Planning Commission Mtg: July 15, 1998 Santa Monica, California
TO: The Honorable Planning Commission
FROM: Planning Staff
SUBJECT: Conditional Use Permit 98-011 and Vesting Tentative Parcel Map 25090
Address: 1238 22nd Street
Applicant: FMB Ltd.; Farshid Rayati, General Partner
Action: Application for Conditional Use Permit 98-011 and Vesting Tentative Parcel Map 25090 to allow the construction of a 4-unit condominium development: As conditioned, the proposal meets all applicable development standards.
Recommendation: Approval with conditions.
Permit Streamlining Expiration Date: November 29, 1998
Subdivision Action Deadline: July 19, 1998
SITE LOCATION AND DESCRIPTION
The subject property is a 6,500 sq. ft. parcel with a 50-foot frontage located on the west side of 22nd Street between Arizona Avenue and Wilshire Boulevard. Surrounding uses consist one story bungalows with additional multifamily rental units in the rear of the lots to the north and east (R2 District), two-story multi-family apartments and condominium structures in the R2 District to the south and west.
Zoning District: R2 Low Density Multiple Family Residential District
Land Use District: Low Density Housing
Parcel Area: 50' x 130' = 6,500 sq. ft.
Proposed is the construction of a two-story, 30' tall, four-unit condominium building with an 8 space subterranean parking garage accessed from 22nd Street. The townhouse floor plan features the living room, kitchen and dining room on the ground floor; a mezzanine level between the first and second floors; a second level with two bedrooms and 2 full baths; and rooftop sundecks for each unit.
MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE
The proposed project is consistent with the Municipal Code as conditioned and in conformance with the General Plan as shown in Attachment A.
The project is categorically exempt from the provisions of CEQA pursuant to Class 3(b) of the State Implementation Guidelines in that the project involves the construction of not more than six dwelling units in an urbanized area.
The project is subject to a Parks and Recreation Facilities Tax of $200 per unit and a Condominium Facilities Tax of $1,000 per saleable unit for a total tax of $4,800.
Pursuant to Municipal Code Section 9.04.20.20.080, within 30 days after the subject application was deemed complete, the applicant posted a sign on the property stating the following information: Project case number, brief project description, name and telephone number of applicant, site address, date, time and location of public hearing, and the City Planning Division phone number. It is the applicant's responsibility to update the hearing date if it is changed after posting.
In addition, pursuant to Municipal Code Section 9.04.20.22.050, notice of the public hearing was mailed to all owners and residential and commercial tenants of property located within a 500 foot radius of the project and published in The Argonaut at least ten consecutive calendar days prior to the hearing. A copy of the notice is contained in Attachment B.
The site is vacant and has no trees. A single unit (not listed on the Santa Monica Historic Resources Inventory) was removed from Santa Monica Rent Control via the Ellis Act and demolished in 1997. The structure was demolished without a replacement project in accordance with Section 9.04.10.16.010(b)(3) which allows for the demolition of a building without a replacement project if the structure was damaged by the Northridge Earthquake and was yellow or red tagged. The subject building was yellow tagged after the earthquake.
Three of the four proposed townhome units are 1,651 square feet in size and the front unit is slightly larger at 1,701 square feet. The units feature common area living/dining rooms, and kitchens on the ground level. All units have pedestrian access from the north side yard.
The Code requires additional average stepbacks for portions of the building above fourteen feet in height on both the side and front building elevations. The proposed design complies with this requirement. The building design features a flat roof surrounded by a 42-inch parapet. Private sundecks are proposed behind the rooftop parapet and are accessed by a private stairway from each unit. The sundecks are separated by individual walls which are no higher than the 42-inch roof parapet. Each unit contains over 300 sq. ft. of private open space, well exceeding the area required by Code. The open space consists of second level balconies along the north and south facades, and the roofdecks. Portions of the building's upper floors (containing the second floor bathrooms) are cantilevered beyond the first floor level and, by Code, are included in the building's overall lot coverage. The project complies with the minimum 50% landscaping required for the front yard and south side yard. The north side yard appears to be slightly below the 50% requirement and therefore staff has added a condition that the landscape plan be modified prior to Architectural Review Board (ARB) approval.
The plans do not indicate the location or placement of mechanical equipment. A condition of approval requires a preliminary location plan prior to filing an ARB application.
Parking and Circulation
Two parking spaces are provided for each unit within the subterranean garage which is accessed from 22nd Street. There is no rear alley. No guest parking space is required for developments of less than five units and none is provided. Pedestrian access to the subterranean parking garage is through the individual units and through a secondary exit stairway located in the rear yard. Stairs are provided adjacent to the private garage parking spaces for each unit. The Parking and Traffic Division has approved the size and configuration of the parking stalls.
The project is subject to the City's Inclusionary Housing Program which requires a four-unit development to provide either one inclusionary unit, or to pay an in-lieu fee pursuant to Municipal Code Section 9.28.050(b). Proposition R requires that thirty percent (30%) of all new multi-family residential housing constructed each year be affordable to low and moderate income households. The City is presently in the process of revising its Inclusionary Housing Program which is currently codified at SMMC Section 9.28.010 et seq. Consistent with Proposition R and in recognition of the need for developers to assist in affordable housing production to mitigate the impact of market rate development, the City staff is recommending that the City Council enact an ordinance which would require developers of market rate multi-family housing to assist in the production of affordable housing through a variety of options, including the payment of an affordable housing development fee.
The developer has applied to construct four condominium units, which is the maximum density permitted by right on the subject parcel. The building's overall massing is consistent with the City's development standards for setback and step backs. The proposed development is designed to be compatible with adjacent one and two story apartments and provides ample private open space for the individual units. The landscaped front and south side yards exceed the minimum area required, and per Condition #7, landscaping along the north side yard will be required to meet the City's minimum standards.
The proposed condominium, as conditioned, complies with all applicable provisions of the Zoning Ordinance and the General Plan. The proposed design and use is compatible with the existing development in the general area. It is recommended that the Planning Commission approve the project with the following findings and conditions.
TENTATIVE TRACT MAP FINDINGS
1. The proposed subdivision, together with its provision for its design and improvements, is consistent with applicable general and specific plans as adopted by the City of Santa Monica, in that the project conforms to the provisions of the R2-Low Density Multiple Family Residential District Development Standards of the Zoning Ordinance and the Low Density Housing Multi-family Residential Section of the Land Use Element of the General Plan.
2. The site is physically suitable for the proposed type of development, in that it is a standard lot with no unusual characteristics.
3. The site is physically suitable for the proposed density of development, in that a 6,500 square foot lot in the R2 District can accommodate up to 4 units.
4. The design of the four-unit condominium will not cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat, in that the proposed development is an infill of urban land that does not currently support fish or significant wildlife.
5. The design of the four-unit condominium project will not cause serious public health problems, in that the proposed development complies with the provisions of the Zoning Ordinance and the General Plan.
6. The design of the four-unit condominium project will not conflict with easements, acquired by the public at large, for access through, or use of, property within the proposed subdivision, in that no such easements exist on the subject site and the property has vehicular and pedestrian access from 22nd Street.
CONDITIONAL USE PERMIT FINDINGS
1. The proposed use is one conditionally permitted within the subject district and complies with all of the applicable provisions of the "City of Santa Monica Comprehensive Land Use and Zoning Ordinance", in that the proposed condominium complies with the R2 District Development Standards of the Zoning Ordinance and the Low Density Housing Multi-family Residential Section of the Land Use Element of the General Plan.
2. The proposed use would not impair the integrity and character of the district in which it is to be established or located, in that the condominium replaces an existing, vacant structure located in an existing multi-family residential area and is compatible in scale, density and use with surrounding properties.
3. The subject parcel is physically suitable for the type of land use being proposed, in that the property is currently developed for residential purposes and has all necessary public improvements and access to utilities.
4. The proposed use is compatible with any of the land uses presently on the subject parcel if the present land uses are to remain, in that the proposed use is consistent with the previous residential use of the site.
5. The proposed use would be compatible with existing and permissible land uses within the district and the general area in which the proposed use is to be located, in that it is similar in both scale and use to surrounding buildings and the development complies with the Code requirements.
6. There are adequate provisions for water, sanitation, and public utilities and services to ensure that the proposed use would not be detrimental to public health and safety, in that the proposed development is an infill of urban land adequately served by existing infrastructure.
7. Public access to the proposed use will be adequate, in that the site is adequately served by existing streets and alleys.
8. The physical location or placement of the use on the site is compatible with and relates harmoniously to the surrounding neighborhood, in that all setbacks, lot coverage and height requirements for the R2 District have been met and the building design is of a scale compatible with the surrounding neighborhood and is subject to Architectural Review Board approval.
9. The proposed use is consistent with the goals, objectives, and policies of the General Plan, in that the area is defined as a multi-family residential area in the Land Use Element of the General Plan.
10. The proposed use would not be detrimental to the public interest, health, safety, convenience, or general welfare, in that the project is an appropriate and compatible use in the R2 District and complies with the provisions of the Zoning Ordinance and the General Plan.
11. The proposed use conforms precisely to the applicable performance standards contained in Subchapter 9.04.12 and special conditions outlined in Subchapter 9.04.14 of the City of Santa Monica Comprehensive Land Use and Zoning Ordinance, in that the condominium development does not contain any of the special features described in the aforementioned Subchapters and, therefore, the Performance Standards and Special Conditions relating to those features do not apply to the development.
12. The proposed use will not result in an over-concentration of such uses in the immediate vicinity, in that the area is defined as a multi-family residential district, and the project complies with the unit per acre density limitations set in the Land Use Element of the General Plan.
CONDITIONAL USE PERMIT CONDITIONS
1. This approval is for those plans dated 5/15/98, a copy of which shall be maintained in the files of the City Planning Division. Project development shall be consistent with such plans, except as otherwise specified in these conditions of approval.
2. The Plans shall comply with all other provisions of Chapter 1, Article IX of the Municipal Code, (Zoning Ordinance) and all other pertinent ordinances and General Plan policies of the City of Santa Monica.
3. Final parking lot layout and specifications shall be subject to the review and approval of the Parking and Traffic Engineer.
4. Minor amendments to the plans shall be subject to approval by the Director of Planning. A significant change in the approved concept shall be subject to Planning Commission Review. Construction shall be in conformance with the plans submitted or as modified by the Planning Commission, Architectural Review Board or Director of Planning.
Architectural Review Board
5. Prior to consideration of the project by the Architectural Review Board, the applicant shall review disabled access requirements with the Building and Safety Division and make any necessary changes in the project design to achieve compliance with such requirements. The Architectural Review Board, in its review, shall pay particular attention to the aesthetic, landscaping, and setback impacts of any ramps or other features necessitated by accessibility requirements.
6. Prior to submittal of landscape plans for Architectural Review Board approval, the applicant shall contact the Department of Environmental and Public Works Management regarding urban runoff plans and calculations.
7. In addition to other landscaping requirements, the Architectural Review Board, in its review, shall ensure that at least 50% of the required front and side yard setbacks shall be adequately landscaped. Prior to Architectural Review Board submittal, the applicant shall submit a landscape planting plan which accurately shows areas of site landscaping, consistent with these requirements.
8. Plans for final design, landscaping, screening, and trash enclosures shall be subject to review and approval by the Architectural Review Board.
9. The Architectural Review Board, in its review, shall pay particular attention to the project's pedestrian orientation and amenities; scale and articulation of design elements; exterior colors, textures and materials; window treatment; glazing; and landscaping.
10. Construction period signage shall be subject to the approval of the Architectural Review Board.
11. Landscaping plans shall comply with Part 9.04.10.04 (Landscaping Standards) of the Zoning Ordinance including use of water-conserving landscaping materials, landscape maintenance and other standards contained in that Part.
12. Refuse areas, storage areas and mechanical equipment shall screened in accordance with SMMC Section 9.04.10.02.130-9.04.10.02.151. Refuse areas shall be of a size adequate to meet on-site need, including recycling. The Architectural Review Board in its review shall pay particular attention to the screening of such areas and equipment. Any rooftop mechanical equipment shall be minimized in height and area, and shall be located in such a way as to minimize noise and visual impacts to surrounding properties. Unless otherwise approved by the Architectural Review Board, rooftop mechanical equipment shall be located at least five feet from the edge of the roof. Except for solar hot water heaters, no residential water heaters shall be located on the roof (unless located within a mechanical room).
13. No gas or electric meters shall be located within the required front or street side yard setback areas. The Architectural Review Board in its review shall pay particular attention to the location and screening of such meters.
14. The location of mechanical units shall be sited on a preliminary plan prior to filing an ARB application so they Board may review, if necessary, any screening that may be required.
15. A Park and Recreation Facilities Tax of $200.00 per residential unit shall be due and payable at the time of issuance of a building permit for the construction or placement of the residential unit(s) on the subject lot, per and subject to the provisions of Section 6.80.010 et seq. of the Santa Monica Municipal Code.
16. The existing site shall be maintained and secured by erecting a security fence, and removing all debris, bushes and planting that inhibit the easy surveillance of the property to the satisfaction of the Building and Safety Officer and the Fire Department. Any landscaping material remaining shall be watered and maintained until demolition occurs. The lot shall be kept clear of all trash, weeds, etc.
17. Unless otherwise approved by the Department of Environmental and Public Works Management, all sidewalks shall be kept clear and passable during the grading and construction phase of the project.
18. Sidewalks, curbs, gutters, paving and driveways which need replacing or removal as a result of the project as determined by the Department of Environmental and Public Works Management shall be reconstructed to the satisfaction of the Department of Environmental and Public Works Management. Approval for this work shall be obtained from the Department of Environmental and Public Works Management prior to issuance of the building permits.
19. Vehicles hauling dirt or other construction debris from the site shall cover any open load with a tarpaulin or other secure covering to minimize dust emissions.
20. Street trees shall be maintained, relocated or provided as required in a manner consistent with the City's Tree Code (Ord. 1242 CCS), per the specifications of the Community and Cultural Services Department and the Department of Environmental and Public Works Management. No street tree shall be removed without the approval of the Community and Cultural Services Department.
21. A construction period mitigation plan shall be prepared by the applicant for approval by the Department of Environmental and Public Works Management prior to issuance of a building permit. The approved mitigation plan shall be posted on the site for the duration of the project construction and shall be produced upon request. As applicable, this plan shall 1) Specify the names, addresses, telephone numbers and business license numbers of all contractors and subcontractors as well as the developer and architect; 2) Describe how demolition of any existing structures is to be accomplished; 3) Indicate where any cranes are to be located for erection/construction; 4) Describe how much of the public street, alleyway, or sidewalk is proposed to be used in conjunction with construction; 5) Set forth the extent and nature of any pile-driving operations; 6) Describe the length and number of any tiebacks which must extend under the property of other persons; 7) Specify the nature and extent of any dewatering and its effect on any adjacent buildings; 8) Describe anticipated construction-related truck routes, number of truck trips, hours of hauling and parking location; 9) Specify the nature and extent of any helicopter hauling; 10) State whether any construction activity beyond normally permitted hours is proposed; 11) Describe any proposed construction noise mitigation measures; 12) Describe construction-period security measures including any fencing, lighting, and security personnel; 13) Provide a drainage plan; 14) Provide a construction-period parking plan which shall minimize use of public streets for parking; 15) List a designated on-site construction manager.
22. The property owner shall insure any graffiti on the site is promptly removed through compliance with the City's graffiti removal program.
23. A sign shall be posted on the property in a manner consistent with the public hearing sign requirements which shall identify the address and phone number of the owner and/or applicant for the purposes of responding to questions and complaints during the construction period. Said sign shall also indicate the hours of permissible construction work.
24. A copy of these conditions shall be posted in an easily visible and accessible location at all times during construction at the project site. The pages shall be laminated or otherwise protected to ensure durability of the copy.
25. Ultra-low flow plumbing fixtures are required on all new development and remodeling where plumbing is to be added. (Maximum 1.6 gallon toilets and 1.0 gallon urinals and low flow shower head.)
26. Parking areas and structures and other facilities generating wastewater with significant oil and grease content are required to pretreat these wastes before discharging to the City sewer or storm drain system. Pretreatment will require that a clarifier or oil/water separator be installed and maintained on site. In cases where settleable solids are present (or expected) in greater amounts than floatable oil and grease, a clarifier unit will be required. In cases where the opposite waste characteristics are present, an oil/water separator with automatic oil draw-off will be required instead. The Environmental and Public Works Management Department will set specific requirements. Building Permit plans shall show the required installation.
Miscellaneous CUP Conditions
27. The building address shall be painted on the roof of the building and shall measure four feet by eight feet (32 square feet).
28. If any archaeological remains are uncovered during excavation or construction, work in the affected area shall be suspended and a recognized specialist shall be contacted to conduct a survey of the affected area at project's owner's expense. A determination shall then be made by the Director of Planning to determine the significance of the survey findings and appropriate actions and requirements, if any, to address such findings.
29. Street and/or alley lighting shall be provided on public rights of way adjacent to the project if and as needed per the specifications and with the approval of the Department of Environmental and Public Works Management.
30. No fence, gate, or wall within the required front yard setback, inclusive of any subterranean garage slab and fencing, gate, or railing on top thereof, shall exceed a height of 42" above actual grade of the property.
31. A security gate shall be provided across the opening to the subterranean garage. If any guest parking space is located in the subterranean garage, the security gate shall be equipped with an electronic or other system which will open the gate to provide visitors with vehicular access to the garage without leaving their vehicles. The security gate shall receive approval of the Police and Fire Departments prior to issuance of a building permit.
32. Mechanical equipment shall not be located on the side of any building which is adjacent to a residential building on the adjoining lot. Roof locations may be used when the mechanical equipment is installed within a soundrated parapet enclosure.
33. Final approval of any mechanical equipment installation will require a noise test in compliance with SMMC Section 4.12.040. Equipment for the test shall be provided by the owner or contractor and the test shall be conducted by the owner or contractor. A copy of the noise test results on mechanical equipment shall be submitted to the Community Noise Officer for review to ensure that noise levels do not exceed maximum allowable levels for the applicable noise zone.
34. Final building plans submitted for approval of a building permit shall include on the plans a list of all permanent mechanical equipment to be placed indoors which may be heard outdoors.
Validity of Permits
35. In the event permittee violates or fails to comply with any conditions of approval of this permit, no further permits, licenses, approvals or certificates of occupancy shall be issued until such violation has been fully remedied.
36. Within ten days of City Planning Division transmittal of the Statement of Official Action, project applicant shall sign and return a copy of the Statement of Official Action prepared by the City Planning Division, agreeing to the Conditions of approval and acknowledging that failure to comply with such conditions shall constitute grounds for potential revocation of the permit approval. By signing same, applicant shall not thereby waive any legal rights applicant may possess regarding said conditions. The signed Statement shall be returned to the City Planning Division. Failure to comply with this condition shall constitute grounds for potential permit revocation.
37. This determination shall not become effective for a period of fourteen days from the date of determination (CUP) and ten days from the date of determination (VTPM). If appealed, a final determination is effective on the date a appeal decision is rendered. Any appeal must be made in the form required by the Zoning Administrator. The approval of this permit shall expire if the rights granted are not exercised within two years from the permit's effective date. Exercise of rights shall mean issuance of a building permit to commence construction. However, the permit shall also expire if the building permit expires, if final inspection is not completed or a Certificate of Occupancy is not issued within two years, or if the rights granted are not exercised within one year following the earliest to occur of the following: issuance of a Certificate of Occupancy or, if no certificate of Occupancy is required, the last required final inspection for the new construction. one year month extension may be permitted if approved by the Director of Planning. Applicant is on notice that time extensions may not be granted if development standards relevant to the project have changed since project approval.
38. Within thirty (30) days after final approval of the project, a sign shall be posted on site stating the date and nature of the approval. The sign shall be posted in accordance with the Zoning Administrator guidelines and shall remain in place until a building permit is issued for the project. The sign shall be removed promptly when a building permit is issued for the project or upon expiration of the Conditional Use Permit.
Inclusionary Unit Condition
39. The developer shall covenant and agree with the City of Santa Monica to the specific terms, conditions and restrictions upon the possession, use and enjoyment of the subject property, which terms, conditions and restrictions shall be recorded with the Los Angeles County Recorder's Office as a part of the deed of the property to ensure that one (1) affordable unit is provided and maintained over time and through subsequent sales of the property. An inclusionary requirement of thirty percent, excluding any density bonus units, under State Government Code Section 65915, shall apply to the project of which 1 units shall be affordable to households not exceeding sixty percent of the (HUD) Los Angeles County median income, expending not over 30% of monthly income on housing costs, as specified by the Housing Division of the Department of Community Development.
This agreement shall be executed and recorded prior to approval of the Final Map. Such agreement shall specify 1) responsibilities of the developer for making the unit(s) available to eligible tenants and 2) responsibilities of the City of Santa Monica to prepare application forms for potential tenants, establish criteria for qualifications, and monitor compliance with the provisions of the agreement.
Owner shall provide the City Planning and Zoning Division with a conformed copy of the recorded agreement prior to approval of the Final Map.
Developer shall pay an affordable housing fee in accordance with the new ordinance adopted by the City Council ("New Ordinance"). The amount of the fee shall be established either by the New Ordinance or by a resolution adopted in accordance with the New Ordinance. The fee must be paid to the City before Developer obtains a certificate of occupancy for the Project unless the New Ordinance establishes a different timing for payment. Should a New Ordinance not be enacted at the time that Developer is otherwise entitled to receive a certificate of occupancy, Developer shall pay a fee equal to the inclusionary unit base price currently established by SMMC Section 9.28(c), adjusted by the Consumer Price Index ("CPI"), times the required number of inclusionary units for the project, including any fraction of unit thereof. The required number of inclusionary units shall be determined as follows: Number of units in the project times thirty percent (30%).
The developer has chosen to pay an in-lieu fee per SMMC Section 9.28.050(f).
TENTATIVE TRACT MAP CONDITIONS
1. All off site improvements required by the City Engineer shall be installed. Plans and specifications for off site improvements shall be prepared by a registered civil engineer and approved by the City Engineer.
2. A subdivision improvement agreement for all off site improvements required by the City Engineer shall be prepared and a performance bond posted through the City Attorney's office.
3. The tentative map shall expire 24 months after approval, except as provided in the provisions of California Government Code Section 66452.6 and Sections 9.04.16.030(e) of the Santa Monica Municipal Code. During this time period the final map shall be presented to the City of Santa Monica for approval. No building permit for the project will be granted until such time as the final map is approved by the Santa Monica City Council.
4. In submitting required materials to the Santa Monica Engineering Division for a final map, applicant shall provide a copy of the approved Statement of Official Action.
5. Prior to approval of the final map, Condominium Association By-Laws (if applicable) and a Declaration of CC & R's shall be reviewed and approved by the City Attorney. The CC & R's shall contain a non-discrimination clause as presented in Section 9.20.20.020 (SMMC) and in the case of condominiums, contain such provisions as are required by Section 9.04.16.030(e)(SMMC).
6. The developer shall provide for payment of a Condominium Tax of $1,000 per saleable residential unit per the provisions of Section 6.76.010 et seq. of the Santa Monica Municipal Code.
7. The form, contents, accompanying data, and filing of the final subdivision map shall conform to the provisions of Sections 9.20.12.010 through 9.20.08.090 (SMMC) and the Subdivision Map Act. The required Final Map filing fee shall be paid prior to scheduling of the Final Map for City Council approval.
8. The form, contents, accompanying data, and filing of the final parcel map shall conform to the provisions of Sections 9.20.12.010 through 9.20.12.080 (SMMC) and the Subdivision Map Act.
9. One Mylar and one blue-line copy of the final map shall be provided to and recorded with the Los Angeles County Recorder prior to issuance of any building permit for a condominium project pursuant to Government Code Section 66499.30. Applicant shall also provide the County with a copy of this Statement of Official Action at the time the required copies of the map are submitted.
10. A copy of the recorded map shall be provided to the Planning and Zoning Division before issuance of a Building permit.
11. Pursuant to Section 9.20.14.070 (SMMC), if the subdivider or any interested person disagrees with any action by the Planning Commission with respect to the tentative map, an appeal or complaint may be filed in writing with the City Clerk. No appeal or complaint may be filed after a ten day period from the Commission's decision on the tentative map.
Prepared by: Gina Szilak, Assistant Planner
A. Municipal Code and General Plan Conformance
B. Notice of Public Hearing
C. Radius and Location Map
D. Photographs of Site and Surrounding Properties
E. Vesting Tentative Parcel Map 25090
F. Title 24 Information
G. Plot Plan, Floor Plans and Elevations
MUNICIPAL CODE AND GENERAL PLAN CONFORMANCE
|Permitted Use||Low Density Housing||Multi-family Dwelling Units||Multi-family Dwelling Units|
|Dwelling Units||- - -||1 Dwelling Unit @
1,500 s.f. = 4 units
(6,500 s.f. lot)
|4 Dwelling Units|
|Height of Building||- - -||30 ft. maximum||30 ft.|
|Number of Stories||- - -||2 stories maximum||2 stories|
|Mezzanine||N/A||Intermediate level open to space below.May not exceed 1/3 of floor area below.||1st floor area = 706 s.f.; proposed loft < 33% of floor area below|
|Height of Walls||N/A||42" frontyard, 8' side and rear yards||Front yard fence does not exceed 42"; side yard not shown, shall not exceed 8'|
|N/A||20 ft.||20 ft.|
|Sideyard||N/A||5 + (2 x 50) = 7'
|7' & 9' north sideyard
7', 10' & 12' south sideyard
|Rearyard||N/A||15' (from r.y. if no alley)||15' from rear yard|
|N/A||Front elevation >75% of max. buildable elevation above 14 feet must be set back 4% of the parcel depth (46.8 s.f.)||63 s.f. of additional setback is provided.|
|Side||N/A||Side elevation > 50% of max. buildable elevation above 14' must be set back 6%of lot width (3ft) (142.5 s.f.)||North sideyard an additional average of 152.5 s.f. setback provided; south sideyard an additional average of 285 s.f. provided|
|N/A||Per Section 9.04.10.02.180||no projections|
|Rear||N/A||balcony/ eaves shall not be permitted closer than 4' to any property line||rear balcony projects 1.5' into the 15' rear yard setback|
|Building Height Projections||N/A||Parapet wall: 42" above height limit; 12' mechanical rooms; 14' above roof line for stairwell enclosures||42" parapet; 5' above roof line for stairwell enclosure|
|Lot Coverage||N/A||50 % maximum||49%|
|Parking Access||N/A||Alley access is required when alley exists||Access from 22nd Street|
|Parking Space Number||N/A||2 covered parking spaces/ unit = 8 spaces required||8 parking spaces provided|
|Trash Area||N/A||Trash enclosures with minimum 5'- 8' solid walls & gate is required||8' x 12' trash area in subterranean garage|
|Mechanical Equip. Screening||N/A||Mechanical equipment extending more than 12" above roof parapet shall be fully screened from a horizontal plane||Not shown; shall comply|
|Location of Mechanical Equipment||N/A||Not permitted on side of building if adjacent to a residential building on an adjoining lot||Shall comply|
|Frontyard Landscaping||N/A||Minimum 50% of required frontyard shall be landscaped = 500 sq. ft.||Complies; (50%) landscaping proposed|
|Unexcavated Frontyard||N/A||Minimum 50% except the area necessary to provide parking access||Complies; 61% front yard unexcavated excluding subterranean auto access|
|Sideyard Landscaping||N/A||Minimum 50% of one required sideyard shall be landscaped. A total of 332.5 sq. ft. is required on both side yards||62% of the south sideyard and 49% of the north is landscaped; landscape area shall be revised to comply with Code prior to ARB submission|
|Unexcavated Sideyard||N/A||Minimum 4' in width along entire length of at least one side yard, except to provide parking access||5 feet along north side yard|
|Private Open Space||N/A||100 sq. ft. / unit||2nd floor and mezzanine balconies > 90 sq. ft. per unit (except rear unit). Roofdecks > 230 sq. ft. per unit|
|Inclusionary Unit/ Fees||Housing Element requires inclusionary units or fees||Must provide 1 low income deed restricted, affordable unit or pay in-lieu fee in accordance with the new ordinance adopted by the City Council after 7/98||Will comply with requirements per SMMC Chapter 9.28 with payment of an in-lieu fee|