable space shall be provided. A minimum 10 feet setback to a side-loaded garage or porch or a covered entry is required. Minimum Rear Yard Setback 1) 10 feet measured from the property line. OR 2) 5 feet measured from property line for not more than 50% of the rear lot width for single-story building components in combination with a minimum 450 square foot contiguous private open recreation space on single-story or modified single-story home lots (minimum dimension of 15 feet), or a minimum 540 square foot contiguous private open recreation space on two-story home lots (minimum dimension of 18 feet). A minimum 20 foot separation shall be provided between rear yard building planes on opposing lots. Attached solid/lattice patio covers and decks/balconies, subject to lot coverage requirements, may project into the private open recreation space with a 5 foot side yard setback and 10 foot rear yard setback to the support posts. A two foot overhang is permitted. Minimum Side Yard Setback 5 feet measured from property line. Freestanding side yard fences or walls may be permitted at the property line. In locations where side yard retaining walls are provided, retaining walls may be combined with the freestanding fence or wall as long as the combination retaining/freestanding fence/wall does not exceed 8-feet in height as viewed from the downhill side. In locations where the grade is such that the combination fence/wall would exceed 8-feet, this shall be remedied (if specifically approved by the Planning Commission) by separation of the retaining and freestanding fence or wall by a minimum of 2 horizontal feet of landscaped area, such that a minimum of 3-feet of clear space continues to be provided between the retaining wall and the residential structure. Permitted intrusions into required building setbacks are allowed as specified in Zoning Code Section 21.46.120, as long as a minimum of 3-foot clear space is maintained between wall or fence (retaining or privacy) and structure. Private Rear or Side Yard Minimum 15 feet X 15 feet of useable rear or side yard for single-story or modified single-story homes. Minimum 18 feet X 18 feet of useable rear or side yard for two-story homes. Building Height Maximum building heights shall be up to 35-feet in accordance with those indicated in the appropriate underlying zone, with the additional architectural roofline stipulations articulated in the Special Design Criteria for this planning area. Minimum Lot Size The minimum lot size shall be 4,000 square feet. Minimum Lot Dimensions Minimum lot width at the front setback line (measured at 10-feet from right-of-way (ROW) shall be 50 feet, except along cul-de-sacs where the minimum lot width shall be 35 feet, measured at the ROW.. Minimum lot depth shall be 80 feet as measured pursuant to Section 21.04.225 of the Carlsbad Municipal Code. RV Parking RV Parking shall be provided concurrent with development as required by the Planned Development Ordinance and shall be as provided for in Master Plan Section II.E.5. Affordable Housing The Inclusionary Housing requirement for Planning Area 3 shall be provided in Planning Area 7 and/or 8, concurrent with the schedule established by an Affordable Housing Agreement for the West Village. Special Design Criteria 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 maximum building height of 20 feet. Lofts are permitted subject to C.M.C. Section 21.04.330. Alternatively, a total minimum of 25% 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% of the homes in the planning area are designed as single-story homes. Homes designed as modified single story homes shall conform to the following criteria:  Modified Single-Story. To qualify as a Modified Single-Story home, the structure must comply with the following criteria: A minimum of 60% of the area of the roof shall be single-story. A two-story element may shall be added placed generally in the central portion of the front and rear elevation, allowing some flexibility in placement for achieving good design, and For modified single-story, the livable space on the second floor shall not exceed 25% 40% 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. Doors, porches, balconies and walkways should face the streets, to the extent possible, to promote social interaction along the streetscape. Porches shall have a minimum depth of 6 feet, and a minimum width of 10 feet. Building elevations visible from the surrounding roadways shall feature enhanced elevations. Side-loaded garages are encouraged to vary the street theme. Three-in-a-row car garages that directly face the street shall not be allowed. At least one elevation/plan shall include a two-car garage with two separate garage doors facing the street. Single-story and modified single-story homes shall be considered as two separate floor plans. A trail is required adjacent to the open space. A trail connecting from the perimeter roadway to El Camino Real shall also be provided. Recreation facilities shall be integrated into the trail system for Planning Area 3 and should be sited to take advantage of views where feasible. Pedestrian connections shall be included to facilitate access to the bus stop on El Camino Real and adjoining neighborhoods. The connection may include stairs. 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). A 5-foot wide landscape buffer area shall be provided between side or rear fences and adjacent roadways. Landscaped focal points should be provided at the end of cul-de-sac streets and at “T” intersections. 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.” 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. The Master HOA shall maintain landscaping within the parkways and recreation areas, and fuel modification zones. 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. Landscaping in areas adjacent to open space areas (Planning Areas 1 and 23A) shall be compatible with preserved native vegetation where appropriate. Lighting adjacent to the Open Space areas (Planning Areas 1 and 23A) shall be selectively placed, shielded, and directed away from conserved habitat. In addition to the standards listed above, the Design Guidelines provided in Section III.B of this Master Plan also shall apply. Planning Area 5 – Single Family – Site Zoning Regulations and Criteria (see Figure III-4, Planning Area 5) Description Planning Area 5 consists of approximately 9.7 gross acres and will be allocated 36 single-family homes on minimum 8,500 square foot lots. Access to Planning Area 5 is provided via Glasgow Drive to the north and collector/local streets connecting through Planning Areas 3 and 6 and Street "Z" to the south. Planning Area 5 shall be designed as a gated community. Planning Area 5 shall be generally designed as a standard, double loaded single family subdivision of minimum 8,500 square foot lots. Implementation of the Master Plan Vision and Goals This planning area provides a unique, larger lot single-family neighborhood within the Robertson Ranch Master Plan. Planning Area 5 provides single-family homes on 8,500 square foot lots that are connected by pedestrian and bicycle trails to the remainder of the community. The trail provides an opportunity for public views to the open space and results in a well-defined open space edge. The Ahwahnee Principles are incorporated into the design of this plan. Housing, jobs, daily needs and other activities are all available within the West Village and are located within easy walking/biking distance from this planning area. In addition, the Community Recreation Area in Planning Area 4 will serve residents of Planning Area 5. Final Land Use Regulations Uses in this Planning Area shall be one-family dwellings and buildings accessory to the one-family dwelling. General Plan Land Use Designation: RLM (Low Density, 0-4 du/ac) Dwelling Unit Allocation: 36 Units Density: 3.8 du/ac Underlying Zone Designation: R-1 (One-Family Residential). Product Type Single-family dwellings on minimum 8,500 square foot lots Uses normally considered accessory to a single-family dwelling Required Development Permits Tentative Subdivision Map Hillside Development Permit (if required) Planned Development Permit (Private street and gates) Development Standards Development in Planning Area 5 shall comply with all applicable regulations and development standards of the Carlsbad Municipal Code, including R-1 and the intent of City Council Policies 44 and 66, except as modified by the Robertson Ranch Master Plan. Planning Area 5 shall provide a minimum 60-foot fire suppression zone along the west side of the Planning Area adjacent to the open space. Up to 10-feet of this fire suppression zone may be situated within the residential lot (with the remaining 50-feet on the open space lot) subject to approval of the Fire Marshal. Panhandle lots shall be permitted pursuant to CMC 21.10. No building in Planning Area 5 shall exceed a height of 30 32 feet and two stories if a minimum roof pitch of 3:12 is provided or twenty-four feet and two stories if less than a 3:12 pitch is provided. Planning Area 5 is anticipated to be developed as a standard, double-loaded single family subdivision. Minimum Front Yard Setback The minimum front yard setbacks shall be: 20 feet from property line to a street facing garage door; 15 feet to habitable space; and, 10 feet to a side-loaded garage, porch or covered entry. Minimum Rear Yard Setback 1) 20% of lot width OR 2) 8 feet measured from property line for not more than 50% of the rear lot width for single-story building components in combination with a minimum 880 square foot contiguous private open recreation space (minimum dimension of 18 feet). Attached solid/lattice patio covers and decks/balconies, subject to lot coverage requirements, may project into the private open recreation space with a 10% of lot width side yard setback and 20% of lot width rear yard setback to the support posts. A two foot overhang is permitted. Lot Coverage Lot coverage shall not exceed 50% of the lot area for single story homes. Two story homes shall not exceed 40% lot coverage. Minimum Lot Size The minimum lot size shall be 8,500 square feet, exclusive of panhandle. Minimum Lot Dimensions The minimum lot width shall be 75-feet measured at the ROW. Affordable Housing The Inclusionary Housing requirement for Planning Area 5 shall be provided in Planning Areas 7 and/or 8 concurrent with the schedule established by an Affordable Housing Agreement for the West Village. Special Design Criteria Doors, porches, balconies and walkways should face the streets, to the extent possible, to promote social interaction along the streetscape. Porches shall have a minimum depth of 6 feet and a minimum width of 10 feet. Building elevations visible from the surrounding roadways shall feature enhanced elevations. 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. . 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. Pedestrian connections shall be included to facilitate access to bus stops and adjoining neighborhoods. A 5-foot wide landscape buffer area shall be provided between side or rear fences and adjacent roadways. The Master HOA shall maintain landscaping within the parkways and fuel modification zones. 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. Landscaping in areas adjacent to open space areas (Planning Areas 23A and 23B) shall be compatible with preserved native vegetation. Lighting adjacent to the Open Space areas (Planning Areas 23A and 23B) shall be selectively placed, shielded, and directed away from conserved habitat. 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. 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. 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. In addition to the standards listed above, the Design Guidelines provided in Section III.B this Master Plan also shall apply. Vista points shall be provided for the community trail. Planning Area 6 – Single Family – Site Zoning Regulations and Criteria (see Figure III-5, Planning Area 6) Description Planning Area 6 consists of approximately 17.7 gross acres and is allocated 87 single- family homes on minimum 5,000 square foot lots Access to Planning Area 6 will be provided from “Street Z,” to the south and Street “Y” (Tamarack Connection) access from the west. Development of Planning Area 6 will require approval of a Planned Development Permit pursuant to the procedures identified in the City’s Planned Development Ordinance, Carlsbad Municipal Code Chapter 21.45. Development standards shall be pursuant to the Planned Development Ordinance unless modified by the Master Plan. Where there are conflicts between the requirements specified in Chapter 21.45 and the requirements of this Master Plan, the Master Plan requirements shall prevail, unless implementation of those requirements results in hazards to the health and safety of residents, guests or other persons. Implementation of Master Plan Vision and Goals The purpose of this planning area is to allow for a unique small lot, single-family neighborhood 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. The Ahwahnee Principles will be incorporated into the design of this plan. Housing, jobs, daily needs and other activities are all within the Master Plan and are an easy walking/biking distance from this planning area. Trail connections to adjoining Planning Areas will be provided to encourage pedestrian and bicycle use through the community. Final Land Use Regulations General Plan Land Use Designation: RM (Medium Density, 4-8 du/ac) Dwelling Unit Allocation: 87 Units Density: 5.9 du/ac Underlying Zone Designation: RD-M (Residential Density – Multiple) Product Type Single-family dwellings on 5,000 square foot lots Common recreation areas, including, but not limited to pocket parks and tot lots. Required Development Permits Tentative Subdivision Map Planned Development Permit Hillside Development Permit (if required) Development Standards Development in Planning Area 6 shall comply with all applicable regulations and development standards of the Carlsbad Municipal Code (CMC) including the RD-M (CMC Chapter 21.24), Planned Development Standards (CMC Chapter 21.45), and the intent of City Council Polices 44 and 66, except as modified by the Robertson Ranch Master Plan. Community Recreational Space A minimum 200 square feet per unit of community recreation area shall be provided. The required passive and active recreation facilities within PA 6 shall include an approximate 17,400 square foot recreation area (exact amount totaling 200 sf per unit). The recreation area may take the form of a neighborhood park, plaza, dog park, or similar facility and shall include tables and benches and/or outdoor seating areas. The portions of the park designed for passive and active uses shall be counted towards the common recreation area requirements pursuant to the Planned Development Ordinance. Planning Area 6 may satisfy a portion of its common recreation facilities through an enlargement of PA 4 (Community recreation site) in excess of the base 1.0 acre required per the Master Plan. Maximum Lot Coverage Single-story and modified single-story home design lot coverage shall cover no more than 60% of the net pad area. For modified single-story, the livable space on the second floor shall not exceed 25% 40% of the first floor lot coverage, as defined above. Two-story home design lot coverage shall cover no more than 45% of the net pad area. This coverage shall include balconies and second-story decks. Porches or covered entry ways with no livable space above the porch or entry way are exempt from lot coverage requirements regardless of size or dimensions. Minimum Front Yard Setback Front-loaded garage products shall maintain a minimum 20 feet to garage door measured from the property line and a minimum 15 feet setback from property line to habitable space shall be provided. A minimum 10 feet setback to a side-loaded garage or porch or a covered entry is required. Minimum Rear Yard Setback 1) 10 feet measured from the property line. OR 2) 5 feet measured from property line for not more than 50% of the rear lot width for single-story building components in combination with a minimum 450 square foot contiguous private open recreation space on single-story or modified single-story home lots (minimum dimension of 15 feet), or a minimum 540 square foot contiguous private open recreation space on two-story home lots (minimum dimension of 18 feet). A minimum 20 foot separation shall be provided between rear yard building planes on opposing lots. Attached solid/lattice patio covers and decks/balconies, subject to lot coverage requirements, may project into the private open recreation space with a 5 foot side yard setback and 10 foot rear yard setback to the support posts. A two foot overhang is permitted. Minimum Side Yard Setback 5 feet measured from property line. Freestanding side yard fences or walls may be permitted at the property line. In locations where side yard retaining walls are provided, retaining walls may be combined with the freestanding fence or wall as long as the combination retaining/freestanding fence/wall does not exceed 8-feet in height as viewed from the downhill side. In locations where the grade is such that the combination fence/wall would exceed 8-feet, this shall be remedied (if specifically approved by the Planning Commission) by separation of the retaining and freestanding fence or wall by a minimum of 2 horizontal feet of landscaped area, such that a minimum of 3-feet of clear space continues to be provided between the retaining wall and the residential structure. Permitted intrusions into required building setbacks are allowed as specified in Zoning Code Section 21.46.120, as long as a minimum of 3-foot clear space is maintained between wall or fence (retaining or privacy) and structure. Private Rear or Side Yard Minimum 15 feet X 15 feet of useable rear or side yard for single-story or modified single-story homes. Minimum 18 feet X 18 feet of useable rear or side yard for two-story homes. Building Height Maximum building heights shall be up to 35-feet in accordance with those indicated in the appropriate underlying zone, with the additional architectural roofline stipulations articulated in the Special Design Criteria for this planning area. Minimum Lot Size The minimum lot size shall be 5,000 square feet. Minimum Lot Dimensions Minimum lot width at the front setback line (measured at 10-feet from right- of-way (ROW) shall be 50 feet, except along cul-de-sacs where the minimum lot width shall be 35 feet, measured at the ROW. Minimum lot depth shall be 90 feet as measured pursuant to section 21.04.225 of the Carlsbad Municipal Code. RV Parking RV Parking shall be provided concurrent with development as required by the Planned Development Ordinance and shall be provided as provided for in Master Plan Section II.E.5. Affordable Housing The Inclusionary Housing requirement for Planning Area 6 shall be provided in Planning Area 7 and/or 8 concurrent with the schedule established by an Affordable Housing Agreement for the West Village. Special Design Criteria 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 maximum building height of 20 feet. Lofts are permitted subject to C.M.C. Section 21.04.330. Alternatively, a total minimum of 25% 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% of the homes in the planning area are designed as single-story homes. Homes designed as modified single story homes shall conform to the following criteria:  Modified Single-Story. To qualify as a Modified Single-Story home, the structure must comply with the following criteria: A minimum of 60% of the area of the roof shall be single-story. A two-story element may shall be added placed generally in the central portion of the front and rear elevation, allowing some flexibility in placement for achieving good design, and For modified single-story, the livable space on the second floor shall not exceed 25% 40% 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. Doors, porches, balconies and walkways should face the streets, to the extent possible, to promote social interaction along the streetscape. Porches shall have a minimum depth of 6 feet, and a minimum width of 10 feet. Building elevations visible from the surrounding roadways shall feature enhanced elevations. Side-loaded garages are encouraged to vary the street theme. Three-in-a-row car garages that directly face the street shall not be allowed. At least one elevation/plan shall include a two-car garage with two separate garage doors facing the street. Single-story and modified single-story homes shall be considered as two separate floor plans. Planning Area 6 shall provide opportunities for trail connections to adjacent Planning Areas to encourage pedestrian and bicycle use through the community. Recreation facilities shall be integrated into the trail system for Planning Area 6 and should be sited to take advantage of views where feasible. Pedestrian connections shall be included to facilitate access to bus stops and adjoining neighborhoods. A 5-foot wide landscape buffer area shall be provided between side or rear fences and adjacent roadways. 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. Landscaped focal points should be provided at the end of cul-de-sac streets and at “T” intersections. The Master HOA shall maintain landscaping within the parkways and recreation areas, and fuel modification zones. 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. Landscaping in areas adjacent to open space area (Planning Area 23B) shall be compatible with preserved native vegetation where appropriate. Lighting adjacent to the Open Space areas (Planning Area 23B) shall be selectively placed, shielded, and directed away from conserved habitat. Planning Area 9/10 – Single Family – Site Zoning Regulations and Criteria (see Figure III-8, Planning Area 9/10) Description Planning Area 9/10 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. Development of Planning Area 9/10 will require approval of a Planned Development Permit pursuant to the procedures identified in the City’s Planned Development Ordinance, Carlsbad Municipal Code Chapter 21.45. Development standards shall be pursuant to the Planned Development Ordinance unless modified by the Master Plan. Where there are conflicts between the requirements specified in Chapter 21.45 and the requirements of this Master Plan, the Master Plan requirements shall prevail, unless implementation of those requirements result in hazards to the health and safety of residents, guests or other persons. Implementation of Master Plan Vision and Goals The purpose of this planning area is to allow for a unique small lot, single-family neighborhood that will create a sense of place within the Robertson Ranch Master Plan. Planning Area 9/10 will provide single family homes on minimum 6,000 square foot lots that will be connected by pedestrian and bicycle trails. The Ahwahnee Principles will be incorporated into the design of this plan. Housing, jobs, daily needs and other activities are all within the Master Plan Village and are an easy walking/biking distance from the planning area. Planning Area 9/10 includes a trail connection along the east side of the planning area to be used by residents for enjoyment and access to other planning areas. This results in a well-defined open space edge consistent with the Ahwahnee Principles. Final Land Use Regulations General Plan Land Use Designation: RLM (Low Medium Density, 0-4 du/ac) Dwelling Unit Allocation: 74 units Density: 4.0 du/ac Underlying Zone Designation: RD-M (Residential Density – Multiple) Product Type Single-family dwellings on 6,000 square foot lots Common recreation areas, including, but not limited to pocket parks and tot lots. Required Development Permits Tentative Subdivision Map Planned Unit Development Permit Hillside Development Permit (if required) Development Standards Planning Area 9/10 shall provide a minimum 60-foot fire suppression zone along the east side of the Planning Area adjacent to the open space which serves as part of the Planning Area’s Fuel Modification Zone. Up to 10-feet of this fire suppression zone may be situated within the residential lot (with the remaining 50-feet on the open space lot) subject to approval of the Fire Marshal. Development in Planning Area 9/10 shall comply with all applicable regulations and development standards of the Carlsbad Municipal Code (CMC), including RD-M (CMC Chapter 21.24), Planned Development Standards (CMC Chapter 21.45), and the intent of City Council Policies 44 and 66, except as modified by the Robertson Ranch Master Plan. Accessory uses as permitted by Carlsbad Municipal Code Section 21.45.090 are allowed in this Planning Area. Uses within Planning Area 9/10 shall comply with CMC Chapter 21.45,, with the following exceptions: Community Recreational Space A minimum 200 square feet per unit of community recreation area shall be provided. The required passive and active recreation facilities within PA 9/10 shall include an approximate 14,800 square foot recreation area (exact amount totaling 200 sf per unit). The recreation area may take the form of a neighborhood park, plaza, dog park, or similar facility and shall include tables and benches and/or outdoor seating areas. The portions of the park designed for passive and active uses shall be counted towards the common recreation area requirements pursuant to the Planned Development Ordinance. Planning Area 9/10 may satisfy a portion of its community recreation facilities through an enlargement of PA 4 (Community recreation site) in excess of the base 1.0 acre required. 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% 40% of the first floor lot coverage, as defined above. Two-story home design lot coverage shall cover no more than 45% of the net pad area. This coverage shall include balconies and second-story decks. Porches or covered entry ways with no livable space above the porch or entry way are exempt from lot coverage requirements regardless of size or dimensions. Minimum Front Yard Setback Front-loaded garage products shall maintain a minimum 20 feet to garage door measured from the property line and a minimum 15 feet setback from property line to habitable space shall be provided. A minimum 10 feet setback to a side-loaded garage or porch or a covered entry is required. Minimum Rear Yard Setback 1) 10 feet measured from the property line. OR 2) 5 feet measured from property line for not more than 50% of the rear lot width for single-story building components in combination with a minimum 525 square foot contiguous private open recreation space on single-story or modified single-story home lots (minimum dimension of 15 feet), or a minimum 630 square foot contiguous private open recreation space on two-story home lots (minimum dimension of 18 feet). A minimum 20 foot separation shall be provided between rear yard building planes on opposing lots. Attached solid/lattice patio covers and decks/balconies, subject to lot coverage requirements, may project into the private open recreation space with a 5 foot side yard setback and 10 foot rear yard setback to the support posts. A two foot overhang is permitted. Minimum Interior Side Yard Setback 5 feet measured from property line. Freestanding side yard fences or walls may be permitted at the property line. In locations where side yard retaining walls are provided, retaining walls may be combined with the freestanding fence or wall as long as the combination retaining/freestanding fence/wall does not exceed 8- feet in height as viewed from the downhill side. In locations where the grade is such that the combination fence/wall would exceed 8- feet, this shall be remedied (if specifically approved by the Planning Commission) by separation of the retaining and freestanding fence or wall by a minimum of 2 horizontal feet of landscaped area, such that a minimum of 3-feet of clear space continues to be provided between the retaining wall and the residential structure. Permitted intrusions into required building setbacks are allowed as specified in Zoning Code Section 21.46.120, as long as a minimum of 3-foot clear space is maintained between wall or fence (retaining or privacy) and structure. Private Recreation Space Minimum 15 feet X 15 feet of useable rear or side yard for single- story or modified single-story homes. Minimum 18 feet X 18 feet of useable rear or side yard for two-story homes. Minimum Lot Size The minimum lot size shall be 6,000 square feet. Minimum Lot Dimensions Minimum lot width at the front setback line (10-feet) shall be 60 feet, except along cul-de-sacs where the minimum lot width shall be 35 feet, measured at the ROW. Minimum lot depth shall be 80 feet as measured pursuant to section 21.04.225 of the Carlsbad Municipal Code. RV Parking RV Parking shall be provided concurrent with development as required by the Planned Development Ordinance as indicated in Master Plan Section II.E.5. Affordable Housing The Inclusionary Housing requirement for Planning Area 9/10 shall be provided in Planning Area 7 and/or 8 in accordance with the schedule established by an Affordable Housing Agreement for the West Village. Special Design Criteria 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 maximum building height of 20 feet. Lofts are permitted subject to C.M.C. Section 21.04.330. Alternatively, a total minimum of 25% 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% of the homes in the planning area are designed as single-story homes. Homes designed as modified single story homes shall conform to the following criteria:  Modified Single-Story. To qualify as a Modified Single-Story home, the structure must comply with the following criteria: A minimum of 60% of the area of the roof shall be single-story. A two-story element may shall be added placed generally in the central portion of the front and rear elevation, allowing some flexibility in placement for achieving good design, and For modified single- story, the livable space on the second floor shall not exceed 25% 40% 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. Doors, porches, balconies and walkways should face the streets, to the extent possible, to promote social interaction along the streetscape. Porches shall have a minimum depth of 6 feet, and a minimum width of 10 feet. Buildings visible from surrounding roadways shall feature enhanced elevations. Side-loaded garages are encouraged to vary the street theme. Three-in-a-row car garages that directly face the street shall not be allowed. At least one elevation/plan shall include a two-car garage with two separate garage doors facing the street. Single-story and modified single-story homes shall be considered as two separate floor plans. A trail is required along the side of the planning area adjacent to Planning Area 23C. 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. Pedestrian connections shall be included to facilitate access to adjoining neighborhoods. 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. A 5-foot wide landscape buffer area shall be provided between side or rear fences and adjacent roadways. Landscaped focal points should be provided at the end of cul-de-sac streets and at “T” intersections. 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. The Master HOA shall maintain landscaping within the parkways, recreation areas, and fuel modification zones. 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. Landscaping in areas adjacent to open space areas (Planning Areas 23B and 23C) shall be compatible with preserved native vegetation. Lighting adjacent to the Open Space areas (Planning Areas 23B and 23C) shall be selectively placed, shielded, and directed away from conserved habitat. In addition to the standards listed above, the Design Guidelines provided in Section III.B of this Master Plan also shall apply. 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. 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. 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 the intent of City Council Policy 66, unless modified by the Master Plan. Where there are conflicts between the requirements specified in Chapter 21.45 and the requirements of this Master Plan, the Master Plan requirements shall prevail, unless implementation of those requirements results in hazards to the health and safety of residents, guests or other persons. Implementation of Master Plan Vision and Goals The purpose of these two planning areas is to provide for small lot single family neighborhoods that will create a sense of place within the Robertson Ranch Master Plan. These Planning Areas will be connected not only by automobile, but also by pedestrian and bicycle trails to the rest of the community. Alternative Uses As a result of the fact that CUSD has declined purchase of these planning areas for an Elementary School site, the Alternative Uses adopted in the original Master Plan shall be used for these planning areas. They are as follows: Land Use Regulations General Plan Land Use Designation: RM (Medium Density, 4-8 du/ac)) Underlying Zone Designation: RD-M (Residential Density – Multiple) Density: 6.0 du/ac PLANNING AREA 13 A total of 26 units may be constructed in Planning Area 13. Product Type Single family dwellings on minimum 5,000 square foot lots. Common recreation areas, including, but not limited to pocket parks and tot lots Accessory uses as permitted by Carlsbad Municipal Code Section 21.45.090. Required Development Permits Tentative Subdivision Map Planned Development Permit Development Standards  Development of Planning Area 13 shall comply with the development standards identified for Planning Area 6 of this Master Plan, plus the zoning standards for the RD-M zone, except as modified by this Master Plan. Maximum Lot Coverage Single story and modified single story home design lot coverage shall cover no more than 60% of the net pad area. For modified single story, the livable space on the second floor shall not exceed 40% of the first floor lot coverage. Minimum Rear Yard Setback 1) 10 feet measured from the property line. OR 2) 5 feet measured from property line for not more than 50% of the rear lot width for single-story building components in combination with a minimum 450 square foot contiguous private open recreation space on single- story or modified single-story home lots (minimum dimension of 15 feet), or a minimum 540 square foot contiguous private open recreation space on two-story home lots (minimum dimension of 18 feet). A minimum 20 foot separation shall be provided between rear yard building planes on opposing lots. Attached solid/lattice patio covers and decks/balconies, subject to lot coverage requirements, may project into the private open recreation space with a 5 foot side yard setback and 10 foot rear yard setback to the support posts. A two foot overhang is permitted. Affordable Housing The Inclusionary Housing requirement for Planning Area 13 shall be provided in Planning Area 7 or Planning Area 8 concurrent with the schedule established by an Affordable Housing Agreement for the West Village. Building Height No structure shall exceed 30 feet in height measured from the final grade. Exceptions may be granted by the Planning Commission at the specific request and need of an educational institution. Passive and Active Recreation Facilities A minimum of 6,000 square feet of community recreation area shall be provided for within Planning Area 13. Special Design Criteria 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 maximum building height of 20 feet. Lofts are permitted subject to C.M.C. Section 21.04.330. Alternatively, a total minimum of 25% of the homes in Planning Area 13 shall be designed as either single-story or modified single- story homes, provided that no fewer than 15% of the homes in the planning area are designed as single-story homes. Homes designed as modified single story homes shall conform to the following criteria:  Modified Single-Story. To qualify as a Modified Single-Story home, the structure must comply with the following criteria: A minimum of 60% of the area of the roof shall be single-story. A two-story element may shall be added placed generally in the central portion of the front and rear elevation, allowing some flexibility in placement for achieving good design, and For modified single-story, the livable space on the second floor shall not exceed 25% 40% 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 re-vegetated 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. In addition to the standards listed above, the Design Guidelines provided in Section III.B of this Master Plan also shall apply. Planning Area 13 shall be designed with a single, shared access roadway with Planning Area 12. Product Type Single-family dwellings on minimum 4,000 square foot lots Common recreation areas, including, but not limited to pocket parks and tot lots. Typical single-family residence accessory uses. Required Development Permits Tentative Subdivision Map Planned Development Permit Hillside Development Permit (if required) Development Standards Planning Area 3 shall provide a minimum 60-foot fire suppression along the west and south sides of the Planning Area. Up to 10-feet of this fire suppression zone may be situated within the residential lot (with the remaining 50-feet on the open space lot) subject to approval of the Fire Marshal. Development in Planning Area 3 shall comply with all applicable regulations and development standards of the Carlsbad Municipal Code (CMC), including the RD-M (CMC Chapter 21.24), the Planned Development Ordinance (CMC Chapter 21.45), and the intent of City Council Policies 44 and 66, except as modified by the Robertson Ranch Master Plan. Community Recreational Space A minimum 200 square feet per unit of community recreation area shall be provided. The required passive and active recreation facilities within PA 3 shall include an approximate 17,000 square foot recreation area (exact amount totaling 200 sf per unit). The recreation area may take the form of a neighborhood park, plaza, dog park, or similar facility and shall include tables and benches and/or outdoor seating areas. The portions of the park designed for passive and active uses shall be counted towards the common recreation area requirements pursuant to the Planned Development Ordinance. Planning Area 3 may satisfy a portion of its common recreation facilities through an enlargement of PA 4 (Community recreation site) in excess of the base 1.0 acre required per the Master Plan. minimum of 3-foot clear space is maintained between wall or fence (retaining or privacy) and structure. Private Rear or Side Yard Minimum 15 feet X 15 feet of useable rear or side yard for single-story or modified single-story homes. Minimum 18 feet X 18 feet of useable rear or side yard for two-story homes. Building Height Maximum building heights shall be up to 35-feet in accordance with those indicated in the appropriate underlying zone, with the additional architectural roofline stipulations articulated in the Special Design Criteria for this planning area. Minimum Lot Size The minimum lot size shall be 4,000 square feet. Minimum Lot Dimensions Minimum lot width at the front setback line (measured at 10-feet from right-of-way (ROW) shall be 50 feet, except along cul-de-sacs where the minimum lot width shall be 35 feet, measured at the ROW.. Minimum lot depth shall be 80 feet as measured pursuant to Section 21.04.225 of the Carlsbad Municipal Code. RV Parking RV Parking shall be provided concurrent with development as required by the Planned Development Ordinance and shall be as provided for in Master Plan Section II.E.5. Affordable Housing The Inclusionary Housing requirement for Planning Area 3 shall be provided in Planning Area 7 and/or 8, concurrent with the schedule established by an Affordable Housing Agreement for the West Village. Special Design Criteria 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 maximum building height of 20 feet. Lofts are permitted subject to C.M.C. Section 21.04.330. Alternatively, a total minimum of 25% 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% of the homes in the planning area are designed as single-story homes. Homes designed as modified single story homes shall conform to the following criteria:  Modified Single-Story. To qualify as a Modified Single-Story home, the structure must comply with the following criteria: A minimum of 60% of the area of the roof shall be single-story. A two-story element may shall be added placed generally in the central portion of the front and rear elevation, allowing some flexibility in placement for achieving good design, and For modified single-story, the livable space on the second floor shall not exceed 25% 40% 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. Doors, porches, balconies and walkways should face the streets, to the extent possible, to promote social interaction along the streetscape. Porches shall have a minimum depth of 6 feet, and a minimum width of 10 feet. Building elevations visible from the surrounding roadways shall feature enhanced elevations. Side-loaded garages are encouraged to vary the street theme. Three-in-a-row car garages that directly face the street shall not be allowed. At least one elevation/plan shall include a two-car garage with two separate garage doors facing the street. Single-story and modified single-story homes shall be considered as two separate floor plans. A trail is required adjacent to the open space. A trail connecting from the perimeter roadway to El Camino Real shall also be provided. Recreation facilities shall be integrated into the trail system for Planning Area 3 and should be sited to take advantage of views where feasible. Pedestrian connections shall be included to facilitate access to the bus stop on El Camino Real and adjoining neighborhoods. The connection may include stairs. 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). A 5-foot wide landscape buffer area shall be provided between side or rear fences and adjacent roadways. Landscaped focal points should be provided at the end of cul-de-sac streets and at “T” intersections. 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.” 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. The Master HOA shall maintain landscaping within the parkways and recreation areas, and fuel modification zones. 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. Landscaping in areas adjacent to open space areas (Planning Areas 1 and 23A) shall be compatible with preserved native vegetation where appropriate. Lighting adjacent to the Open Space areas (Planning Areas 1 and 23A) shall be selectively placed, shielded, and directed away from conserved habitat. In addition to the standards listed above, the Design Guidelines provided in Section III.B of this Master Plan also shall apply. Planning Area 5 – Single Family – Site Zoning Regulations and Criteria (see Figure III-4, Planning Area 5) Description Planning Area 5 consists of approximately 9.7 gross acres and will be allocated 36 single-family homes on minimum 8,500 square foot lots. Access to Planning Area 5 is provided via Glasgow Drive to the north and collector/local streets connecting through Planning Areas 3 and 6 and Street "Z" to the south. Planning Area 5 shall be designed as a gated community. Planning Area 5 shall be generally designed as a standard, double loaded single family subdivision of minimum 8,500 square foot lots. Implementation of the Master Plan Vision and Goals This planning area provides a unique, larger lot single-family neighborhood within the Robertson Ranch Master Plan. Planning Area 5 provides single-family homes on 8,500 square foot lots that are connected by pedestrian and bicycle trails to the remainder of the community. The trail provides an opportunity for public views to the open space and results in a well-defined open space edge. The Ahwahnee Principles are incorporated into the design of this plan. Housing, jobs, daily needs and other activities are all available within the West Village and are located within easy walking/biking distance from this planning area. In addition, the Community Recreation Area in Planning Area 4 will serve residents of Planning Area 5. Final Land Use Regulations Uses in this Planning Area shall be one-family dwellings and buildings accessory to the one-family dwelling. General Plan Land Use Designation: RLM (Low Density, 0-4 du/ac) Dwelling Unit Allocation: 36 Units Density: 3.8 du/ac Underlying Zone Designation: R-1 (One-Family Residential). Product Type Single-family dwellings on minimum 8,500 square foot lots Uses normally considered accessory to a single-family dwelling Required Development Permits Tentative Subdivision Map Hillside Development Permit (if required) Planned Development Permit (Private street and gates) Development Standards Development in Planning Area 5 shall comply with all applicable regulations and development standards of the Carlsbad Municipal Code, including R-1 and the intent of City Council Policies 44 and 66, except as modified by the Robertson Ranch Master Plan. Planning Area 5 shall provide a minimum 60-foot fire suppression zone along the west side of the Planning Area adjacent to the open space. Up to 10-feet of this fire suppression zone may be situated within the residential lot (with the remaining 50-feet on the open space lot) subject to approval of the Fire Marshal. Panhandle lots shall be permitted pursuant to CMC 21.10. No building in Planning Area 5 shall exceed a height of 30 32 feet and two stories if a minimum roof pitch of 3:12 is provided or twenty-four feet and two stories if less than a 3:12 pitch is provided. Planning Area 5 is anticipated to be developed as a standard, double-loaded single family subdivision. Minimum Front Yard Setback The minimum front yard setbacks shall be: 20 feet from property line to a street facing garage door; 15 feet to habitable space; and, 10 feet to a side-loaded garage, porch or covered entry. Minimum Rear Yard Setback 1) 20% of lot width OR 2) 8 feet measured from property line for not more than 50% of the rear lot width for single-story building components in combination with a minimum 880 square foot contiguous private open recreation space (minimum dimension of 18 feet). Attached solid/lattice patio covers and decks/balconies, subject to lot coverage requirements, may project into the private open recreation space with a 10% of lot width side yard setback and 20% of lot width rear yard setback to the support posts. A two foot overhang is permitted. Lot Coverage Lot coverage shall not exceed 50% of the lot area for single story homes. Two story homes shall not exceed 40% lot coverage. Minimum Lot Size The minimum lot size shall be 8,500 square feet, exclusive of panhandle. Minimum Lot Dimensions The minimum lot width shall be 75-feet measured at the ROW. Affordable Housing The Inclusionary Housing requirement for Planning Area 5 shall be provided in Planning Areas 7 and/or 8 concurrent with the schedule established by an Affordable Housing Agreement for the West Village. Special Design Criteria Doors, porches, balconies and walkways should face the streets, to the extent possible, to promote social interaction along the streetscape. Porches shall have a minimum depth of 6 feet and a minimum width of 10 feet. Building elevations visible from the surrounding roadways shall feature enhanced elevations. 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. . 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. Pedestrian connections shall be included to facilitate access to bus stops and adjoining neighborhoods. A 5-foot wide landscape buffer area shall be provided between side or rear fences and adjacent roadways. The Master HOA shall maintain landscaping within the parkways and fuel modification zones. 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. Landscaping in areas adjacent to open space areas (Planning Areas 23A and 23B) shall be compatible with preserved native vegetation. Lighting adjacent to the Open Space areas (Planning Areas 23A and 23B) shall be selectively placed, shielded, and directed away from conserved habitat. 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. 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. 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. In addition to the standards listed above, the Design Guidelines provided in Section III.B this Master Plan also shall apply. Vista points shall be provided for the community trail. Planning Area 6 – Single Family – Site Zoning Regulations and Criteria (see Figure III-5, Planning Area 6) Description Planning Area 6 consists of approximately 17.7 gross acres and is allocated 87 single- family homes on minimum 5,000 square foot lots Access to Planning Area 6 will be provided from “Street Z,” to the south and Street “Y” (Tamarack Connection) access from the west. Development of Planning Area 6 will require approval of a Planned Development Permit pursuant to the procedures identified in the City’s Planned Development Ordinance, Carlsbad Municipal Code Chapter 21.45. Development standards shall be pursuant to the Planned Development Ordinance unless modified by the Master Plan. Where there are conflicts between the requirements specified in Chapter 21.45 and the requirements of this Master Plan, the Master Plan requirements shall prevail, unless implementation of those requirements results in hazards to the health and safety of residents, guests or other persons. Implementation of Master Plan Vision and Goals The purpose of this planning area is to allow for a unique small lot, single-family neighborhood 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. The Ahwahnee Principles will be incorporated into the design of this plan. Housing, jobs, daily needs and other activities are all within the Master Plan and are an easy walking/biking distance from this planning area. Trail connections to adjoining Planning Areas will be provided to encourage pedestrian and bicycle use through the community. Final Land Use Regulations General Plan Land Use Designation: RM (Medium Density, 4-8 du/ac) Dwelling Unit Allocation: 87 Units Density: 5.9 du/ac Underlying Zone Designation: RD-M (Residential Density – Multiple) Product Type Single-family dwellings on 5,000 square foot lots Common recreation areas, including, but not limited to pocket parks and tot lots. Required Development Permits Tentative Subdivision Map Planned Development Permit Hillside Development Permit (if required) Development Standards Development in Planning Area 6 shall comply with all applicable regulations and development standards of the Carlsbad Municipal Code (CMC) including the RD-M (CMC Chapter 21.24), Planned Development Standards (CMC Chapter 21.45), and the intent of City Council Polices 44 and 66, except as modified by the Robertson Ranch Master Plan. Community Recreational Space A minimum 200 square feet per unit of community recreation area shall be provided. The required passive and active recreation facilities within PA 6 shall include an approximate 17,400 square foot recreation area (exact amount totaling 200 sf per unit). The recreation area may take the form of a neighborhood park, plaza, dog park, or similar facility and shall include tables and benches and/or outdoor seating areas. The portions of the park designed for passive and active uses shall be counted towards the common recreation area requirements pursuant to the Planned Development Ordinance. Planning Area 6 may satisfy a portion of its common recreation facilities through an enlargement of PA 4 (Community recreation site) in excess of the base 1.0 acre required per the Master Plan. Maximum Lot Coverage Single-story and modified single-story home design lot coverage shall cover no more than 60% of the net pad area. For modified single-story, the livable space on the second floor shall not exceed 25% 40% of the first floor lot coverage, as defined above. Two-story home design lot coverage shall cover no more than 45% of the net pad area. This coverage shall include balconies and second-story decks. Porches or covered entry ways with no livable space above the porch or entry way are exempt from lot coverage requirements regardless of size or dimensions. Building Height Maximum building heights shall be up to 35-feet in accordance with those indicated in the appropriate underlying zone, with the additional architectural roofline stipulations articulated in the Special Design Criteria for this planning area. Minimum Lot Size The minimum lot size shall be 5,000 square feet. Minimum Lot Dimensions Minimum lot width at the front setback line (measured at 10-feet from right- of-way (ROW) shall be 50 feet, except along cul-de-sacs where the minimum lot width shall be 35 feet, measured at the ROW. Minimum lot depth shall be 90 feet as measured pursuant to section 21.04.225 of the Carlsbad Municipal Code. RV Parking RV Parking shall be provided concurrent with development as required by the Planned Development Ordinance and shall be provided as provided for in Master Plan Section II.E.5. Affordable Housing The Inclusionary Housing requirement for Planning Area 6 shall be provided in Planning Area 7 and/or 8 concurrent with the schedule established by an Affordable Housing Agreement for the West Village. Special Design Criteria 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 maximum building height of 20 feet. Lofts are permitted subject to C.M.C. Section 21.04.330. Alternatively, a total minimum of 25% 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% of the homes in the planning area are designed as single-story homes. Homes designed as modified single story homes shall conform to the following criteria:  Modified Single-Story. To qualify as a Modified Single-Story home, the structure must comply with the following criteria: A minimum of 60% of the area of the roof shall be single-story. A two-story element may shall be added placed generally in the central portion of the front and rear elevation, allowing some flexibility in placement for achieving good design, and For modified single-story, the livable space on the second floor shall not exceed 25% 40% 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. Doors, porches, balconies and walkways should face the streets, to the extent possible, to promote social interaction along the streetscape. Porches shall have a minimum depth of 6 feet, and a minimum width of 10 feet. Building elevations visible from the surrounding roadways shall feature enhanced elevations. Side-loaded garages are encouraged to vary the street theme. Three-in-a-row car garages that directly face the street shall not be allowed. At least one elevation/plan shall include a two-car garage with two separate garage doors facing the street. Single-story and modified single-story homes shall be considered as two separate floor plans. Planning Area 6 shall provide opportunities for trail connections to adjacent Planning Areas to encourage pedestrian and bicycle use through the community. Recreation facilities shall be integrated into the trail system for Planning Area 6 and should be sited to take advantage of views where feasible. Pedestrian connections shall be included to facilitate access to bus stops and adjoining neighborhoods. A 5-foot wide landscape buffer area shall be provided between side or rear fences and adjacent roadways. 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. Landscaped focal points should be provided at the end of cul-de-sac streets and at “T” intersections. The Master HOA shall maintain landscaping within the parkways and recreation areas, and fuel modification zones. 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. Landscaping in areas adjacent to open space area (Planning Area 23B) shall be compatible with preserved native vegetation where appropriate. Lighting adjacent to the Open Space areas (Planning Area 23B) shall be selectively placed, shielded, and directed away from conserved habitat. Planning Area 9/10 – Single Family – Site Zoning Regulations and Criteria (see Figure III-8, Planning Area 9/10) Description Planning Area 9/10 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. Development of Planning Area 9/10 will require approval of a Planned Development Permit pursuant to the procedures identified in the City’s Planned Development Ordinance, Carlsbad Municipal Code Chapter 21.45. Development standards shall be pursuant to the Planned Development Ordinance unless modified by the Master Plan. Where there are conflicts between the requirements specified in Chapter 21.45 and the requirements of this Master Plan, the Master Plan requirements shall prevail, unless implementation of those requirements result in hazards to the health and safety of residents, guests or other persons. Implementation of Master Plan Vision and Goals The purpose of this planning area is to allow for a unique small lot, single-family neighborhood that will create a sense of place within the Robertson Ranch Master Plan. Planning Area 9/10 will provide single family homes on minimum 6,000 square foot lots that will be connected by pedestrian and bicycle trails. The Ahwahnee Principles will be incorporated into the design of this plan. Housing, jobs, daily needs and other activities are all within the Master Plan Village and are an easy walking/biking distance from the planning area. Planning Area 9/10 includes a trail connection along the east side of the planning area to be used by residents for enjoyment and access to other planning areas. This results in a well-defined open space edge consistent with the Ahwahnee Principles. Final Land Use Regulations General Plan Land Use Designation: RLM (Low Medium Density, 0-4 du/ac) Dwelling Unit Allocation: 74 units Density: 4.0 du/ac Underlying Zone Designation: RD-M (Residential Density – Multiple) Product Type Single-family dwellings on 6,000 square foot lots Common recreation areas, including, but not limited to pocket parks and tot lots. Required Development Permits Tentative Subdivision Map Planned Unit Development Permit Hillside Development Permit (if required) Development Standards Planning Area 9/10 shall provide a minimum 60-foot fire suppression zone along the east side of the Planning Area adjacent to the open space which serves as part of the Planning Area’s Fuel Modification Zone. Up to 10-feet of this fire suppression zone may be situated within the residential lot (with the remaining 50-feet on the open space lot) subject to approval of the Fire Marshal. Development in Planning Area 9/10 shall comply with all applicable regulations and development standards of the Carlsbad Municipal Code (CMC), including RD-M (CMC Chapter 21.24), Planned Development Standards (CMC Chapter 21.45), and the intent of City Council Policies 44 and 66, except as modified by the Robertson Ranch Master Plan. Accessory uses as permitted by Carlsbad Municipal Code Section 21.45.090 are allowed in this Planning Area. Uses within Planning Area 9/10 shall comply with CMC Chapter 21.45,, with the following exceptions: Community Recreational Space A minimum 200 square feet per unit of community recreation area shall be provided. The required passive and active recreation facilities within PA 9/10 shall include an approximate 14,800 square foot recreation area (exact amount totaling 200 sf per unit). The recreation area may take the form of a neighborhood park, plaza, dog park, or similar facility and shall include tables and benches and/or outdoor seating areas. The portions of the park designed for passive and active uses shall be counted towards the common recreation area requirements pursuant to the Planned Development Ordinance. Planning Area 9/10 may satisfy a portion of its community recreation facilities through an enlargement of PA 4 (Community recreation site) in excess of the base 1.0 acre required. 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% 40% of the first floor lot coverage, as defined above. Two-story home design lot coverage shall cover no more than 45% of the net pad area. This coverage shall include balconies and second-story decks. Porches or covered entry ways with no livable space above the porch or entry way are exempt from lot coverage requirements regardless of size or dimensions. Minimum Front Yard Setback Front-loaded garage products shall maintain a minimum 20 feet to garage door measured from the property line and a minimum 15 feet setback from property line to habitable space shall be provided. A minimum 10 feet setback to a side-loaded garage or porch or a covered entry is required. Minimum 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. Minimum Lot Size The minimum lot size shall be 6,000 square feet. Minimum Lot Dimensions Minimum lot width at the front setback line (10-feet) shall be 60 feet, except along cul-de-sacs where the minimum lot width shall be 35 feet, measured at the ROW. Minimum lot depth shall be 80 feet as measured pursuant to section 21.04.225 of the Carlsbad Municipal Code. RV Parking RV Parking shall be provided concurrent with development as required by the Planned Development Ordinance as indicated in Master Plan Section II.E.5. Affordable Housing The Inclusionary Housing requirement for Planning Area 9/10 shall be provided in Planning Area 7 and/or 8 in accordance with the schedule established by an Affordable Housing Agreement for the West Village. Special Design Criteria 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 maximum building height of 20 feet. Lofts are permitted subject to C.M.C. Section 21.04.330. Alternatively, a total minimum of 25% 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% of the homes in the planning area are designed as single-story homes. Homes designed as modified single story homes shall conform to the following criteria:  Modified Single-Story. To qualify as a Modified Single-Story home, the structure must comply with the following criteria: A minimum of 60% of the area of the roof shall be single-story. A two-story element may shall be added placed generally in the central portion of the front and rear elevation, allowing some flexibility in placement for achieving good design, and For modified single- story, the livable space on the second floor shall not exceed 25% 40% 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. Doors, porches, balconies and walkways should face the streets, to the extent possible, to promote social interaction along the streetscape. Porches shall have a minimum depth of 6 feet, and a minimum width of 10 feet. Buildings visible from surrounding roadways shall feature enhanced elevations. Side-loaded garages are encouraged to vary the street theme. Three-in-a-row car garages that directly face the street shall not be allowed. At least one elevation/plan shall include a two-car garage with two separate garage doors facing the street. Single-story and modified single-story homes shall be considered as two separate floor plans. A trail is required along the side of the planning area adjacent to Planning Area 23C. 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. Pedestrian connections shall be included to facilitate access to adjoining neighborhoods. 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. A 5-foot wide landscape buffer area shall be provided between side or rear fences and adjacent roadways. Landscaped focal points should be provided at the end of cul-de-sac streets and at “T” intersections. 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. The Master HOA shall maintain landscaping within the parkways, recreation areas, and fuel modification zones. 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. Landscaping in areas adjacent to open space areas (Planning Areas 23B and 23C) shall be compatible with preserved native vegetation. Lighting adjacent to the Open Space areas (Planning Areas 23B and 23C) shall be selectively placed, shielded, and directed away from conserved habitat. In addition to the standards listed above, the Design Guidelines provided in Section III.B of this Master Plan also shall apply. 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. 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. 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 the intent of City Council Policy 66, unless modified by the Master Plan. Where there are conflicts between the requirements specified in Chapter 21.45 and the requirements of this Master Plan, the Master Plan requirements shall prevail, unless implementation of those requirements results in hazards to the health and safety of residents, guests or other persons. Implementation of Master Plan Vision and Goals The purpose of these two planning areas is to provide for small lot single family neighborhoods that will create a sense of place within the Robertson Ranch Master Plan. These Planning Areas will be connected not only by automobile, but also by pedestrian and bicycle trails to the rest of the community. Alternative Uses As a result of the fact that CUSD has declined purchase of these planning areas for an Elementary School site, the Alternative Uses adopted in the original Master Plan shall be used for these planning areas. They are as follows: Land Use Regulations General Plan Land Use Designation: RM (Medium Density, 4-8 du/ac)) Underlying Zone Designation: RD-M (Residential Density – Multiple) Density: 6.0 du/ac PLANNING AREA 13 A total of 26 units may be constructed in Planning Area 13. Product Type Single family dwellings on minimum 5,000 square foot lots. Common recreation areas, including, but not limited to pocket parks and tot lots Accessory uses as permitted by Carlsbad Municipal Code Section 21.45.090. Required Development Permits Tentative Subdivision Map Planned Development Permit Development Standards  Development of Planning Area 13 shall comply with the development standards identified for Planning Area 6 of this Master Plan, plus the zoning standards for the RD-M zone, except as modified by this Master Plan. Maximum Lot Coverage Single story and modified single story home design lot coverage shall cover no more than 60% of the net pad area. For modified single story, the livable space on the second floor shall not exceed 40% of the first floor lot coverage. Minimum Rear Yard Setback 1) 10 feet measured from the property line. OR 2) 5 feet measured from property line for not more than 50% of the rear lot width for single-story building components in combination with a minimum 450 square foot contiguous private open recreation space on single- story or modified single-story home lots (minimum dimension of 15 feet), or a minimum 540 square foot contiguous private open recreation space on two-story home lots (minimum dimension of 18 feet). A minimum 20 foot separation shall be provided between rear yard building planes on opposing lots. Attached solid/lattice patio covers and decks/balconies, subject to lot coverage requirements, may project into the private open recreation space with a 5 foot side yard setback and 10 foot rear yard setback to the support posts. A two foot overhang is permitted. Affordable Housing The Inclusionary Housing requirement for Planning Area 13 shall be provided in Planning Area 7 or Planning Area 8 concurrent with the schedule established by an Affordable Housing Agreement for the West Village. Building Height No structure shall exceed 30 feet in height measured from the final grade. Exceptions may be granted by the Planning Commission at the specific request and need of an educational institution. Passive and Active Recreation Facilities A minimum of 6,000 square feet of community recreation area shall be provided for within Planning Area 13. Special Design Criteria 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 maximum building height of 20 feet. Lofts are permitted subject to C.M.C. Section 21.04.330. Alternatively, a total minimum of 25% of the homes in Planning Area 13 shall be designed as either single-story or modified single- story homes, provided that no fewer than 15% of the homes in the planning area are designed as single-story homes. Homes designed as modified single story homes shall conform to the following criteria:  Modified Single-Story. To qualify as a Modified Single-Story home, the structure must comply with the following criteria: A minimum of 60% of the area of the roof shall be single-story. A two-story element may shall be added placed generally in the central portion of the front and rear elevation, allowing some flexibility in placement for achieving good design, and For modified single-story, the livable space on the second floor shall not exceed 25% 40% 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 re-vegetated 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. In addition to the standards listed above, the Design Guidelines provided in Section III.B of this Master Plan also shall apply. Planning Area 13 shall be designed with a single, shared access roadway with Planning Area 12.