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HomeMy WebLinkAbout2016-02-03; Planning Commission; ; PUD 15-19/SDP 15-21/CDP 15-41/MS 15-14 – 3450 GARFIELD STREET The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION Item No. Application complete date: October 20, 2015 P.C. AGENDA OF: February 3, 2016 Project Planner: Chris Garcia Project Engineer: Tecla Levy SUBJECT: PUD 15-19/SDP 15-21/CDP 15-41/MS 15-14 – 3450 GARFIELD STREET – Request for approval of a Planned Development Permit, Site Development Plan, Coastal Development Permit, and Tentative Parcel Map to demolish an existing single-family home and to allow for the development of a three-unit multiple-family residential air- space condominium project on a 0.15 acre infill site located at 3450 Garfield Street, within the Mello II Segment of the Local Coastal Program and Local Facilities Management Zone 1. The project site is not within the appealable area of the California Coastal Commission. The City Planner has determined that this project is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15332 “In-Fill Development Projects” of the State CEQA Guidelines and will not have any adverse significant impact on the environment. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7147 APPROVING Planned Development Permit (PUD 15-19), Site Development Plan (SDP 15-21), Coastal Development Permit (CDP 15-41), and Tentative Parcel Map (MS 15-14), based upon the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND The applicant proposes to demolish an existing single-family home and to develop a three-unit multiple- family residential air-space condominium project on a 0.15 acre infill site within the Mello II Segment of the Local Coastal Program and the Beach Area Overlay Zone (BAOZ). More specifically, the site is located at 3450 Garfield Street on the east side of the street. The development of the proposed condominium project requires the processing and approval of a Planned Development Permit, Site Development Plan, Coastal Development Permit and Tentative Parcel Map. The subdivision is considered minor and requires a parcel map (MS – minor subdivision) because it involves the division of land into four or fewer condominiums. Topographically, the site has a gentle slope downward from west to east with the west property line elevation approximately 59 feet above mean sea level (MSL) and the east property line elevation approximately 54 feet above MSL. The site is developed with one existing single-family home and does not contain any sensitive vegetation. The proposed project contains one, two-story building above a basement parking garage. The basement garage includes two parking spaces per unit and one visitor parking space for a total of seven parking spaces. The basement also includes storage areas for each unit. Access to the underground parking is from a 12 foot wide driveway along the south side of the property. Two of the units are single level with one unit occupying each of the two floors. The remaining unit is located on the east side of the building and contains living area on both floors. Two of the homes have similar floor plans consisting of three 3 PUD 15-19/SDP 15-21/CDP 15-41/MS 15-14 – 3450 GARFIELD STREET February 3, 2016 Page 2 bedrooms and approximately 2,000 square feet. The remaining two-level home also has three bedrooms and is also approximately 2,000 square feet. The front entries of the homes are located on the north side of the building and each unit includes patios or balconies and a roof deck area. The underlying lot will be held in common interest between the three airspace condominiums. This common area includes, but is not limited to, the guest parking area and landscaping. The project is beach contemporary architecture. Primary building materials include cement plaster with acrylic finish and sand finish texture, horizontal wood siding, and stone tile. Asphalt composite shingles cover a 3:12 pitched roof over each unit and a painted metal railing or glass rail with metal cap is included around the balconies and roof deck areas. Table “A” below includes the General Plan designations, zoning and current land uses of the project site and surrounding properties. TABLE A Location General Plan Designation Zoning Current Land Use Site R-23 Residential 15-23 du/ac with a Growth Management Control Point (GMCP) of 19 du/ac. Multiple-Family Residential (R-3) Zone with Beach Area Overlay Zone (BAOZ) One single-family home. North R-23 Residential R-3 with BAOZ Single-family residential South R-23 Residential R-3 with BAOZ Two-family residential East R-23 Residential R-3 with BAOZ Multiple-family residential West R-23 Residential R-3 with BAOZ Single-family residential/ Multiple-family residential Table “B” below includes the project site’s gross and net acreage, the number of dwelling units allowed by the General Plan’s Growth Management Control Point (GMCP) density and the proposed projects number of dwelling units and density. TABLE B Gross Acres Net Acres DUs Allowed at GMCP Density DUs Proposed and Project Density 0.15 acres 0.15 acres 2.9 units 3 units at 20 du/ac In order to meet the City’s Inclusionary Housing requirements, the project is conditioned to pay an affordable housing in-lieu fee on a per unit basis for two units, or three units if building permits for the three-unit project have not been applied for within two years of demolishing the existing single-family home on-site. Project grading quantities are 863 cubic yards of cut and 863 cubic yards of export. The project meets the City’s standards for planned developments and subdivisions, and as designed and conditioned, is in compliance with the General Plan, Subdivision Ordinance, and relevant zoning regulations of the Carlsbad Municipal Code (C.M.C). PUD 15-19/SDP 15-21/CDP 15-41/MS 15-14 – 3450 GARFIELD STREET February 3, 2016 Page 3 III. ANALYSIS The project is subject to the following regulations: A. R-23 Residential General Plan Land Use designation; B. Multiple-Family Residential (R-3) Zone, Planned Development Regulations and Beach Area Overlay Zone (BAOZ) (C.M.C. Chapters 21.16, 21.45 and 21.82); C. Mello II Segment of the Local Coastal Program; D. Subdivision Ordinance (C.M.C. Title 20); E. Inclusionary Housing Ordinance (C.M.C. Chapter 21.85); and F. Growth Management Ordinance (C.M.C. Chapter 21.90) and Zone 1 Local Facilities Management Plan. The recommendation for approval of this project was developed by analyzing the project’s consistency with the applicable regulations and policies. The project’s compliance with each of the above regulations is discussed in detail in the sections below. A. General Plan R-23 Residential High Density Land Use Designation The General Plan Land Use designation for the property is R-23 Residential (R-23). The R-23 designation allows residential development at a density range of 15-23 dwelling units per acre with a Growth Management Control Point (GMCP) of 19 dwelling units per acre. The project site has a net developable acreage of 0.15 acres. The project’s proposed density of 20 du/ac is within the R-23 density range of 15- 23 du/ac and above the 15 du/ac that is used for the purpose of calculating the City’s compliance with Government Code Section 65863. At the GMCP, 2.9 dwelling units, or 3 when rounded up per C.M.C. Section 21.53.230(e), would be permitted on this 0.15 net developable acre property. Although the project exceeds the GMCP for the R-23 General Plan Land Use designation by the fractional unit allocation of 0.1 dwelling units, the General Plan Land Use Element allows the City to approve residential development at a density that exceeds the GMCP for the applicable density range provided the proposed residential development complies with certain findings as discussed below. To exceed the GMCP, the project must be consistent with the following required General Plan findings: 1) that the project qualifies for and will receive an allocation of “excess” dwelling units, pursuant to City Council Policy No. 43; 2) that there have been sufficient residential projects approved at densities below the GMCP so the citywide and quadrant dwelling unit limits will not be exceeded as a result of the proposed project; and, 3) all necessary public facilities required by the Citywide Facilities and Improvements Plan will be constructed, or are guaranteed to be constructed, concurrently with the need for them created by this development and in compliance with the adopted City standards. The proposed project is consistent with the above required findings in that there have been sufficient developments in the northwest quadrant that have developed at densities below the GMCP such that the allocation of 0.1 dwelling units would not result in exceeding the quadrant limit, the project is conditioned to pay the appropriate fees to comply with City’s Growth Management Program, and the City’s public facilities plans will not be adversely impacted as the allocation of 0.1 units has already been analyzed and anticipated within the northwest quadrant. Furthermore, pursuant to City Council Policy No. 43 – Proposition E “Excess Dwelling” Unit Bank, in approving a request for an allocation of excess dwelling units, the following three findings must also be made: PUD 15-19/SDP 15-21/CDP 15-41/MS 15-14 – 3450 GARFIELD STREET February 3, 2016 Page 4 1) That the project location and density are compatible with existing adjacent residential neighborhoods and/or nearby existing or planned uses; 2) That the project location and density are in accordance with the applicable provisions of the General Plan and any other applicable planning document; and 3) That the project complies with the findings stated in the General Plan Land Use Element for projects that exceed the GMCP for the applicable density range. The proposed project is consistent with the above required findings for the allocation of excess dwelling units in that: 1) the project is located within a Residential High General Plan Land Use designation (R-23 is equivalent to and replaced the Residential High General Plan Land Use Designation) and Multiple- Family Residential (R-3) zone, which consists of single-family homes as well as attached multiple-family residential condominiums and apartment buildings that are approved at a similar density (15-23 du/ac) as the density of the proposed project (20 du/ac), 2) that the project’s location and density described above are in accordance with the applicable provisions of the General Plan for the R-23 Residential Land Use designation, and 3) that the project complies with the findings stated in the General Plan Land Use Element for projects that exceed the growth management control point (19 du/ac) for the R-23 Residential Land Use designation as discussed above. Lastly, the project complies with the Elements of the General Plan as outlined in Table “C” below: TABLE C – GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLIANCE Land Use & Community Design Site is designated R-23 Residential, (R-23; 15-23 du/ac) with a GMCP of 19 du/ac. 2.9 dwelling units (3 when rounded up) could be constructed on the site at the GMCP (0.15 acres x 19 du/ac). The residential project density at 20 dwelling units per acre (3 DUs) is within the R-23 Residential density range of 15-23 du/ac and above the R-23 Residential minimum of 15 du/ac used for the purpose of calculating the City’s compliance with Government Code Section 65863. However, the project is 0.1 dwelling units above the GMCP and therefore 0.1 dwelling units will be withdrawn from the City’s excess dwelling unit bank consistent with City Council Policy No. 43. Yes Housing Provisions for affordable housing. The project is conditioned to pay an in in- lieu fee on a per unit basis for two units, or three units if building permits for the three- unit project have not been applied for within two years of demolishing the existing single-family home on-site. Yes Public Safety Reduce fire hazards to an acceptable level. The project site is located within a five minute response time of Fire Station No. 1 and has been designed to comply with the fire code, including provisions for an automatic sprinkler system within each dwelling unit. Yes PUD 15-19/SDP 15-21/CDP 15-41/MS 15-14 – 3450 GARFIELD STREET February 3, 2016 Page 5 TABLE C – GENERAL PLAN COMPLIANCE (CONTINUED) ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLIANCE Open Space, Conservation & Recreation Minimize the environmental impacts to sensitive resources within the City. Utilize Best Management Practices for control of storm water and to protect water quality. The project will not create any environmental impacts to the previously graded and developed site. The project is conditioned to conform to all NPDES requirements and has been designed to include Low Impact Design (LID) elements. Yes Noise Require that a "Noise" Study be submitted with all discretionary applications for residential projects of five or more single-family dwelling units or any multiple- family dwelling units located within or 500-feet beyond the 60 dB(a) CNEL noise contour lines as shown on Map 2: Future Noise Exposure Contour Map. A Noise Study (October 19, 2015) was prepared by Dr. Penzes & Associates, to address any potential noise impacts occurring as a result of the project sites close proximity to Carlsbad Boulevard and the railroad tracks to the east. To achieve the 45 dB(a) CNEL interior noise standard, the noise study includes construction design standards (window closed conditioning and window design) to be incorporated at the building construction phase. The project has been conditioned to incorporate these design standards into the building design prior to the issuance of building permits. The parapet wall around the roof decks reduces the noise level to below the 60 dB(a) exterior noise standard for private recreation areas. Yes Mobility Construct roadway improvements needed to serve proposed development. All public facilities including curb, gutter and sidewalk are conditioned to be built or reconstructed along the property frontage (Garfield Street). Yes B. Multiple-Family Residential (R-3) Zone, Planned Development Regulations, and Beach Area Overlay Zone (BAOZ) The proposed project is required to comply with all applicable land use and development standards of the Carlsbad Municipal Code (C.M.C.) including the Multiple-Family Residential (R-3) Zone (C.M.C. Chapter 21.16), Planned Developments (C.M.C. Chapter 21.45), and the Beach Area Overlay Zone (BAOZ)(C.M.C. Chapter 21.82). The three-unit multiple-family residential air-space condominium project meets or exceeds the requirements of the R-3 Zone and the BAOZ as outlined in Table “D” below. The Planned Development regulations provide most of the development standards with the exception of those listed in the table below. The project complies with all applicable development standards for Planned Developments (C.M.C Chapter 21.45). Please refer to Attachment No. 4 for an analysis of project compliance with Tables C & E of the Planned Development regulations. PUD 15-19/SDP 15-21/CDP 15-41/MS 15-14 – 3450 GARFIELD STREET February 3, 2016 Page 6 Table D – BAOZ AND R-3 COMPLIANCE BAOZ Standards Required Proposed Comply Building Height 30 feet with minimum 3:12 roof pitch is provided or 24 feet if less than a 3:12 roof pitch is provided Roof Peak = 30″ w/ 3:12 roof pitch Decks = <24 ft. Yes R-3 Standards Required Proposed Comply Setbacks Interior Side: 5’ – 10% Lot Width Rear: 10’ – 20% Lot Width Interior Side 5’ Rear: 10’ – 15’ Yes Lot Coverage 60% 60% Yes C. Local Coastal Program The proposed site is located outside of the appeals area of the City’s Coastal Zone and lies within the Mello II Segment of the Local Coastal Program. The project site has an LCP Land Use designation of RH and Zoning of R-3, which are consistent with the City’s General Plan and Zoning. The projects consistency with the R-23 Residential General Plan Land Use designation is analyzed in Section “A,” Table “C” above. The proposed project is consistent with the Mello II Segment of the Local Coastal Program which contains land use policies for development and conservation of coastal land and water areas within its boundaries. The policies of the Mello II Segment emphasize topics such as preservation of agriculture and scenic resources, protection of environmentally sensitive resources, provision of shoreline access and prevention of geologic instability and erosion. The project is consistent with the coastal act policies as follows: a) no agricultural lands exist on the project site, therefore no impacts to such will occur; b) the site does not contain or impact environmentally sensitive habitats, water or marine resources; c) the site is geologically stable and the proposed grading for the site has been limited to the area necessary to develop the site; d) the project has been designed to reduce the amount of off-site runoff and has been conditioned to implement the NPDES standards to ensure the quality of the water leaving the site; e) the project meets the parking requirements for a three-unit multiple-family airspace condominium project; f) the project does not preclude any recreational opportunities or shoreline access as the property is located on the east side of Carlsbad Boulevard; and, g) the development of a three-unit multiple-family residential air-space condominium will not obstruct views of the coastline as seen from public lands or public right-of-way. Given the above, the project is consistent with the Mello II segment land use policies. D. Subdivision Ordinance The Land Development Engineering Division has reviewed the proposed Tentative Parcel Map and has found that the subdivision complies with all applicable requirements of the Subdivision Map Act and the City’s Subdivision Ordinance (Title 20) for Minor Subdivisions. The subdivision is considered minor because it involves the division of land into four or fewer condominiums. The project has been conditioned to install all infrastructure-related improvements and the necessary easements for these improvements concurrent with the development. PUD 15-19/SDP 15-21/CDP 15-41/MS 15-14 – 3450 GARFIELD STREET February 3, 2016 Page 7 E. Inclusionary Housing Ordinance For all residential development less than seven units, the inclusionary housing requirement may be satisfied through the payment of an inclusionary housing in-lieu fee. However, pursuant to Carlsbad Municipal Code Section 21.85.030D.3., the construction of a new residential structure which replaces a residential structure that was destroyed or demolished within two years prior to the application for a building permit for the new residential structure is exempt from affordable housing requirements, provided that the number of residential units is not increased from the number of residential units of the previously destroyed or demolished residential structure. The proposal to demolish one existing single-family home and construct a three-unit residential condominium project has been conditioned to pay the applicable housing in-lieu fee on a per unit basis for two units, or three units if building permits for the three-unit project have not been applied for within two years of demolishing the existing single- family home on-site. F. Growth Management The proposed project is located within Local Facilities Management Zone 1 in the northwest quadrant of the City. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in Table “F” below. TABLE F – GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS COMPLIANCE City Administration 10.43 sq. ft. Yes Library 5.57 sq. ft. Yes Waste Water Treatment 3 EDU Yes Parks 0.021 acre Yes Drainage .119 - .546 CFS Yes Circulation 24 ADT (14 net increase) Yes Fire Station No. 1 Yes Open Space 0 acres N/A Schools Carlsbad (E=.5124/M=.1698/HS = .2199) Yes Sewer Collection System 3 EDU Yes Water 1650 GPD Yes The project proposes 3 dwelling units whereas the unit yield at the GMCP of the property is 2.9 dwelling units. The proposed 3-unit project is 0.1 units above the Growth Management Control Point density for this R-23 Residential designated property. Consistent with the General Plan and Policy No. 43, 0.1 dwelling units will be withdrawn from the City’s excess dwelling unit bank. IV. ENVIRONMENTAL REVIEW The City Planner has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and it is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption of the State CEQA Guidelines. The project is consistent with the General Plan as well as with the Zoning Ordinance, the project site is within the city limits, is less than 5 acres in size, and is surrounded by urban uses; there is no evidence that the site has value as habitat for endangered, rare, or threatened species; approval of PUD 15-19/SDP 15-21/CDP 15-41/MS 15-14 – 3450 GARFIELD STREET February 3, 2016 Page 8 the project will not result in significant effects relating to traffic, noise, air quality, or water quality; and the site can be adequately served by all required utilities and public services. In making this determination, the City Planner has found that the exceptions listed in Section 15300.2 of the state CEQA Guidelines do not apply to this project. A Notice of Exemption will be filed by the City Planner upon final project approval. ATTACHMENTS: 1. Planning Commission Resolution No. 7147 2. Location Map 3. Disclosure Statement 4. Planned Development Tables C & E 5. City Council Policy No. 66 Compliance Table 6. Reduced Exhibits 7. Full Size Exhibits “A – O” dated February 3, 2016 G A R F I E L D S T C A R L S B A D B L JUNIPER AVLI N C O L N S T CHESTNUT AVWALNUT AVSYCAMORE AVMAPLE AVACACIA AVCHERRY AVVI L L A G E D R PUD 15-19 / SDP 15-21 / CDP 15-41 / MS 15-143450 Garfield Street SITE MAP JPALOMARAIRPORTRD E L C AMREALL A COSTA AV C A R L S B A D B LELCAMINOREAL MELR O S E DRAVIARAPY RANCHOS ANTAFERDCOLLEGEBLSITE PACIFICOCEAN ATTACHMENT NO. 4 PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT C.1 Density Per the underlying General Plan designation. When two or more general plan land use designations exist within a planned development, the density may be transferred from one general plan designation to another with a general plan amendment. N/A C.2 Arterial Setbacks All dwelling units adjacent to any arterial road shown on the Circulation Element of the General Plan shall maintain the following minimum setbacks from the right- of-way: Prime Arterial 50 Feet Major Arterial 40 Feet Secondary Arterial 30 Feet Carlsbad Boulevard 20 Feet N/A Half (50%) of the required arterial setback area located closest to the arterial shall be fully landscaped to enhance the street scene and buffer homes from traffic on adjacent arterials, and:  Shall contain a minimum of one 24” box tree for every 30 lineal feet of street frontage; and  Shall be commonly owned and maintained N/A Project perimeter walls greater than 42 inches in height shall not be located in the required landscaped portion of the arterial setback, except noise attenuation walls that:  Are required by a noise study, and  Due to topography, are necessary to be placed within the required landscaped portion of the arterial setback. N/A C.3 Permitted Intrusions into Setbacks/ Building Separation Permitted intrusions into required building setbacks shall be the same as specified in Section 21.46.120 of this code. The same intrusions specified in Section 21.46.120 shall be permitted into required building separation. Pursuant to C.M.C. Section 21.46.120 balconies and roof eaves are permitted to encroach up to two feet into the required setback. The proposed project has balconies and eaves that project no more than the permitted two feet. Project complies. C.4 Streets Private Minimum right-of-way width 56 feet N/A Minimum curb-to-curb width 34 feet Minimum parkway width (curb adjacent) 5.5 feet, including curb Minimum sidewalk width 5 feet (setback 6 inches from property line) Public Minimum right-of-way width 60 feet N/A Minimum curb-to-curb width 34 feet Minimum parkway width (curb adjacent) 7.5 feet, including curb Minimum sidewalk width 5 feet (setback 6 inches from property line) Street Trees within parkways One-family dwellings and twin homes on small-lots A minimum of one street tree (24-inch box) per lot is required to be planted in the parkway along all streets. N/A Condominium projects Street trees shall be spaced no further apart than 30 feet on center within the parkway. One street tree is shown along the 50’ frontage on the conceptual landscape plan and shall be required with the final landscape plan. Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage and minimize water consumption. The street tree proposed is consistent with the city’s Landscape Manual. PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT C.5 Drive- aisles 3 or fewer dwelling units Minimum 12 feet wide when the drive-aisle is not required for emergency vehicle access, as determined by the Fire Chief. A 12 foot driveway is provided to the subgrade parking basement. If the drive-aisle is required for emergency vehicle access, it shall be a minimum of 20 feet wide. 4 or more dwelling units Minimum 20 feet wide. N/A All projects No parking shall be permitted within the minimum required width of a drive-aisle. Project does not propose any parking within the 12 ft. wide driveway. Project complies. A minimum 24-foot vehicle back-up/maneuvering area shall be provided in front of garages, carports or uncovered parking spaces (this may include driveway area, drive-aisles, and streets). Each parking space, including the visitor parking space includes a minimum 24 ft. vehicle back-up/maneuvering area behind each space. Project complies. Additional width may be required for vehicle/emergency vehicle maneuvering area. N/A Parkways and/or sidewalks may be required. N/A No more than 24 dwelling units shall be located along a single-entry drive-aisle. N/A All drive-aisles shall be enhanced with decorative pavement. Project driveway has been enhanced with decorative pervious pavers. Project complies. C.6 Number of Visitor Parking Spaces Required (1) Projects with 10 units or fewer A .30 space per each unit. Project proposes three (3) units. At 0.30 spaces per unit, a three-unit requires .9 space or 1 space based on rounding up to the nearest whole number. Project provides one (1) visitor parking space. Project complies. Projects 11 units or more A .25 space per each unit. When calculating the required number of visitor parking spaces, if the calculation results in a fractional parking space, the required number of visitor parking spaces shall always be rounded up to the nearest whole number. C.7 Location of Visitor Parking On Private/ Public Streets On-street visitor parking is permitted on private/public streets, subject to the following:  The private/public street is a minimum 34-feet wide (curb-to-curb)  There are no restrictions that would prohibit on-street parking where the visitor parking is proposed  The visitor parking spaces may be located: o Along one or both sides of any private/public street(s) located within the project boundary, and o Along the abutting side and portion of any existing public/private street(s) that is contiguous to the project boundary N/A In parking bays along public/private streets within the project boundary, provided the parking bays are outside the minimum required street right-of-way width. N/A When visitor parking is provided as on-street parallel parking, not less than 24 lineal feet per space, exclusive of driveway/drive-aisle entrances and aprons, shall be provided for each parking space, except where parallel parking spaces are located immediately adjacent to driveway/drive-aisle aprons, then 20 lineal feet may be provided. N/A Within the Beach Area Overlay Zone, on-street parking shall not count toward meeting the visitor parking requirement. Project is located within the BAOZ. All required visitor parking is being provided onsite. Project complies. On Drive-aisles Visitor parking must be provided in parking bays that are located outside the required minimum drive-aisle width. Project proposes one (1) visitor parking space on-site provided in a parking space that is located outside of the required minimum driveway width. Project complies. On a Driveway Outside the Beach Area Overlay One required visitor parking space may be credited for each driveway in a project that has a depth of 40 feet or more. N/A PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT Zone For projects with 10 or fewer units, all required visitor parking may be located within driveways (located in front of a unit’s garage), provided that all dwelling units in the project have driveways with a depth of 20 feet or more. N/A Within the Beach Area Overlay Zone One required visitor parking space may be credited for each driveway in a project that has a depth of 40 feet or more. N/A If the streets within and/or adjacent to the project allow for on-street parking on both sides of the street, then visitor parking may be located in a driveway, subject to the following:  All required visitor parking may be located within driveways (located in front of a unit’s garage), provided that all dwelling units in the project have driveways with a depth of 20 feet or more.  If less than 100% of the driveways in a project have a depth of 20 feet or more, then a .25 visitor parking space will be credited for each driveway in a project that has a depth of 20 feet or more (calculations resulting in a fractional parking space credit shall always be rounded down to the nearest whole number). N/A All projects The minimum driveway depth required for visitor parking (20 feet or 40 feet) applies to driveways for front or side-loaded garages, and is measured from the property line, back of sidewalk, or from the edge of the drive-aisle, whichever is closest to the structure. N/A Compact Parking For projects of more than 25 units, up to 25% of visitor parking may be provided as compact spaces (8 feet by 15 feet). No overhang is permitted into any required setback area or over sidewalks less than 6 feet wide. N/A For all projects within the Beach Area Overlay Zone, up to 55% of the visitor parking may be provided as compact spaces (8 feet by 15 feet). The visitor parking space is a standard space with a minimum dimension of 8.5 ft. x 20 ft. Project complies. Distance from unit Visitor parking spaces must be located no more than 300 feet as measured in a logical walking path from the entrance of the unit it could be considered to serve. Distance from visitor parking spaces to the furthest unit is less than 300 ft. Project complies. C.8 Screening of Parking Areas Open parking areas should be screened from adjacent residences and public rights-of-way by either a view-obscuring wall, landscaped berm, or landscaping, except parking located within a driveway. All parking spaces are located in a basement. No open parking areas exist. Project complies. PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT C.9 Community Recreational Space (1) Community recreational space shall be provided for all projects of 11 or more dwelling units, as follows: N/A Minimum community recreational space required Project is NOT within R-23 general plan designation 200 square feet per unit Project IS within R-23 general plan designation 150 square feet per unit Projects with 11 to 25 dwelling units Community recreational space shall be provided as either (or both) passive or active recreation facilities. N/A Projects with 26 or more dwelling units Community recreational space shall be provided as both passive and active recreational facilities with a minimum of 75% of the area allocated for active facilities. N/A Projects with 50 or more dwelling units Community recreational space shall be provided as both passive and active recreational facilities for a variety of age groups (a minimum of 75% of the area allocated for active facilities). N/A For projects consisting of one-family dwellings or twin homes on small-lots, at least 25% of the community recreation space must be provided as pocket parks.  Pocket park lots must have a minimum width of 50 feet and be located at strategic locations such as street intersections (especially “T-intersections”) and where open space vistas may be achieved. N/A All projects (with 11 or more dwelling units) Community recreational space shall be located and designed so as to be functional, usable, and easily accessible from the units it is intended to serve. N/A Credit for indoor recreation facilities shall not exceed 25% of the required community recreation area. N/A Required community recreation areas shall not be located in any required front yard and may not include any streets, drive-aisles, driveways, parking areas, storage areas, slopes of 5% or greater, or walkways (except those walkways that are clearly integral to the design of the recreation area). N/A Recreation Area Parking In addition to required resident and visitor parking, recreation area parking shall be provided, as follows: 1 space for each 15 residential units, or fraction thereof, for units located more than 1,000 feet from a community recreation area. N/A The location of recreation area parking shall be subject to the same location requirements as for visitor parking, except that required recreation area parking shall not be located within a driveway(s). N/A Examples of recreation facilities include, but are not limited to, the following: Active Swimming pool area Children’s playground equipment Spa Courts (tennis, racquetball, volleyball, basketball) Recreation rooms or buildings Horseshoe pits Pitch and putt Grassy play areas with a slope of less than 5% (minimum area of 5,000 square feet and a minimum dimension of 50 feet) Any other facility deemed by the City Planner to satisfy the intent of providing active recreational facilities. Passive Benches Barbecues Community gardens Grassy play areas with a slope of less than 5%. PLANNED DEVELOPMENTS (CMC SECTION 21.45.060) TABLE C: GENERAL DEVELOPMENT STANDARDS APPLICABLE TO ALL PLANNED DEVELOPMENTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT C.10 Lighting Lighting adequate for pedestrian and vehicular safety shall be provided. The project is conditioned to complete a final landscape plan. Appropriate lighting for the two home project will be evaluated with the final landscape plan. Project complies. C.11 Reserved C.12 Recreational Vehicle (RV) Storage (1) Required for projects with 100 or more units, or a master or specific plan with 100 or more planned development units. Exception: RV storage is not required for projects located within the R-15 or R-23 land use designations. N/A 20 square feet per unit, not to include area required for driveways and approaches. Developments located within master plans or residential specific plans may have this requirement met by the common RV storage area provided by the master plan or residential specific plan. RV storage areas shall be designed to accommodate recreational vehicles of various sizes (i.e. motorhomes, campers, boats, personal watercraft, etc.). N/A The storage of recreational vehicles shall be prohibited in the front yard setback and on any public or private streets or any other area visible to the public. A provision containing this restriction shall be included in the covenants, conditions and restrictions for the project. All RV storage areas shall be screened from adjacent residences and public rights-of-way by a view-obscuring wall and landscaping. N/A C.13 Storage Space 480 cubic feet of separate storage space per unit. A storage unit at least 392 cubic feet is provided for each unit in the basement. Project complies. If all storage for each unit is located in one area, the space may be reduced to 392 cubic feet. Required storage space shall be separately enclosed for each unit and be conveniently accessible to the outdoors. N/A Required storage space may be designed as an enlargement of a covered parking structure provided it does not extend into the area of the required parking stall, and does not impede the ability to utilize the parking stall (for vehicle parking). N/A A garage (12’x20’ one-car, 20’x20’ two-car, or larger) satisfies the required storage space per unit. N/A This requirement is in addition to closets and other indoor storage areas. N/A (1) This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code). PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT E.1 Livable Neighborhood Policy Must comply with city council Policy 66, Principles for the Development of Livable Neighborhoods. SEE SEPARATE COMPLIANCE CHART E.2 Architectural Requirements One-family and two-family dwellings Must comply with city council Policy 44, Neighborhood Architectural Design Guidelines N/A Multiple-family dwellings There shall be at least three separate building planes on all building elevations. The minimum offset in planes shall be 18 inches and shall include, but not be limited to, building walls, windows, and roofs. All building elevations provide at least three separate building planes that include exterior walls, balconies and roofs. All building elevations shall incorporate a minimum of four complimentary design elements, including but not limited to:  A variety of roof planes;  Windows and doors recessed a minimum of 2 inches;  Decorative window or door frames;  Exposed roof rafter tails;  Dormers;  Columns;  Arched elements;  Varied window shapes;  Exterior wood elements;  Accent materials such as brick, stone, shingles, wood, or siding;  Knee braces; and  Towers. All building elevations incorporate a minimum of four complimentary design elements including exterior wood elements, varied window shapes and accent materials including stone tile, plaster with acrylic finish and siding. Project complies. E.3 Maximum Coverage 60% of total project net developable acreage. Proposed building coverage is 60% of the net lot area (0.15 acres). Project complies. E.4 Maximum Building Height Same as required by the underlying zone, and not to exceed three stories (1)(7) The project is located within the BAOZ, and therefore pursuant to Footnote #1 below, building height shall be subject to the requirements of C.M.C. Chapter 21.82. Pursuant to C.M.C. Section 21.82.050, no residential structure shall exceed 30 ft. when providing a minimum 3:12 roof pitch, or 24 ft. when providing less than a 3:12 roof pitch. The project is proposing a building height of 30 ft. with a 3:12 roof pitch. Roof decks are less than or equal to 24 ft. in height. Project complies. Projects within the R-23 general plan designation (1)(7) 40 feet, if roof pitch is 3:12 or greater N/A. Project is located within the BAOZ. Therefore, pursuant to Footnote #1 below, building height shall be subject to the requirements of C.M.C. Chapter 21.82. As discussed above, project complies. 35 feet, if roof pitch is less than 3:12 Building height shall not exceed three stories PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT E.5 Minimum Building Setbacks From a private or public street(2)(3) Residential structure 10 feet Garfield Street is a public street. The residential structure is setback 10 ft. as measured from the outside edge of the required street right-of-way width. The project proposes 10 ft. from Garfield Street. Project complies. Direct entry garage 20 feet N/A From a drive-aisle(4) Residential structure (except as specified below) 5 feet, fully landscaped (walkways providing access to dwelling entryways may be located within required landscaped area) N/A. Project is less than 25 units and located within the R-23 General Plan designation (see section below for compliance). Residential structure –directly above a garage 0 feet when projecting over the front of a garage. N/A. Project is less than 25 units and located within the R-23 General Plan designation (see section below for compliance). Garage 3 feet N/A. Project is less than 25 units and located within the R-23 General Plan designation (see section below for compliance). Garages facing directly onto a drive-aisle shall be equipped with an automatic garage door opener. Projects of 25 units or less within the R-15 and R-23 general plan designations 0 feet (residential structure and garage) N/A Garages facing directly onto a drive-aisle shall be equipped with an automatic garage door opener. N/A Balconies/decks (unenclosed and uncovered) 0 feet N/A. May cantilever over a drive-aisle, provided the balcony/deck complies with all other applicable requirements, such as:  Setbacks from property lines  Building separation  Fire and Engineering Department requirements From the perimeter property lines of the project site (not adjacent to a public/private street) The building setback from an interior side or rear perimeter property line shall be the same as required by the underlying zone for an interior side or rear yard setback. The underlying zone for the project is R-3. The required interior side yard setback for R-3 is 10% of the lot width or 5 ft. for this property. The project has an interior side yard setback of 5”. The required rear yard setback for R-3 is double the interior side yard or 10 ft. for this property. The project provides a rear yard setback of 10-15 ft along the east side. Project complies. E.6 Minimum Building Separation 10 feet N/A PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT E.7 Resident Parking (6) All dwelling types If a project is located within the R-23 general plan designation, resident parking shall be provided as specified below, and may also be provided as follows:  25% of the units in the project may include a tandem two-car garage (minimum 12 feet x 40 feet).  Calculations for this provision resulting in a fractional unit may be rounded up to the next whole number. N/A One-family and two- family dwellings 2 spaces per unit, provided as either:  a two-car garage (minimum 20 feet x 20 feet), or  2 separate one-car garages (minimum 12 feet x 20 feet each)  In the R-W Zone, the 2 required parking spaces may be provided as 1 covered space and 1 uncovered space (5) N/A Multiple-family dwellings Studio and one-bedroom units 1.5 spaces per unit, 1 of which must be covered (5) N/A When calculating the required number of parking spaces, if the calculation results in a fractional parking space, the required number of parking spaces shall always be rounded up to the nearest whole number. Units with two or more bedrooms 2 spaces per unit, provided as either:  a one-car garage (12 feet x 20 feet) and 1 covered or uncovered space; or (5)  a two-car garage (minimum 20 feet x 20 feet), or  2 separate one-car garages (minimum 12 feet x 20 feet each)  In the R-W Zone and the Beach Area Overlay Zone, the 2 required parking spaces may be provided as 1 covered space and 1 uncovered space (5) Two parking spaces are provided per unit in a basement parking garage. Project complies. Required parking may be provided within an enclosed parking garage with multiple, open parking spaces, subject to the following:  Each parking space shall maintain a standard stall size of 8.5 feet by 20 feet, exclusive of supporting columns; and  A backup distance of 24 feet shall be maintained in addition to a minimum 5 feet turning bump-out located at the end of any stall series. All parking in the basement parking garage has a minimum 8.5 ft. by 20 ft. dimension exclusive of supporting columns. Project complies. Required resident parking spaces shall be located no more than 150 feet as measured in a logical walking path from the entrance of the units it could be considered to serve. N/A PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT E.8 Private Recreational Space One-family, two-family, and multiple-family dwellings Required private recreational space shall be designed so as to be functional, usable, and easily accessible from the dwelling it is intended to serve. N/A Required private recreational space shall be located adjacent to the unit the area is intended to serve. Required private recreational space shall not be located within any required front yard setback area, and may not include any driveways, parking areas, storage areas, or common walkways. One-family and two-family dwellings Minimum total area per unit Projects not within the R-15 or R- 23 general plan designations 400 square feet N/A Projects within the R-15 or R-23 general plan designations 200 square feet May consist of more than one recreational space. N/A May be provided at ground level and/or as a deck/balcony on a second/third floor or roof. N/A If provided at ground level Minimum dimension Not within the R-15 or R-23 general plan designations 15 feet N/A Within the R-15 or R-23 general plan designations 10 feet Shall not have a slope gradient greater than 5%. N/A Attached solid patio covers and decks/balconies may project into a required private recreational space, subject to the following:  The depth of the projection shall not exceed 6 feet (measured from the wall of the dwelling that is contiguous to the patio/deck/balcony). The length of the projection shall not be limited, except as required by any setback or lot coverage standards. N/A Open or lattice-top patio covers may be located within the required private recreation space (provided the patio cover complies with all applicable standards, including the required setbacks). N/A If provided above ground level as a deck/ balcony or roof deck Minimum dimension 6 feet N/A Minimum area 60 square feet Multiple-family dwellings Minimum total area per unit (patio, porch, or balcony) 60 square feet Each unit has a porch, balcony and/or exclusive use roof deck area at least 60 square feet with a minimum dimension of 6 ft. Project complies. Minimum dimension of patio, porch or balcony 6 feet Projects of 11 or more units that are within the R-23 general plan designation may opt to provide an additional 75 square feet of community recreation space per unit (subject to the standards specified in Table C of this Chapter), in lieu of providing the per unit private recreational space specified above. N/A (1) If a project is located within the Beach Area Overlay Zone, building height shall be subject to the requirements of Chapter 21.82 of this code. (2) See Table C in Section 21.45.060 for required setbacks from an arterial street. (3) Building setbacks shall be measured from the outside edge of the required street right-of-way width, whichever is closest to the building. (4) Building setbacks shall be measured from one of the following (whichever is closest to the building): a) the outside edge of the required drive-aisle width; b) the back of sidewalk; or c) the nearest side of a parking bay located contiguous to a drive-aisle (excluding parking located in a driveway in front of a unit’s garage). (5) Any uncovered required parking space in the R-W zone may be located within a required front yard setback and may be tandem. (6) This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code). (7) Protrusions above the height limit shall be allowed pursuant to Section 21.46.020 of this code. Such protrusions include protective barriers for balconies and roof decks. ATTACHMENT NO. 5 CITY COUNCIL POLICY 66 – LIVABLE NEIGHBORHOODS Principle Compliance Comments 1 Building Facades, Front Entries, Porches Facades create interest and character and should be varied and articulated to provide visual interest to pedestrians. Clearly identifiable front doors and porches enhance the street scene and create opportunities for greater social interaction within the neighborhood. Building entries and windows should face the street. Front porches, bay windows, courtyards and balconies are encouraged. The west elevation architecture facing Garfield Street provides multiple material finishes, varied window shapes, articulated building planes and a patio/balcony. Although the front entries are located along the side, a clear pedestrian pathway to the entry is located from Garfield Street. Project complies. 2 Garages Homes should be designed to feature the residence as the prominent part of the structure in relation to the street. A variety of garage configurations should be used to improve the street scene. This may include tandem garages, side- loaded garages, front-loaded garages, alley-loaded garages and recessed garages. The three-unit residential condominium building is the prominent feature along Garfield Street. All parking is located in a basement level and not visible from the street. Project complies. 3 Street Design An interconnected, modified (grid) street pattern should be incorporated into project designs when there are no topographic or environmental constraints. Interconnected streets provide pedestrians and automobiles many alternative routes to follow, disperse traffic and reduce the volume of cars on any one street in the neighborhood. Streets should be designed to provide both vehicular and pedestrian connectivity by minimizing the use of cul-de-sacs. The street network should also be designed to create a safer, more comfortable pedestrian and bicycling environment. Local residential streets should have travel and parking lanes, be sufficiently narrow to slow traffic, provide adequate access for emergency and service vehicles and emergency evacuation routes for residents and include parkways with trees to form a pleasing canopy over the street. Local residential streets are the public open space in which children often play and around which neighborhoods interact. Within this context, vehicular movement should be additionally influenced through the use of City-accepted designs for traffic calming measures. The project is developing on an existing multi-family residentially zoned lot adjacent to an existing public street (Garfield Street) presently developed as part of an existing interconnected modified street pattern in the Beach Area Overlay Zone. The existing street design in this area, where already improved, provides curb adjacent parkways and sidewalks on Garfield Street. A street tree will be maintained or installed for the project. Project complies. CITY COUNCIL POLICY 66 – LIVABLE NEIGHBORHOODS (CONTINUED) Principle Compliance Comments 4 Parkways Street trees should be planted in the parkways along all streets. Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage and minimize water consumption. See Section 3 above. 5 Pedestrian Walkways Pedestrian walkways should be located along or visible from all streets. Walkways (sidewalks or trails) should provide clear, comfortable and direct access to neighborhood schools, parks/plazas and transit stops. Primary pedestrian routes should be bordered by residential fronts, parks or plazas. Where street connections are not feasible (at the end of cul-de-sacs), pedestrian paths should also be provided. The project provides for pedestrian circulation in the form of existing sidewalks along its frontage with Garfield Street. An existing sidewalk is located on both sides of the street. Project complies. 6 Centralized Community Recreation Areas Park or plazas, which serve as neighborhood meeting places and as recreational activity centers should be incorporated into all planned unit developments. As frequently as possible, these parks/plazas should be designed for both active and passive uses for residents of all ages and should be centrally located within the project. Parks and plazas should be not be sited on residual parcels, used as buffers from surrounding developments or to separate buildings from streets. The project consists of only three dwellings and is not required to provide community recreation areas. Project complies.