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HomeMy WebLinkAbout2013-06-05; Planning Commission; ; CT 12-03|PUD 12-06|CDP 12-17 - 201 WALNUT TOWNHOMES CT 12-03/PUD 12-06/CDP 12-17 – 201 WALNUT TOWNHOMES June 5, 2013 PAGE 2 CEQA Guidelines Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption. A Notice of Exemption will be filed by the City Planner upon final project approval. The project complies with all applicable standards, there are no outstanding project issues, and findings can be made for approval of the project. III. PROJECT DESCRIPTION AND BACKGROUND The 0.783 acre project site is located just south of Walnut Avenue, and generally between Carlsbad Boulevard to the west and the San Diego Northern railway right-of-way to the east. The site currently contains a two-family residence which will be demolished. The site has been previously graded and is devoid of any sensitive vegetation. The site has a Multiple-Family Residential (R-3) Zone and a General Plan Land Use designation of Residential High (RH). Surrounding properties to the north, south, east and west are designated RH and zoned R-3 and are developed with multi-family apartments and single family residences. The applicant proposes to develop a fourteen-unit residential airspace condominium project on the subject site. A private gated motor court driveway, enhanced with integral earth tone decorative paving, will provide access into the project from Lincoln Street. All but two of the resident garages and all four required visitor parking spaces are located within and accessed from the private driveway. The resident garages for Units 7 & 8 have direct access fronting Garfield Street. The condominium units are arranged in a 9-plex and 5-plex configuration within two separate buildings. The two buildings are three-story (29.8 feet tall) structures with living area located on each floor and the garages at street grade. There are six separate floor plans consisting of two and three bedroom units ranging in size from 1,688 square feet to 2,138 square feet. Each unit will have its own front door and porch fronting on the street with a low fenced private yard and patio area. In addition, each unit will be afforded exterior view terraces at levels two and three. Private storage space will be located within each two car garage. The project configuration will allow for a centrally located onsite trash enclosure. There are two common recreation amenities. The larger (1,845 sf) centralized common recreation area located along the western property line consists of a raised sitting area surrounded by decorative landscaping. The other smaller (290 sf) common recreation area is located along the eastern property line. All of the residential units are semi-enclosed at the street for privacy by a 42” highly durable polycarbonate fence in white tones. A smaller white picket fence (30 inches tall), of the same materials enclose the two common areas. The architecture is based on a beach context consisting of white on white lapped wood siding, white detailed railings and trim, gray standing seam metal roofing and white framed aluminum clad wood windows. Level two and three view terraces are accented with white arbors and trellises. Color accents are added at the doorways and entries. The landscaping continues the beach theme with planting comprised of coastal indigenous plants selected from a variety of textures, colors and form. The plant palette is low maintenance and is irrigated by a subsurface drip soaking system. The drip system insures uniform irrigation coverage for all planting areas and reduces water use by over 50% from normal applications. The hardscape includes enhanced paving with a “stoop” at each residential entrance. The vehicular paving design is based on CT 12-03/PUD 12-06/CDP 12-17 – 201 WALNUT TOWNHOMES June 5, 2013 PAGE 3 recharging stormwater and nuisance water back into the local ground plane using porous pavers within the motor court. IV. ANALYSIS The project is subject to the following regulations: A. Residential High Density (RH) General Plan Land Use designation; B. Beach Area Overlay Zone (BAOZ), Multiple-Family Residential Zone (R-3), and Planned Development regulations (Chapters 21.82, 21.16, and 21.45 of the Carlsbad Municipal Code); C. City Council Policy No. 66 (Principals for the Development of Livable Neighborhoods); D. Local Coastal Program (Mello II Segment); E. Subdivision Ordinance (Title 20 of the Carlsbad Municipal Code); F. Inclusionary Housing Ordinance (Chapter 21.85 of the Zoning Ordinance); and G. Growth Management Ordinance (Chapter 21.90 of the Zoning Ordinance) 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 Residential High Density (RH) Land Use Designation The General Plan Land Use designation for the property is Residential High (RH) density. The RH Land Use designation allows for the development of two-family and multiple-family residential units within a density range of 15 – 23 dwelling units per acre (du/ac) and at a Growth Management Control Point (GMCP) density of 19 du/ac. At the RH GMCP, 14.8 dwelling units would be permitted on this 0.783 acre property. The proposed 14-unit project has a density of 17.87 du/ac, which is within the RH density range of 15 – 23 du/ac, but is 0.8 dwelling units below the GMCP of 19 du/ac. The GMCP is used for the purpose of calculating the City’s compliance with Government Code Section 65863. However, consistent with Program 3.8 of the City’s certified Housing Element, all of the dwelling units, which were anticipated toward achieving the City’s share of the regional housing needs that are not utilized by developers in approved projects, will be deposited in the City’s Excess Dwelling Unit Bank. This project will deposit 0.8 dwelling units into the Dwelling Unit Bank and these excess dwelling units are then available for allocation to other projects. Accordingly, there is no net loss of residential unit capacity and there are adequate properties identified in the Housing Element allowing residential development with a unit capacity, including second dwelling units, adequate to satisfy the City’s share of the regional housing need. The project complies with the Elements of the General Plan as outlined in Table A below: CT 12-03/PUD 12-06/CDP 12-17 – 201 WALNUT TOWNHOMES June 5, 2013 PAGE 4 TABLE A - GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLIANCE Land Use Site is designated for Residential High density, (RH – 15-23 du/ac) with a GMCP of 19 du/ac. 14.8 dwellings units could be constructed on the site at the GMCP (.783 acres x 19 du/ac). The 14 unit residential project has a density of 17.87 dwelling units per acre which is within the RH density range of 15 – 23 du/ac and 0.8 dwelling units will be deposited into the City’s Excess Dwelling Unit Bank. Yes Housing Provision of affordable housing. The project is conditioned to enter into an affordable housing agreement to purchase two (2) housing credits within the Roosevelt Garden Condominium Project (RP 04-04A) if available prior to final map approval or an alternative inclusionary housing solution will need to be authorized by the City Council prior to the issuance of building permits. Yes Public Safety Reduce fire hazards to an acceptable level. The project meets the fire code. The project is required to provide an automatic sprinkler system within each dwelling unit and is located within a five minute response of Fire Station Nos. 1 and 3. Yes CT 12-03/PUD 12-06/CDP 12-17 – 201 WALNUT TOWNHOMES June 5, 2013 PAGE 5 TABLE A - GENERAL PLAN COMPLIANCE CONTINUED ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLIANCE Open Space & Conservation 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 have any environmental impacts to the previously developed site. The project is conditioned to conform to all NPDES requirements and has been designed to include Low Impact Design (LID) elements. Yes Yes Noise Comply with the residential exterior noise standard of 60 dB(A) CNEL in private and common recreation areas and interior noise standard of 45 dB(A) CNEL. A noise study was prepared by RECON dated May 25, 2012 and concluded that the project complies with the exterior 60 dB(A) CNEL noise standard and the 45 dB(A) CNEL interior noise level. Yes Circulation Construct roadway improvements needed to serve proposed development. All public facilities including curb, gutter and sidewalk are conditioned to be built along the property frontage (Garfield Street, Lincoln Street and Walnut Avenue). Yes B. Beach Area Overlay Zone (BAOZ)/Multiple-Family Residential Zone (R-3)/Planned Development Regulations The proposed project is required to comply with all applicable use and development standards of the Carlsbad Municipal Code (CMC) including the BAOZ regulations (CMC Chapter 21.82), the Multiple-Family Residential Zone (CMC Chapter 21.16) and the Planned Development Regulations (CMC Chapter 21.45). Projects located within the BAOZ require the processing of a Site Development Plan (SDP) or a Planned Development Permit to ensure consistency with the BAOZ standards per Section 21.82.040 of the CMC. Because the project is processing a Planned Development Permit of over four units, the SDP is not required. The BAOZ is intended to supplement the underlying zoning CT 12-03/PUD 12-06/CDP 12-17 – 201 WALNUT TOWNHOMES June 5, 2013 PAGE 6 by providing additional development regulations to: 1) ensure that proposed development is compatible with existing surrounding uses; 2) provide adequate parking for residential developments; 3) ensure that public facilities exist to serve the beach area; and, 4) protect the unique mix of residential development and aesthetic quality of the area. The R-3 zone allows for the development of multi-family residential housing and the Planned Development Ordinance allows for the development of a condominium ownership project in the R-3 zone. The PD Ordinance provides most of the development standards with the exception of those standards included in Table B below for a fourteen-unit residential airspace condominium project. The proposed project, which consists of two three-story structures with attached garages, a building height of 29.8 feet with a roof pitch of 3:12, is compatible with the existing surrounding and proposed multi-family condominium and single family projects, and complies with the BAOZ regulations. The proposed parking (2 spaces per unit and 4 guest parking spaces) also meets the BAOZ requirements. All public facilities including curb, gutter and sidewalk will be constructed along the property frontage. The building elevations have been designed to include elements currently found in the neighborhood in order to blend into the surrounding development. The fourteen-unit residential air space condominium project meets or exceeds the requirements of the BAOZ (Chapter 21.82) and R-3 Zone (Chapter 21.16) as outlined in Table B below. Refer to Attachment No. 8 (Exhibit “A”) for compliance with Tables C & E of the Planned Development Ordinance. TABLE B – BAOZ AND R-3 ZONE COMPLIANCE Beach Area Overlay Zone (BAOZ) Required Provided 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. 29.8 feet with 3:12 roof pitch provided. R-3 Standards Required Provided Setbacks Front Yard: 10’ Front Yard with direct entry garage: 20’ Interior Side Yard: 10’ Street Side Yard: 10’ Rear: The subject site is a “Through Lot” with no rear yard Front Yard: 10’ Front Yard with direct entry garage: 20’ Interior Side Yard: 10’ Street Side Yard: 10’ Rear: N/A C. City Council Policy No. 66 (Livable Neighborhoods) Refer to Attachment. No. 9 (Exhibit “B”) for compliance with City Council Policy No. 66, Livable Neighborhoods. D. Local Coastal Program compliance The proposed site is located outside the appeal area of the City’s Coastal Zone and lies within the Mello II Segment of the LCP. CT 12-03/PUD 12-06/CDP 12-17 – 201 WALNUT TOWNHOMES June 5, 2013 PAGE 7 Mello II Segment The proposed project is consistent with the Mello II Segment of the LCP 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 condominiums; f) the project does not preclude any recreational opportunities or shoreline access as the property is located on the south side of Walnut Avenue between Garfield Street and Lincoln Street; and, g) the development of fourteen residential air-space condominiums 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. E. Subdivision Ordinance The project includes fourteen (14) residential air-space condominium units and is therefore subject to the regulations of Chapter 20.16 of the Subdivision Ordinance. These subdivision regulations require the project to include required street dedications and improvements (streets, sewer, water, and drainage) to serve the proposed subdivision. The Engineering Department has reviewed the proposed Tentative Map and has concluded that the subdivision, as conditioned, complies with all the applicable requirements of the Subdivision Map Act and the City’s Subdivision Ordinance. The project is consistent with and satisfies all requirements of the General Plan, the Beach Area Overlay Zone and Title 21. All major subdivision design criteria have been complied with and the project is conditioned to install all infrastructure improvements concurrent with development. The developer will be required to offer various dedications and install utility improvements, including but not limited to curbs, gutters, sidewalks, sewer facilities, drainage facilities, and fire hydrants. No standards variances are needed to approve the project. Given the above, the proposed subdivision would provide all necessary facilities and improvements without producing land conflicts; therefore, the project is consistent with the Subdivision Ordinance. F. Inclusionary Housing Ordinance The proposed project involves the creation of fourteen residential units through a subdivision and, therefore, must provide affordable housing to lower-income households as specified in the Inclusionary Housing Ordinance (Chapter 21.85 of the Zoning Ordinance). For residential development of seven or more units, not less than fifteen percent of the total units approved shall be constructed and restricted both as to occupancy and affordability to lower-income households. CT 12-03/PUD 12-06/CDP 12-17 – 201 WALNUT TOWNHOMES June 5, 2013 PAGE 8 This 14 unit project is therefore responsible for providing two inclusionary units. Whenever reasonably possible, inclusionary units should be built on the residential development project site. However, based on the project’s small size, the Housing Policy Team is recommending support of the applicant entering into an affordable housing agreement prior to final map approval to purchase two housing credits within the Roosevelt Garden Condominium Project (RP 04-04A) located at 2578 Roosevelt Street or an alternative solution will need to be authorized to satisfy their inclusionary housing obligations prior to the issuance of building permits. Therefore, the applicant has been conditioned to satisfy the inclusionary housing requirement for lower-income households by entering into an Affordable Housing Agreement to purchase two (2) credits of affordable housing in the Roosevelt Affordable Housing Project if available at time of building permit issuance or an alternative solution will need to be authorized, subject to City Council approval. By entering into the agreement prior to final map recordation the 201 Walnut Townhomes residential condominium development is providing its fair share of housing affordable to lower income households and, therefore, is consistent with the Inclusionary Housing Ordinance. G. 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 C below. TABLE C - GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS COMPLIANCE City Administration 48.67 sq. ft. Yes Library 25.95 sq. ft. Yes Waste Water Treatment 14 EDU Yes Parks .097 acre Yes Drainage 2.86 CFS Yes Circulation 112 ADT Yes Fire Station No. 1 Yes Open Space 0 acres N/A Schools Carlsbad Unified (E=1.25/M=.55/HS = .68) Yes Sewer Collection System 14 EDUs Yes Water 3,500 GPD Yes The project proposes 14 dwelling units whereas the maximum unit yield at the GMCP of the property is 14.8 dwelling units. The proposed project is 0.8 units below the Growth Management Control Point density for this RH designated property. Consistent with the General Plan and Policy No. 43, 0.8 DUs will be deposited into the City’s excess dwelling unit bank. V. 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 CT 12-03/PUD 12-06/CDP 12-17 – 201 WALNUT TOWNHOMES June 5, 2013 PAGE 9 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 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. 6978 (CT) 2. Planning Commission Resolution No. 6979 (PUD) 3. Planning Commission Resolution No. 6980 (CDP) 4. Location Map 5. Background Data Sheet 6. Local Facilities Impact Assessment Form 7. Disclosure Statement 8. Exhibits “A” - Planned Development Tables C & E 9. Exhibits “B” – City Council Policy No. 66 10. Reduced Exhibits 11. Full Size Exhibits “AA - CC” dated June 5, 2013 Revised 01/06 BACKGROUND DATA SHEET CASE NO: CT 12-03/PUD 12-06/CDP 12-17 CASE NAME: 201 WALNUT TOWNHOMES APPLICANT: Hawkins & Hawkins Architects REQUEST AND LOCATION: Request for approval of a Tentative Tract Map, Planned Development Permit, and Coastal Development Permit to demolish a two family dwelling and develop a fourteen unit multi-family residential air-space condominium project on a 0.783-acre infill site generally located on the south side of Walnut Avenue between Garfield Street and Lincoln Street, north of Chestnut Avenue within the Mello II Segment of the Local Coastal Program and in Local Facilities Management Zone 1. LEGAL DESCRIPTION: A portion of Thum Lands, Tract 216, in the City of Carlsbad, County of San Diego, State of California, according to Map thereof No. 1681, filed in the Office of the County Recorder of San Diego County, December 9, 1915. Together with those portions of Walnut Avenue and Lincoln Street vacated by Resolution No. 96-59, a resolution of the City Council of the, City of Carlsbad, a certified copy recorded April 2, 1996 as File No. 1996- 0163578 of Official Records, all as set forth in that certain Certificate of Compliance recorded April 18, 2007 as File No. 2007-0261639, 2007-0261640, and 2007-0261641 of Official Records. APN: 204-131-01, 02, & 03 Acres: 0.783 Proposed No. of Lots/Units: 14 units GENERAL PLAN AND ZONING Existing Land Use Designation: RH Proposed Land Use Designation: N/A Density Allowed: 15 – 23 du/ac Density Proposed: 17.87 Existing Zone: R-3 Proposed Zone: N/A Surrounding Zoning, General Plan and Land Use: Zoning General Plan Current Land Use Site R-3 (Multi-Family Res.) RH (Residential High) Two-Family Res. North R-3 (Multi-Family Res.) RH (Residential High) Single-Family Res. South R-3 (Multi-Family Res.) RH (Residential High) Single-Family Res. East R-3 (Multi-Family Res.) RH (Residential High) Multi-Family Res. West R-3 (Multi-Family Res.) RH (Residential High) Single-Family Res. LOCAL COASTAL PROGRAM Coastal Zone: Yes No Local Coastal Program Segment: Mello II Within Appeal Jurisdiction: Yes No Coastal Development Permit: Yes No Local Coastal Program Amendment: Yes No Revised 01/06 Existing LCP Land Use Designation: RH Proposed LCP Land Use Designation: N/A Existing LCP Zone: R-3 Proposed LCP Zone: N/A PUBLIC FACILITIES School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): 14 ENVIRONMENTAL IMPACT ASSESSMENT Categorical Exemption, Section 15332 (In-Fill Development Projects) Class 32 Negative Declaration, issued Certified Environmental Impact Report, dated Other, CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: 201 Walnut Townhomes – CT 12-03/PUD 12-06/CDP 12-17 LOCAL FACILITY MANAGEMENT ZONE: 1 GENERAL PLAN: RH ZONING: R-3 DEVELOPER’S NAME: Walnut Beach Townhomes, LLC ADDRESS: 3555 5th Avenue, Suite 100, San Diego, CA 92103 PHONE NO.: 520-204-2066 ASSESSOR’S PARCEL NO.: 204-131-01, 02 & 03 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 0.783 AC. ESTIMATED COMPLETION DATE: Not Available A. City Administrative Facilities: Demand in Square Footage = 48.67 B. Library: Demand in Square Footage = 25.95 C. Wastewater Treatment Capacity (Calculate with J. Sewer) 14 EDU D. Park: Demand in Acreage = .097 E. Drainage: Demand in CFS = 2.86 Identify Drainage Basin = BB (Identify master plan facilities on site plan) F. Circulation: Demand in ADT = 112 (Identify Trip Distribution on site plan) G. Fire: Served by Fire Station No. = 1 H. Open Space: Acreage Provided = N/A I. Schools: 2.48 (Demands to be determined by staff) J. Sewer: Demands in EDU 14 Identify Sub Basin = 1G (Identify trunk line(s) impacted on site plan) K. Water: Demand in GPD = 3,500 L. The proposed project is 0.8 units below the Growth Management Control Point density for this RH designated property. Consistent with the General Plan and Policy No. 43, 0.8 DUs will be deposited into the City’s excess dwelling unit bank. ATTACHMENT 8 EXHIBIT “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 C.1 Density Per the underlying General Plan designation. The project density is 17.87 du/ac which is within the General Plan range of 15-23 du/ac. 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. N/A 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 The project has been conditioned to install full improvements including curb, gutter and sidewalk along the property frontage. 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. Complies except where prevented by driveways. Tree species should be selected to create a unified image for the street, provide an effective canopy, avoid sidewalk damage and minimize water consumption. Queen Palms ATTACHMENT 8 EXHIBIT “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 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. N/A – Project has 14 units 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. 24 feet All projects No parking shall be permitted within the minimum required width of a drive-aisle. No parking is proposed within the drive-aisle. 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). A minimum of 24-feet for vehicle back-up has been provided. Additional width may be required for vehicle/emergency vehicle maneuvering area. N/A Parkways and/or sidewalks may be required. All public facilities including curb, gutter and sidewalk will be constructed along the property frontage. No more than 24 dwelling units shall be located along a single-entry drive-aisle. The project consists of 14 dwelling units. All drive-aisles shall be enhanced with decorative pavement. The drive-aisles consist of a decorative stamped and colored pervious concrete material. C.6 Number of Visitor Parking Spaces Required (1) Projects with 10 units or fewer A .30 space per each unit. 4 required 4 provided 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. N/A On Drive-aisles Visitor parking must be provided in parking bays that are located outside the required minimum drive-aisle width. All four required visitor parking spaces are located within parking bays that are located outside the required minimum drive-aisle width. ATTACHMENT 8 EXHIBIT “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 C.7 Location of Visitor Parking, Cont’d. On a Driveway Outside 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 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). Visitor parking spaces No. 1 and 2 meet the minimum compact size requirements. 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. The visitor parking spaces are located within 155 feet or closer from the units they serve. 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 visitor parking spaces will be screened by a block wall and landscaping material. C.9 Community Recreational Space (1) Community recreational space shall be provided for all projects of 11 or more dwelling units, as follows: 2,100 SF required. 2,135 SF provided as outdoor active recreation space. Minimum community recreational space required Project is NOT within RH general plan designation 200 square feet per unit Project IS within RH 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. 2,135 SF of outdoor passive recreation space is provided. 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 ATTACHMENT 8 EXHIBIT “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 C.9 Community Recreational Space (1) 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. The recreational space is located at two locations along the project perimeter and is approximately 160 feet from the farthest unit. 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). The project complies with this requirement. 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%. C.10 Lighting Lighting adequate for pedestrian and vehicular safety shall be provided. Existing street lighting will provide adequate lighting for both pedestrian and vehicular safety C.11 Reserved ATTACHMENT 8 EXHIBIT “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 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 RMH or RH land use designations. N/A: The project consists of 14 units 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. Each unit has a two car garage. 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. Each unit will have a two car garage. 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). Each unit will have a two car garage. A garage (12’x20’ one-car, 20’x20’ two-car, or larger) satisfies the required storage space per unit. Each unit has a two car garage with minimum 20’x20’ interior dimensions. This requirement is in addition to closets and other indoor storage areas. The project complies with this requirement. (1) This standard does not apply to housing for senior citizens (see Chapter 21.84 of this code). ATTACHMENT 8 EXHIBIT “A” 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 EXHIBIT “B” 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 of the elevations have a minimum of three separate building planes with an offset of 18 inches or greater. 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. Both buildings have a variety of roof planes, decorative window and door frames, exposed rafter tails, columns, varied window shapes, and an exterior wood element such as lap board siding. E.3 Maximum Coverage 60% of total project net developable acreage. 42% coverage E.4 Maximum Building Height Same as required by the underlying zone, and not to exceed three stories (1)(7) RH Projects within the RH general plan designation (1)(7) 40 feet, if roof pitch is 3:12 or greater N/A – Building height regulated by the BAOZ. Both buildings are three stories (29.8’) tall have a roof pitch of 3:12 or greater. No building is over three stories. 35 feet, if roof pitch is less than 3:12 Building height shall not exceed three stories E.5 Minimum Building Setbacks From a private or public street(2)(3) Residential structure 10 feet 10’ minimum The garages for Unit No. 7 and 8 are setback a minimum of 20 feet. Direct entry garage 20 feet 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) The residential structure has a minimum 10 foot front yard setback that is landscaped. Residential structure –directly above a garage 0 feet when projecting over the front of a garage. The residential structure has a minimum 10 foot front yard setback that is landscaped. Garage 3 feet The garages are a minimum of 3 feet from a drive-aisle and will be equipped with an automatic garage door opener. Garages facing directly onto a drive-aisle shall be equipped with an automatic garage door opener. Projects of 25 units or less within the RMH and RH 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. Garages are equipped with an automatic garage door opener. Balconies/decks (unenclosed and uncovered) 0 feet N/A - No balconies or decks cantilever over a drive-way. May cantilever over a drive-aisle, provided the balcony/deck does not impede access and 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 project meets the 10 foot side and street yard setback requirements of the R-3 zone. The project site has no rear yard. ATTACHMENT 8 EXHIBIT “A” PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT E.6 Minimum Building Separation 10 feet 32’ min E.7 Resident Parking (6) All dwelling types If a project is located within the RH 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. See Below under Multi-Family dwellings 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) 28 spaces required 28 spaces provided All are located in two car garages with (minimum 20 feet x 20 feet) interior dimensions. 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 spaces are located within attached two car garages with (minimum 20 feet x 20 feet) interior dimensions. 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. All required resident parking spaces are located within attached two car garages. 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. The private recreational space consisting of 2nd and 3rd floor decks and ground level patios are designed to be functional, useable and easily accessible from each dwelling unit. Required private recreational space shall be located adjacent to the unit the area is intended to serve. The private recreational space is located adjacent to each unit that 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. The private recreational space is not located within the front yard setback area. ATTACHMENT 8 EXHIBIT “A” PLANNED DEVELOPMENTS (CMC SECTION 21.45.080) TABLE E: CONDOMINIUM PROJECTS REF NO SUBJECT DEVELOPMENT STANDARD COMPLIANCE COMMENT E.8 Private Recreational Space, Cont’d. One-family and two- family dwellings Minimum total area per unit Projects not within the RMH or RH general plan designations 400 square feet N/A Projects within the RMH or RH 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 RMH or RH general plan designations 15 feet N/A Within the RMH or RH 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 balcony/deck ranging from 131 to 379 square feet in size. Minimum dimension of patio, porch or balcony 6 feet The minimum dimension exceeds six feet. Projects of 11 or more units that are within the RH 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 9 EXHIBIT “B” - 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 project proposes a building façade with interest and character by using a variety of roof planes, exposed roof rafter tails, accent materials including decorative trim around windows, varied window shapes, and lapped wood siding. The project provides clearly identifiable front entry ways and windows that face the street and all units have front balconies and patios designed with decorative guardrails/fencing. 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 project has been designed to feature each residence as the prominent part of the structure in relation to the street to the extent possible. The street scene is enhanced due to the absence of garage doors (except for two units along Garfield Street) as parking has been provided within attached garages that are not readily visible from Walnut Avenue and Lincoln Street. 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 not of scale to implement this policy. This project does not include any new streets. ATTACHMENT 9 EXHIBIT “B” - 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. The project includes various planting material including street trees within the parkways along Garfield Street, Lincoln Street and Walnut Avenue. 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 will provide street improvements which includes sidewalks. Pedestrian walkways with direct access to the front units have been provided along and visible from Garfield Street, Lincoln Street and Walnut Avenue. 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. There are two common community recreation amenities. The larger (1,845 sf) common recreation area located along the western property line consists of a raised sitting area surrounded by decorative landscaping. The other smaller (290 sf) common recreation area is located along the eastern property line and also consists of a raised deck with bench seating. Both common gathering areas are easily accessible from all proposed units.