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Home My WebLink About01 - - Presentation - 9/12/2017STUDY SESSIONS Small lot Ordinance Urban Plan Overlays September 12, 2017 -^lam � .. ,{J��'. t •9 , � g�_ i}� � Y • _ 7 s:. '��• - "�" �� Wit. STUDY SESSION Small lot Ordinance September 12, 2017 R + � � { �-. • - 5 - _ a _ + �-.yam INTENT OF THE SMALL LOT ORDINANCE What it allows What has resulted Examples Potential options moving forward i publi s et WHAT ARE SMALL LOT SUBDIVISIONS Single family detached or townhome-style units with no common walls developed on individual lots in the R2 and R3 zone • Subdivision into individual lots at a density consistent with the zoning • Each lot has direct access to a public street/alley • No commonly owned areas/no HOA WHAT ARE SMALL LOT SUBDIVISIONS Alternative to Common Interest Development (CID) or condominium subdivision where: • Same number of units can be built under R2 and R3 zoning - Single parcel - no individual lots for sale • Streets/drives and landscaping in common areas - HOA required to maintain common areas DEFINITION OF DENSITY The number of dwelling units per acre within a particular area, generally in a subdivision. • R1: up to 7.26 du/acre • R2 -MD: up to 12 du/acre • R2 -HD: up to 14.52 du/acre • R3: up to 20 du/acre FOUR TYPES OF RESIDENTIAL DEVELOPMENT 1. Single Family Dwellings • One Dwelling Unit per lot 2. Multi- Family Dwelling • More than one unit per lot • May include SFD, CID, townhomes, or apartments 3. Common Interest Developments (CID) • Two or more units: Attached or detached • Exclusive right to occupancy of unit • HOA required for common area maintenance 4. Small Lot Subdivisions • Maximum: 15 detached or townhome-style units • Land is subdivided with each unit on an individual lot • No commonly owned areas 4a ■ PURPOSE OF ZONING • Ensure light, air, privacy and open space • Minimize congestion and overloading of services and utilities • Protect neighborhoods from excessiveness • Retain scale and character of neighborhood I 0 Zoning Districts: Max. Density R1 Single Fam Residential 7.26 du/ac •1TAaBE: R2 -MD Multi-Fam Res Med. Density 12 du/ac • R2 -HD Multi-Fam Res High density 14.5 du/ac R3 Multi-Fam Residential 20 du/ac SMALL LOT SUBDIVISIONS: BACKGROUND Why Was It Proposed: • Promote ownership opportunities by allowing a type of housing with flexible development standards and maintenance mechanisms • Encourage redevelopment of older structures and development of underutilized parcels • Provide an alternative to CIDs • Alleviate homeowners from HOA dues • Adopted in April 2014 AMENDED IN 2015 The amendment resulted in: • Reduced side yard setback to be consistent with R2 and R3 zoning • Allowed a portion of the required open parking to be provided within a garage (minimum of one open parking space required per lot) SMALL LOT SUBDIVISIONS: Where Are They Permitted? Permitted in all R2 and R3 zones subject to Planning Commission approval ■ Limited to 15 lots or less ■ Subdivision map required ■ Subject to Residential Design Guidelines SMALL LOT SUBDIVISIONS: How do standards differ? Majority of zoning standards are the same as zoning standards in R2 and R3 zones. Small lot standards differ for: ■ Required open space ■ Rear setback for two-story units, not abutting a public street ■ Distance between buildings ■ Private open space ■ Parking DIFFERENCE IN DEVELOPMENT STANDARDS Open Space Max. Density Min. Lot Size Min. Private Open Space 2nd Floor Rear Setback Building to Building Number of Units HOA 40% 40% 30% 12 du/acre 12 du/acre 12 du/acre 31630 SF 31000 SF 31000 SF (average) N/A 400 SF 200 SF 20 ft. 20 ft. 10 ft. 10 ft. 10 ft. Per Fire Code No limit No limit 15 units max. 1 du/3,630 SF 1 du/ 3,630 SF N/A Required Optional 4a DIFFERENCE IN DEVELOPMENT STANDARDS Parking* 2-M D ,i 2 Bedrooms: 1 Covered 2 Open Space 3+ Bedrooms: 1 covered 3 Open Spaces CID** :-�••ll 11 hL SLO*** Ad 2 Garage 2 Open Spaces 3+ Bedrooms: 2 Garage 2 Open Spaces * Non alley lots. ** Detached units. * * * One additional open space per 5+ units 2 Bedrooms: 1 Garage 2 Open Spaces 3+ Bedrooms: 2 Garage 2 Open Spaces SMALL LOT SUBDIVISIONS Approved Projects: April 2014 —September 2017 SMALL LOT SUBDIVISION Number of Small "32 ErM Lot Projects Approved Units 110 41 Demolished Units 75 26 Net New Units 35 15 Average Lot Size 41128 SF 31146 SF SMALL LOT SUBDIVISIONS Small Lot Subdivision Units Approved 151 Total Residential Units City-wide* 421723 * City of Costa Mesa/Center for Demographic Research (CSF) Residential Units WA k� Small Lot Subdivision Units Approved 151 Total Residential Units City-wide* 421723 * City of Costa Mesa/Center for Demographic Research (CSF) r { ADM SAVE lu }R 2 w � 1. SMALL LOT SUBDIVISIONS f 4 1 64 A' . =re■ I "' `_ rte_■ �� r t z tib F 4 ,z- j ` Residential Properties R1 Zoning Distri ct which does not allow for Small Lot Subdivi sian s 0 Zoning Districts That Allow Small Lot Subdivisions - Small Lot Subdivision Projects city Boundary SMALL LOT SUBDIVISION 2 Decreased Number of Units On the Property 10 Remained the same 18 Added 1 Unit on the Property S Added 2 Units on the Property 6 Added 3 Units on the Property 2 Added 4+ Units on the Property SMALL LOT SUBDIVISION 2 -unit developments 1 3 -unit developments K;5 4 -unit developments 8 5-8 unit developments M*7- 10-11 unit developments OC CITIES WITH SMALL LOT OPTIONS • Orange allows 2 units on R2 lots with minimum 3,000 SF I ots • Anaheim allows small lots developments with no minimum lot size; only minimum unit size • Huntington Beach has Small Lot Standards as an alternative to attached housing - minimum 3,100 SF lot • Santa Ana is drafting a Small Lot Ordinance • 13 cities in Orange County allow single family homes to be developed on lots less than 3,500 SF ORANGE COUNTY CITIES ALLOWING SMALL LOT SUBDIVISIONS Subdivisions allowed with lots sizes less than 3,500 square feet: • Aliso Viejo • Anaheim • Dana Point • Huntington Beach • Irvine • Laguna Niguel • Lake Forest • Orange • San Juan Capistrano • Santa Ana • Seal Beach • Tustin • Westminster WHERE ARE SMALL LOTS PERMITTED Zoning 3MNE1 IDS • R2- HD • R3 Overlays • Mesa West Residential • West Bluffs (mixed use, live/work) 4a EXAMPLES OF SMALL LOT SUBDIVISIONS SLO PROJECT- CORNER LOT SLO PROJECT- 10 UNITS* SLO PROJECT -CORNER LOT SLO PROJECT- 2 UNITS SLO PROJECT -ALLEY FACING UNIT SLO PROJECT-ALLEY FACING UNIT pi SLO PROJECT - FLAG LOT SYR OAUMO rM X-1 — o -M R _r e SLO PROJECT -8 UNITS 04Wit. '� mmwj, A: ORUMO u ®ifillisno IN �a- � { mum i '! r _ - r c 0 •tom �' AM 7 0 vvp EXAMPLES OF COMMON INTEREST DEVELOPMENTS CID PROJECT -ALLEY FACING UNIT INNER 11 INNER 11 CID PROJECT - ALLEY FACING UNIT IN u DHO *AW 0 CID PROJECT- 8 DETACHED UNITS CID PROJECT- 14 DETACHED UNITS ,.4 ISSUES IDENTIFIED RELATED TO SMALL LOT SUBDIVISIONS Solutions to Dat - EM Reduce amount of pavement on project site to increase perception of open space/green space. Privacy and views analysis to reduce impacts to existing adjacent uses. Fencing materials: require block walls between proposed project and existing uses. Staff requires project to meet code standards. vgYR OL Solutions to Dat"M Front door facing street side of property: to increase visibility from the street and orient units to the neighborhood. Encourage projects with 2 units to both have front facing entry doors. No encroachments into setback areas for parking. Visitor parking easily accessible and separate from residential parking. No tandem parking spaces in driveway or drive aisle to meet parking requirements iOI U WHERE DO WE GO FROM HERE? Options: • No Change • Modify • Rezone • Repeal • Moratorium NO CHANGE Retain existing Small Lot Ordinance OPTIONS FOR MODIFYING THE ORDINANCE • Increase open space requirement to 40% • Prohibit front door from facing alley • Establish minimum lot width - Minimize the number of flag lots with multiple drive approaches - Limit street curb cuts for new driveways • Modify Design Guidelines for second floor setbacks • Prohibit small lot subdivision in urban plan areas OPTIONS TO REZONE PARCELS • Rezone R2 and R3 properties to R1 to preclude development of more than one parcel per lot • Modify Zoning Code and General Plan to eliminate exception for lots smaller than 7,260 SF in R2 zoning • Limit new development to a single story REPEAL THE SMALL LOT ORDINANCE • Prohibit small lot developments • Would not preclude development of additional units on R2 and R3 zoned parcels ADOPT A MORATORIUM ON SMALL LOT DEVELOPMENT • Halt to development of small lot projects until moratorium is lifted • Initial period of 45 days followed by a maximum of two extensions of 10 months and 15 days and one year, respectively • Approvals and extensions of a moratorium require a four- fifths vote of the City Council STUDY SESSION Urban Plan Overlays September 12, 2017 ��_ �� _ _r _ate. � i � �'-•-... � . - ,. =� �-k' ,4, yF. _ ��b - „ _. Lo !--4 { �-. • - DEFINITION OF OVERLAY ZONING An overlay district (or overlay zone) applies an additional layer of standards within a defined overlay boundary, regardless of the underlying base zoning district BACKGROUND April 2006 - First overlay districts adopted - So6ECA Urban Plan and three Westside Urban Plans Served as "overlay zones" - established provisions for mixed-use development, live/work and residential development Urban Plans resulted from collaboration of a 40 -member Committee (WROC) appointed in 2003 by City Council All Urban Plan proposals are subject to City Council screening in advance of application submission and Planning Commission adoption of a site-specific Master Plan URBAN PLAN OVERLAYS fr---------------- . SUNFL - -� I_— 1 I. r fWEAKER S7 ........ / + r d I r AMUSAVE n � f fJI! fJ L1 VIC CIP* r, = > y • ` f Westside Urban Plans SoBECR Urban Plan rye Jf / Residential Incentive Overlay Y Harbor Mixed -Use Overlay E—� City Boundary SoBECA URBAN PLAN OVERLAY SoBECA Urban Plan: Establishes provisions for mixed-use development, acre plan area including live/work development, in the 39- • 2015-2035 General Plan update included a Residential Incentive Overlay allowing development of high density residential (maximum of 40 du/acre) with a maximum development cap of 500 dwellings within SoBECA WESTSIDE URBAN PLAN OVERLAYS Mesa West Bluffs Urban Plan: Allows live/work at 1.0 Floor Area Ratio or residential development at 13 du/acre in the 277 -acre plan area Mesa West Residential Ownership Urban Plan: Establishes residential development standards/incentives or a density bonus in the 238 -acre plan area (maximum allowed density per General Plan 20 du/acre) 19 West Urban Plan: Allows horizontal and vertical mixed- use development in the 103 -acre plan area WESTSIDE URBAN PLANS Intended to stimulate live/work and residential development without exceeding the development capacity of the planned transportation system Encompass areas west of the SR -55 freeway Overlay MG, C1, C2 and CL zoning Allow mixed use, live/work and residential developments Mixed use and live/work at 1.0 FAR Residential development at: • 20 du/acre on residential properties • 13 du/acre on industrial properties AMENDMENTS TO URBAN PLANS In 2009, the Mesa West Bluffs Urban Plan was amended to include: • Minimum workspace of 250 square feet for live/work development • Roof gardens not considered a building story • Made Mixed Use and Live/Work standards applicable to both 19t" West and Mesa West Bluffs Urban Plans • Establish minimum size for tandem garages AMENDMENTS TO URBAN PLANS In 2015, all Urban Plans amended to address comments from City officials and the community such as: • Examples of desirable architectural prototypes • Increase front setback requirement to 15 feet • Prohibit tandem garages • Increase open space requirement to 30% • Stepped elevations from two-story to three-story along street frontage • Work spaces cannot include a bathroom with a shower/or bath • No short-term vacation rentals • No conversion of work spaces into bedrooms N A VICTORIA ST 0 0.25 0.5 3 Miles URBAN PLAN OVERLAYS W/SLO AND CID DEVELOPMENTS ` Westside Urban Plans SoBECA Urban Plan Residential Incentive Overlay Harbor Mixed -Use Overlay - Small Lot Ordinance Projects - Common Interest Development Projects 1 Citv Boundary 2016 GENERAL PLAN UPDATE NEW OVERLAYS • SoBECA • HARBOR BOULEVARD MIXED-USE • RESIDENTIAL INCENTIVE OVERLAYS - HARBOR BOULEVARD - NEWPORT BOULEVARD SoBECA RESIDENTIAL INCENTIVE SoBECA Adopted in 2006 Area: 39.2 acres Allowed uses: mix of housing and retail/service commercial businesses, light industrial uses, creative studios, retail campuses, and entertainment and restaurant uses that attract local residents and visitors Permitted development: mixed-use that combines residential and commercial uses, as well as stand-alone commercial and residential uses This designation emphasizes commercial uses and aims to expand the established innovative, eclectic, and unique uses that support homegrown and incubator -type businesses important to the local economy 4a SoBECA 2015-2035 General Plan — adopted in 2016 Alternative to light industrial and commercial development Maximum of 450 dwellings within the urban plan area at a maximum density of 40 du/acre Maximum FAR of 1.25 applies to mixed-use buildings that integrate residential and commercial uses. Stand-alone commercial or industrial buildings have a maximum FAR of 1.0 Maximum building height of four stories :101Okla LTA II:I21 E 1 .moi. — i 1 j . Ile - - = Victoria St. - I+IP I t 1 I 1_ Bill --, 1 - Hamilton St. N� L_1 BIB I I I B Bills.: Bay St. I COT 1 1 I I 1 � 1 Ford St. tip HARBOR MIXED USE OVERLAY 2015-2035 General Plan — adopted in 2016 Area: 24.6 acres Maximum density: 20 du/acre Mixed Use Floor Area Ratio: 1.0 to 1.25 This mixed-use overlay zone (over the Commercial and Industrial base districts) is intended to promote commercial/residential mixed-use development, encourage adaptive reuse, stimulate private investments and improvements, promote new housing types, and meet housing demand • w. 11 gill MEN No w w litti t 1 a mm Una ww wm aN 11111110 w . ■e, waw w ■ MRJ i ffiffill � ; x'111111111 ' �Mmul" 11 gill i r,�rrr� t 1 RESIDENTIAL INCENTIVE OVERLAYS HARBOR BLVD. AND NEWPORT BLVD. 2015-2035 General Plan — adopted in 2016 Area — 40.8 acres The Residential Incentive Overlay also expands development opportunities on commercial properties not developed to their full potential or supporting outdated buildings and underperforming uses Maximum building height: four stories (provided privacy concerns of adjacent established residential neighborhoods are adequately addressed through the setback of upper stories or other design approaches) Maximum density: 40 units per acre. 4a 0 w. MEN No w ti -'fir wl w:wi wt ■ 0. �_ ■ MM J ro 11 x'111111111 ' �withot 0 �J -A ■ ,T _ y 3 � �� :; _ ■ate _ - ,-,., >y PROJECT EXAMPLES -LIVE/WORK UNITS WestPlace — 36 units PROJECT EXAMPLES -LIVE/WORK AND LOFTS The Lighthouse - 89 units a PROJECT EXAMPLES -LIVE/WORK AND LOFTS Westside Gateway - 177 units a PROJECT EXAMPLES - RESIDENTIAL Maple Crossing — 37 units WIan■M: ALVAIJIa►`l=:AamII 0*4 s F.. - ,lop I°" PROJECT EXAMPLES - RESIDENTIAL 743 W. 201h Street — 4 units 0 elffibolli:11 . i i 0 w. MEN No All ; x'111111111 00000" _j elffibolli:11 . i i 0 0 ojlmwQ11011 • x • SLO PROJECT- 10 UNITS SLO PROJECT- UNDER CONSTRUCTION -4- oy APPROVED/PENDING UNITS 19t" West Mesa West Bluffs Mesa West Residential Ownership SoBECA Residential Incentive Overlays Harbor Mixed Use 5 (mixed use - in process) 504 (live/work and lofts) 65 (residential) A mixed use project with 28 apartments and 20,000 SF of retail/ restaurant and 5,500 SF of office use (in process) X D WHERE DO WE GO FROM HERE? Options: • NO Change • Mo di : Modify the development standards, such as: • Density • Height • Interface with single family residential • Increased density • Repeal: Prohibit further approvals of projects under Urban Plans and overlay districts; would require a General Plan Amendment including revising Land Use and Housing Elements and Zone Change • Moratorium: Action would halt development until moratorium is lifted. The initial moratorium period is for 45 days followed by a maximum of two extensions of 10 months and 15 days and one year, respectively. Approvals and extensions of a moratorium require a four-fifths vote of the City Council 4a STUDY SESSION Small lot Ordinance September 12, 2017 R + � � { �-. • - 5 - _ a _ + �-.yam THE FOLLOWING SLIDES ARE EXTRA SLIDES 334 E. 16 T" STREET- SLO WITH FLAG LOT 2017 334 E. 16 T" STREET— SLO WITH FLAG LOT lqr— 7. % %-, I aq. - 270 PALMER-SLO (2 DETACHED UNITS) ALLEY LOADED F, 2017 14 7- 'WWr 2013 LA 2 270 PALMER - SLO (2 DETACHED UNITS) ALLEY LOADED i 1 + Rear Alley View with Pedestrian access 16522 ND STREET — SLO (4 DETACHED UNITS) WITH COMMON DRIVE 2017 2013 16522 ND STREET - SLO (4 DETACHED UNITS) WITH COMMON DRIVE 2294 PACIFIC - SLO (5 DETACHED UNITS) WITH PRIVATE DRIVE 2017 2013 2294 PACIFIC - SLO (5 DETACHED UNITS) WITH PRIVATE DRIVE J LATITUDE (1631 TUSTIN) - SLO (11 DETACHED UNITS) WITH PRIVATE DRIVE 4 d 2017 2013 _% LATITUDE (1631 TUSTIN) - SLO (11 DETACHED UNITS) WITH PRIVATE DRIVE 1332 JST STREET - SLO (8 DETACHED UNITS REPLACING 5 UNITS) - UNDER CONSTRUCTION/ UNDERGROUNDING UTILITY POLES 2017 2013 1332 JST STREET - SLO (8 DETACHED UNITS WITH PRIVATE DRIVE) m Project Rendering - Under Construction 2525 SANTA ANA — CID (8 DETACHED UNITS) WITH PRIVATE DRIVE or 2017 2013 2157 TUSTIN AVENUE - CID (14 DETACHED UNITS) WITH PRIVATE DRIVE 2017 �7 2013 4a • ojlmwQ11011 • SLO PROJECT- UNDER CONSTRUCTION 0 ojlmwQ11011 • x • SLO PROJECT- UNDER CONSTRUCTION* w oil SLO PROJECT - FLAG LOT 0 •IImadAIJLIIIWTI MALib I101cm0 SLO PROJECT- 2 UNITS (EXISTING DWELLING) SLO PROJECT- UNDER CONSTRUCTION 0 0 a 112.6(• a.. 0 � � R y .. 0 - 8'. 5 _- r i4AC Y SLO PROJECT - FLAG LOT SLO PROJECT- CORNER LOT C 0 0 mw" - -, --- ---Z l4wk jil r� U 0 ORUMO ■ I II i Jaa� Maw. SLO PROJECT - 4 UNITS idomerialk } SLO PROJECT - FLAG LOT . E a'p�� OAUMO I •IJ:loll1MQ�111�111►`�1�:�1►`1111�[�'■� r _ IIki 11 �7 •��_ � h,L? " I SLO PROJECT -5 UNITS I SLO PROJECT- 6 UNITS OAUMO N Ergs"WWWW ,r Small Lot Subdivisions Options to Resolve Reduce amount of pavement on project site to increase perception of open space/green space. Privacy and views analysis to reduce impacts to existing adjacent uses Fencing materials: require block walls between proposed project and existing uses Front door facing street side: to increase visibility from the street and orient units to the neighborhood. Encourage projects with 2 units to both have front facing entry doors. No encroachments into setback areas for parking. Visitor parking easily accessible and separate from residential parking. No tandem parking spaces in driveway or drive aisle to meet parking requirements Staff requires project to meet code standards. Zoning Districts: Max. Density R1 Single Fam Residential 7.26 du/AC R2 -MD Multi-Fam Res Med. Density 12 du/ac R2 -HD Multi-Fam Res High density 14.5 du/ac R3 Multi-Fam Residential 20 du/ac • Lot Area/Size�qc Setbacks: • Lot Width -Front • Maximum # of Stories -Rear • Building Height -Side • Maximum Density • Parking • Minimum Open Space% -Resident • Distance between Buildings -Visitor • Driveway Width and Length • Landscaping • Fences and Walls 2525 SANTA ANA — CID (8 DETACHED UNITS) WITH PRIVATE DRIVE or 2017 2013 COMMON INTEREST DEVELOPMENTS VICTORIA ST L ■ - A4- LU 4- a IV •` Zoning Districts That Allow Common Interest Developments - Common Interest Development Projects = City Boundary l SUtJFLO{�.EF.tA�d€-------r-----------------� I. J r \ 1 ! w 1 m I W BAKER ST 1 � j n 1r i m J ADAMS AVE D a m yQ /i 1 � i a T VICTORIA ST L ■ - A4- LU 4- a IV •` Zoning Districts That Allow Common Interest Developments - Common Interest Development Projects = City Boundary COMMON INTEREST UNITS 4 22 2 3 8 4 7 28 18 11 164 142 9 247 215 6 267 265 2 89 89 0 0 0 42 825 735 •1LVA 1LVA M011111I112:4abiED] ayjage Common Interest Developments Approved Total Number Total Number Of New Units Of Units Approved Demolished (2010-2017) Net Number Of New Units COMMON INTEREST DEVELOPMENTS Number of 19 11 2 9 1 CID Projects Approved 230 78 15 474 28 Units Demolished 62 12 15 1 0 Units Net New 168 66 0 473 28 Units Average Lot 41197 31315 31680 21413 21380 Size Common Interest Developments 2010 2011 2012 2013 2014 2015 2016 2017 Total I Number of Projects 0 Total Units Approved Net New Units COMMON INTEREST DEVELOPMENTS CID Projects Total Total Number Number of Net New # Projects of Units New Units Units Demolished Approved 6 29 7 22 2 7 4 3 1 10 13 -3 6 356 0 356 0 0 0 0 15 402 24 378 COMMON INTEREST DEVELOPMENTS CID Projects # Projects M 13 9 1 3 1 . 27 Total Total Number Number of of Units New Units Demolished Approved 201 55 71 8 5 2 118 1 28 0 423 66 Net New Units 146 63 3 117 28 357 SMALL LOT ORDINANCE: APPROVED IN 2014 Development Standards Differences: Minimum Open Space: 30% vs. 40% for SFD Minimum Lot Pen Space: 200 SF vs. 400 SF for CID Second Story Setback: 10 feet vs. 20 feet for SFD & CID Building to Building setback: Per Fire Code vs. 10 feet Projects must be less than 15 -units HOA optional vs. Mandatory for CID i rml nrnu■ � n.lum � sir IJIIIJ 1 - � +_ w ■IHIIJ�Y '�_''' fill�I�Ml1 1 .�uu�ul ^IIIfJllllllllllll luuuuulllu�r - - =--r-7! c •]1X1IRCE9910]no] m1I2[0]J1T/1201IL` FALIIDYAOKA9 • Lot Area/Size Setbacks: • Lot Width -Front • Maximum # of Stories -Rear • Building Height -Side • Maximum Density • Parking • Minimum Open Space:. -Resident • Distance between Buildings -Visitor • Driveway Width and Length • Landscaping • Fences and Walls COMPAR Front Setback Rear Setback ISON - DEVEL R2 -MD/ IN M 3630/ 3000/ 2178 Side Setback: street Open Space Private Open Space Height Building to Building Parking 20 ft. 10 ft. / 20 ft. (2nd) 5 ft. / 10 ft. 40 2 stories / 27 ft. 10 ft. Two garage min. per unit (2 open) OPMENT STANDARDS M Per Zoning 20 ft. 10 ft. 5 ft. /10 ft. 30% 200 SF 2 stories / 27 ft. 3 stories in Urban Plan areas As permitted by CBC One garage min. /unit (3 open) Add'I guest parking for 5+ units 3000 (min) 3500 (average) 20 ft. 10 ft. / 20 ft. (2nd) 5 ft. /10 ft. 40% 400 SF 2 stories / 27 ft. 10 ft. Two garage min. per unit (2 open) COMPARISON - DEVELOPMENT STANDARDS Lot Size Per Zoning Front Setback Rear Setback Side Setback Open Space Private Open Space Height Building to Building 20 ft. 10 ft. 5 ft. /10 ft. (street) 30% 200 SF 2 stories / 27 ft. 3 stories in Urban Plan areas As permitted by CBC 3000 (min) 3500 (average) 20 ft. 10 ft. / 20 ft. (2nd) 5 ft. /10 ft. (street) 40 400 SF 2 stories / 27 ft. 10 ft. One garage min. per Two garage min. per Parking unit (3 open) unit (2 open) Add'I guest parking for 5+ units OPTIONS FOR MODIFYING THE ORDINANCE Increase open space to 40% Require guest parking for all projects (not within driveways) Do not allow alley facing units without frontage on public streets Establish a minimum lot width (minimize no. of flag lots with multiple drive approach) Establish a minimum lot size (CID requires 3,000 SF min.) Modify Zoning Code and General Plan not to allow exception for lots smaller than 7,260 SF Modify design guidelines (2nd floor setbacks, average setbacks) Downzone R2 -MD properties Do not allow small lot subdivision in urban plan areas