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Home My WebLink About2022-12-13 - SupplementalsPlanning Commission December 13, 2021 DRC2021-00297 Project:–A request to construct a 3,999 square foot single-family residence with two separate attached garages totaling 901 square feet on a vacant property of 12,044 square feet (0.28-acre) Entitlement:Design Review DRC2021-00297 Zoning Designation:Low (L)Residential District General Plan Designation:Low Residential Project Overview Location Street View Site Plan Development Standards Proposed Project Development Code Compliant? Building Height 22 Feet 30 Feet YES Front Setback 38 Feet 37 feet (+/-5 feet)YES Side Setbacks 7/10 Feet 5/10 Feet YES Rear Setback 76 feet 20 Feet YES Excavation 8.3 Feet 5 Feet*YES Retaining Wall 4 Feet 4 Feet YES Street Facing Garage 1 Two Car N/A YES Lot Coverage 35.3 Percent 40 Percent YES House Square Feet 3,999 Square Feet Lot Coverage YES Garage Square Feet 901 Square Feet Lot Coverage YES Deck SF 500 Square Feet Lot Coverage YES *Cut or fill over 5 feet requires Planning Commission Approval Staff Recommendation •Staff recommends that the Planning Commission approved Hillside Design Review DRC2021-00297 along with the attached Conditions of Approval. Development Code and General Plan Update Planning Commission, December 13, 2022 PlanRC General Plan Update •Unanimously adopted by Council on December 15, 2021 •Establishes the City’s vision and priorities for the next 10-20 years •Guides future actions (policy choices + development applications) •Addresses changes in state law •Blueprint for future development •Enabled the community to come together to develop a shared vision for the future 2022 Development Code Update and Refinements Unanimously adopted by Council on May 18, 2022 Mapping changes to General Plan Land Use Map and Zoning Map Following the adoption, staff has identified necessary changes to better calibrate the code to the General Plan The code is a "Living Document" General Plan Land Plan Amendments APN: 1062-641-57 APN: 0209-013-15 APN: 0209-171-15 APN: 0229-021- 80, 0229-021-91 APN: 1089-261-55, 1089-281-57 APN: 1089-471-25 General Plan Land Plan Amendments 1 2 3, 4 5 6, 7 8 Zoning Map Amendments These zoning changes effect various parcels throughout the City,including: •Open Space/Flood Control/Utility Corridor (Var .parcels citywide) •High Residential Zone Amended to Low Medium Residential Zone (Var.parcels within Victoria Arbors) •High Residential Zone amended to Medium High Residential Zone (Var parcels within Candlewood) In addition,these changes also include specifically identified parcels in order to correct inadvertent zoning and land plan mapping errors,including: •Open Space/Flood Control/Utility Corridor to Neo-Industrial (APN:020901315) •Center 2 Zone amended to Industrial Employment (APNs:0229012180 and 022902191) •Open Space/Flood Control/Utility Corridor to Very Low Residential (APN:106264157) •Open Space/Flood Control/Utility Corridor to Medium Residential (APN:108947125) •Open Space/Flood Control/Utility Corridor to Medium Residential (APN:108926155 and 108928157) •Open Space/Flood Control/Utility Corridor to Neo-Industrial (APN:020917115) Current Zoning Map Zoning Map Amendments Zoning Map Amendments Zoning Map Amendments Zoning Map Amendments Vineyard Avenue8th Street Development Code Text Amendments The Development Code text amendments consist of various technical amendments to Articles II,III,IV,V,VI,VIII,and IX. New additions: •Development standards related to SB 9 •Inclusion of provisions to address Nonconforming Lots •Citywide Transfer of Development Rights Program •New standards for Drive-In and Drive-Through Uses •New standards for Live/Work Units •Descriptions for previously adopted Overlays Development Code Text AmendmentsContinued… The Development Code text amendments consist of various technical amendments to Articles II,III,IV,V,VI,VIII,and IX. Changes to existing language: •Minor text edits and clarifying language to Article VIII (Form-Based Code) •Revisions to the ADU standards per State Law (AB 345). •Reconfiguration of Open Space zones Development Code Text AmendmentsContinued… The Development Code text amendments consist of various technical amendments to Articles II,III,IV,V,VI,VIII,and IX. Changes to existing language: •Reconfiguration of Open Space zones Development Code Text AmendmentsContinued… The Development Code text amendments consist of various technical amendments to Articles II,III,IV,V,VI,VIII,and IX. Changes to existing language: •Reconfiguration of Open Space zones Open Space Zones OS OSC Open Space Conservation. Designates areas primarily to protect environmentally sensitive land. The use regulations, development standards, and criteria encourage preservation of existing conservation areas and protection of natural resources. HR Hillside Residential. Designates areas for maintaining natural open space character through protection of natural landforms; minimizing erosion; providing for public safety; protecting water, flora, and fauna resources; and establishing design standards to provide for limited development in harmony with the environment. Allowed density is a maximum of 2 units per net buildable acre as determined through the Hillside Development Review process. P Parks. Designates areas primarily for public parks, public schools, and public facilities. The use regulations and development standards provide for low intensity development and encourage educational and recreational activities. FC/UC Flood Control/Utility Corridor. Designates areas necessary for flood control facilities for protection of the public health, safety, and general welfare as well as utility corridors in which land uses compatible to both the utility function and surrounding, existing, or proposed land uses are allowed. UC Utility Corridor. Designates areas within utility corridors in which land uses compatible to both the utility function and surrounding, existing, of proposed land uses are allowed. Development Code Text AmendmentsContinued… The Development Code text amendments consist of various technical amendments to Articles II,III,IV,V,VI,VIII,and IX. Changes to existing language: •Reconfiguration of Open Space zones Land Use/Zoning District VL L LM M MH H NI IE OS OSC HR FC P FC/UC Residential Uses Accessory Dwelling Unit P P P P P P N N P P N N Adult Day Care Home P P P P P P N N N P N N Caretaker Housing M M M M M M M M P M P P Dwelling, Multi-Family N N P P P P N N N N N N Dwelling, Single- Family P P P P N N N N P P N N Dwelling, Two-Family P P P P P P N N P P N N Emergency Shelter (10)N N N N N N C N N N N N Family Day Care Home P P P P P P P P P P P P TABLE 17.30.030-1: ALLOWED LAND USES AND PERMIT REQUIREMENTS BY BASE ZONE Environmental Review An Environmental Impact Report was certified in conjunction with the adoption of the General Plan on December 15, 2021. Staff has prepared an EIR Addendum for the subject amendments to the Development Code, Zoning Map and General Plan Land Plan Map. Recommended Changes Article III Section 17.36.010.E.6 –Roofing Material Current Red line in Subsection a: New development within Residential Zones shall have tile roofing material that is consistent with the architectural theme of the primary structure.At the discretion of the Planning Director,made of clay,ceramic,concrete,slate,or composite materials such as fiber-glass.Metal tile roofing may be considered if it is demonstrated by the applicant that the general appearance of it (such as the surface finish,color,and texture)are equivalent to the general appearance of,for example,concrete tile.exceptions to this standard may be made for sustainable roof designs such as green roofs. Recommended Change:Shift to Subsection b. Existing development within Residential Zones may be re-roofed with a roofing material that is consistent with the architectural theme of the primary structure.At the discretion of the Planning Director,exceptions to this standard may be made for sustainable roof designs such as green roofs.of the same type,e.g.,composition shingles,that are currently on the roof.The exception is wood shake which must be replaced with tile or shingle roofing. Recommended Changes Article III Section 17.36.020 –Development standards for two units in single-family residential zones Revise Section 17.36.020.J –Income Restriction. Current Red Line. J.Income Restriction.If more than one unit is developed on a single lot,the second unit may be up to 1,200 square feet if one of the units is rented at a level affordable to Low-Income (50%-80%of AMI)households,provided that the property owner must execute and record against the subject property an affordability covenant provided by the Planning Director per Subsection K below. Recommended Change –Stricken entirely. J.Income Restriction.If more than one unit is developed on a single lot,the second unit may be up to 1,200 square feet if one of the units is rented at a level affordable to Low-Income (50%-80%of AMI)households,provided that the property owner must execute and record against the subject property an affordability covenant provided by the Planning Director per Subsection K below. Recommended Changes Article III Section 17.38.050 –Agricultural Overlay •Reflected as current text,not red line addition Section 17.38.090 –Camino Predera Overlay Zoning District •Reflected as current text,not red line addition Recommended Changes Article V Section 17.100.080 Ownership,rental,and occupancy requirements Revise Section 17.100.080.D.1 –Deed restrictions (for Accessory Dwelling Units) Current Text : The accessory dwelling unit or JADU shall not be sold or owned separately from the main dwelling unit,and the parcel upon which the unit is located shall not be subdivided in any manner that would authorize such sale or ownership. Recommended Change: he accessory dwelling unit or JADU shall not be sold or owned separately from the main dwelling unit,and the parcel upon which the unit is located shall not be subdivided in any manner that would authorize such sale or ownership,except as otherwise required by law. Recommendation •Staff recommends that the Planning Commission: o Recommend that the City Council adopt an addendum to the General Plan EIR o Recommend that the City Council approve the subject General Plan Land Map Amendments o Recommend that the City Council approve the subject Zoning Map Amendments o And Recommend that the City Council approve text amendments as presented