150 North Third Street
Burbank, California 91502
www.
burbankca.gov
T: 818-238-5250
F: 818-238-5150
E: [email protected]
PURPOSE: Government Code Section 65913.4, also known as S enate Bill 35 (SB 35), requires the City to review qualifying multifamily housing development projects using a ministerial review process. Eligible projects must comply with objective planning standards, provide specified levels of affordable housing, and meet other specific requirements, as detailed in this application.
TO ALL APPLICANTS : Applicants intending to invoke the SB 35 streamlining and ministerial approval process must fill out this checklist and provide supporting documentation for each item ( as applicable) to demonstrate eligibility. This SB 35 Notice of Intent to Submit Application shall be submitted along with the identified Required Submittal Items. Incomplete checklists that do not include required attachments or supporting documentation will be deemed incomplete for processing.
Project Information. Must complete with project submittal.
Project Address:____ _____________________________________________________________________ APNs:__________________________________________________________________________________ Current Use of Site:_______________________________________________________________________ Project Description: (example – “Construction of a proposed 6-story mixed use project with 89 rental residential units and
3,000 SF of commercial on the ground floor, includes the demolition of existing structures on the site.”) ________________________________________________________ ________________________________ ________________________________________________________________________________________ Required Submittal Items.Chec k boxes to acknowledge the item is included in the su bmittal package.
Project Application – Completed SB 35 Residential Application with original owner signature.
Application fee – Payment is required at the time of submittal by credit card or check. Please make all checks payable to “City of Burbank.” See Planning webpage for fees: https://www.burbankca.gov/web/community- development/forms-and-fees
Project Plans – 1 electronic set of plans. All plans shall include: site plan, floor plan, demolition plan, elevations, and building cross-sections to s how proposed alterations or new construction, drawn to scale and with adequate dimensions (see handout for Standard Plan Details).
SB 35 Eligibility Checklist – Completed SB 35 Eligibility Checklist with original owner signature.
Applicant Signature.Ackn owledgement that all Required Submittal Items are in cluded in the submittal package.
Applicants Name: Applicants Signature: Date:
NOTICE: Due to the reduced processing times for eligible SB 35 development applications, submittal of an incom
plete entitlement application is grounds for deeming and application incomplete. Determination that an application is incomplete for processing does not preclude the applicant from correcting any deficiencies and resubmitting an application for streamline review, or from applying for the project under standard processes procedures. If the application is deemed incomplete and the applicant elects to resubmit an application for streamlined review, the timeframes specified in Section 301(b) below shall commence on the date of resubmittal.
City of Burbank – Planning Division
SB 35 – NOTICE OF INTENT TO SUBMIT APPLICATION
Application Submittal Checklist and Project Information x
Matt Waken
x
x
x
The Project is comprised of approximately 98 three-story townhomes, including the demolition of existing structures on the site.
The property was previously known as the Pickwick Recreation Center and is now called Pickwick Gardens. It is occupied solely by commercial buildings. 2443-001-018 and 244-001-019
1001 W. Riverside Drive
ATTACHMENT 2-1
ATTACHMENT 2-2
City of Burbank – Planning Division
SB 3
5 ELIGIBILITY CHECKLIST
Submittal Checklist and Project Information
150 North Third Street
Burbank, California 91502
www.
burbankca.gov
T: 818-238-5250
F: 818-238-5150
E: [email protected]
California Senate Bill 35 (2017 Legislative session) crea ted a streamlined and ministerial approval process for certain housing projects under Government Code §65913.4. The California Housing and Community Development Department (HCD) has prepared guidelines that further explain the requirements of Government Code §65913.4.
Invocation of SB 35 streamlining must be initiated by the project applicant and is subject to the eligibility restrictions listed in the checklist below. Applicants intending to invoke the SB 35 streamlining and ministerial approval process must fill out this checklist completely and provide a full set of project plans (i.e., site plan, floor plan, demolition plan, elevations, and building cross-sections), and supporting documentation for each question, as applicable, to demonstrate eligibility, along with the required application fee. Incomplete checklists that do not include required attachments or supporting documentation will not be processed and the request will be denied.
If any of the answers to the questions below are “no,” then the project is not eligible for SB 35 review and the County’s standard development review process will apply, per applicable zoning regulations.
TO ALL APPLICANTS: There is no guarantee, expressed or implied, that any permit or application will be granted.
Each project matter must be carefully investigated, and the resulting decision may be contrary to a position taken or implied in any preliminary discussions. The burden of proof regarding this application rests upon the applicant.
SB 35 Eligibility Checklist
The following information and checklist is intended as a guide to help applicants and the City's Planning Divi
sion determine if a project is eligible for streamlined processing under SB 35. To be eligible for SB 35, a project must meet ALL of the following criteria, from 1 through 10:
NUMBER AND TYPE OF UNITS. The p roject must be a multifamily housing development that contains at least two residential units and complies with the minimum and maximum residential density range permitted for the site, plus any applicable density bonus.
AFFORDABILITY. If m ore than 10 residential units are proposed, at least 10 percent of the project's total units must be dedicated as affordable to households making below 80 percent of the area median income. If the project will contain subsidized units, the applicant has recorded or is required by law to record, a land use restriction for the following minimum durations, as applicable:
o 55 years for rental units.
o 45 years for homeownership units.
URBAN INFILL. The p roject must be located on a legal parcel or parcels within the incorporated City limits.
At least 75 percent of the perimeter of the site must adjoin parcels that are developed with urban uses. For purposes of SB 35, “urban uses” means any current or former residential, commercial, public institutional, transit or transportation passenger facility, or retail use, or any combination of those uses. Parcels that are only separated by a street or highway shall be considered adjoined.
ZONED OR PLANNED RESIDENTIAL USES. The p roject must be located on a site that is either zoned or has a General Plan designation for residential or residential mixed-use development, including sites where residential uses are permitted as a conditional use. If the multifamily housing development is a mixed-use development, at least two-thirds of the project's square footage must be designated for residential use. x
x
x
x
ATTACHMENT 2-3
City of Burbank – Planning Division
SB 3
5 ELIGIBILITY CHECKLIST
Submittal Checklist and Project Information
150 North Third Street
Burbank, California 91502
www.
burbankca.gov
T: 818-238-5250
F: 818-238-5150
E: [email protected]
CONSISTENT WITH OBJECTIVE STANDARDS. The p roject must meet all objective zoning and design review standards in effect at the time the application is submitted. o If the project is consistent with the minimum and maximum density range allowed within the General Plan land use designation, it is deemed consistent with housing density standards. o Any density bonus or any concessions, incentives, or waivers of development standards or reduction of parking standards requested under the Density Bonus Law in Government Code section 65915 are deemed consistent with objective standards.
o Objective standards are those that require no personal or subjective judgment and must be verifiable by reference to an external and uniform source available prior to submittal. Sources of objective standards include, without limitation:
• Burbank 2035General Plan.
• Burbank Municipal Code
• Media District Specific Plan
• Burbank Center Plan Area
• North San Fernando Master Plan.
• Rancho Commercial Recreation Master Plan
PARKING. The project must provide at least one parking space per unit; however, no parking is required if the project meets any of the following criteria:
o The project is located within one-half mile of public transit as defined by Section 102(r) of the HCD Guidelines.
o The project is located within an architecturally and historically significant historic district. o On-street parking permits are required but not offered to the occupants of the project. o There is a car share vehicle as defined by Section 102(d) within one block of the development. A block can be up to 1,000 linear feet of pedestrian travel along a public street from the development.
LOCATION. The p roject must be located on a property that is outside each of the following areas:
o Either prime farmland or farmland of statewide importance, as defined pursuant to United States Department of Agriculture land inventory and monitoring criteria, as modified for California, and designated on the maps prepared by the Farmland Mapping and Monitoring Program of the Department of Conservation, or land zoned or designated for agricultural protection or preservation by a local ballot measure that was approved by the City’s voters.
o Wetlands, as defined in the United States Fish and Wildlife Service Manual, Part 660 FW 2 (June 21, 1993).
o A very high fire hazard severity zone, as determined by the Department of Forestry and Fire Protection pursuant to Section 51178, or within a high or very high fire hazard severity zone as indicated on maps adopted by the Department of Forestry and Fire Protection pursuant to Section 4202 of the Public Resources Code. This does not apply to sites excluded from the specified hazard zones by the City, pursuant to subdivision (b) of Section 51179, or sites that have adopted fire hazard mitigation measures pursuant to existing building standards or state fire mitigation measures applicable to the development. o A hazardous waste site that is listed pursuant to Section 65962.5 or a hazardous waste site designated by the Department of Toxic Substances Control pursuant to Section 25356 of the Health and Safety Code, unless the Department of Toxic Substances Control has cleared the site for residential use or residential mixed-uses.
o A delineated earthquake fault zone as determined by the State Geologist in any official maps published by the State Geologist, unless the development complies with applicable seismic protection building x
x
x
ATTACHMENT 2-4
City of Burbank – Planning Division
SB 3
5 ELIGIBILITY CHECKLIST
Submittal Checklist and Project Information
150 North Third Street
Burbank, California 91502
www.
burbankca.gov
T: 818-238-5250
F: 818-238-5150
E: [email protected]
code standards adopted by the California Building Standards Commission under the California Building Standards Law (Part 2.5 (commencing with Section 18901) of Division 13 of the Health and Safety Code
), and by any local building department under Chapter 12.2 (commencing with Section 8875) of Division 1 of Title 2.
o A flood plain as determined by maps promulgated by the Federal Emergency Management Agency, unless the development has been issued a flood plain development permit pursuant to Part 59 (commencing with Section 59.1) and Part 60 (commencing with Section 60.1) of Subchapter B of Chapter I of Title 44 of the Code of Federal Regulations. o A floodway as determined by maps promulgated by the Federal Emergency Management Agency, unless the development has received a no-rise certification in accordance with Section 60.3(d)(3) of Title 44 of the Code of Federal Regulations.
o Lands identified for conservation in an adopted natural community conservation plan pursuant to the Natural Community Conservation Planning Act (Chapter 10 (commencing with Section 2800) of Division 3 of the Fish and Game Code), habitat conservation plan pursuant to the federal Endangered Species Act of 1973 (16 U.S.C. Sec. 1531 et seq.), or other adopted natural resource protection plan. o Habitat for protected species identified as candidate, sensitive, or species of special status by state or federal agencies, fully protected species, or species protected by the federal Endangered Species Act of 1973 (16 U.S.C. Sec. 1531 et seq.), the California Endangered Species Act (Chapter 1.5 (commencing with Section 2050) of Division 3 of the Fish and Game Code), or the Native Plant Protection Act (Chapter 10 (commencing with Section 1900) of Division 2 of the Fish and Game Code). o Lands under conservation easement.
o A site that would require demolition of housing that is:
• Subject to recorded restrictions or law that limits rent to levels affordable to moderate, low, or very-low income households.
• Subject to rent control.
• Currently occupied by tenants or that was occupied by tenants within the past 10 years. o A site that previously contained housing occupied by tenants that was demolished within the past 10 years.
o A site that would require demolition of an historic structure that is on a local, state, or federal register. o A parcel of land or site governed by the Mobilehome Residency Law, the Recreational Vehicle Park Occupancy Law, the Mobilehome Parks Act, or the Special Occupancy Parks Act.
SUBDIVISIONS. The p roject does not involve an application to create separately transferable parcels under the Subdivision Map Act. However, a subdivision is permitted if either of the following apply:
o The project is financed with low-income housing tax credits (LIHTC) and satisfies the prevailing wage requirements identified in item 9 of this Eligibility Checklist. o The project satisfies the prevailing wage and skilled and trained workforce requirements identified in items 9 and 10 of this Eligibility Checklist.
PREVAILING WAGE. The p roject proponent must certify that at least one of the following is true:
o The entirety of the project is a public work as defined in Government Code section 65913.4(8)(A)(i). o The project is not in its entirety a public work and all construction workers employed in the execution of the development will be paid at least the general prevailing rate of per diem wages for the type of work and geographic area.
o The project includes 10 or fewer units AND is not a public work AND does not require subdivision. x
x
ATTACHMENT 2-5
City of Burbank – Planning Division
SB 3
5 ELIGIBILITY CHECKLIST
Submittal Checklist and Project Information
150 North Third Street
Burbank, California 91502
www.
burbankca.gov
T: 818-238-5250
F: 818-238-5150
E: [email protected]
SKILLED AND TRAINED WORKFORCE. If t he project consists of 75 or more units that are not 100 percent subsidized affordable housing, the project proponent must certify that it will use a skilled and trained workforce, as defined in Government Code section 65913.4(8)(B)(ii) Applicant Signature. Ackn owledgement that the project would comply with all i tems in the SB 35 eligibility checklist above, and that supporting information has been provided demonstrating compliance.
Applicants Name: Applicants Signature: Date:
NOTICE: There is no guarantee, expressed or implied, that any permit or application will be granted. Each project matter must be carefully investigated, and the resulting decision may be contrary to a position taken or implied in any preliminary discussions. The burden of proof regarding this application rests upon the applicant.
Matt Waken
x
ATTACHMENT 2-6
June 29, 2021
Patrick Prescott
City of Burbank Community Development Director
275 East Olive Avenue
Burbank, CA 91502
Re: SB 35 – Notice of Intent to Submit Application and Application Submittal Checklist and Project Information Pursuant to SB 330 for Pickwick Gardens Project Dear Mr. Prescott:
The applicant, MW Investments, is intending to request approval of the Pickwick Gardens project (Project) Pursuant to Senate Bill (SB) 35. This letter is to accompany the Notice of Intent to Submit Application pursuant to SB 35 and to serve as the SB 35 Eligibility Checklist specified in that Application.
Project Description
The Project site is located at 1001 W. Riverside Drive in the City of Burbank, and it is comprised of 5.1 acres. As shown in Exhibit 1, Site Aerial, the Project site is currently developed with an approximate 51,082-square foot bowling alley and an approximate 2,713-square foot ancillary, non-residential building. The remainder of the site is developed with either ornamental landscape, the bowling center sign, or a surface parking lot. The Project site does not include the ice-skating rink, the building attached to the rink, or the Pickwick sign. The existing site does not include any residential uses. Easements and existing site encumbrances are identified in Attachment A, ALTA Survey.
ATTACHMENT 2-7
Exhibit 1, Site Aerial
All improvements on the Project site will be demolished and cleared. Grading activities will generally include excavating and recompacting the topsoil of the previously-graded site. Including stormwater treatment devices, it is not anticipated that excavations will exceed 10 feet below existing grade.
The Project consists of approximately 98 three-story townhomes ranging from 1,200 to 1,850 square feet in size. Each home will have a two-car garage with direct, private access into the home as well as private open space in the form of patios and/or upper level decks. The primary project entry opens to a 21,000 square feet central open space element. This is intended to create an inviting space for recreation activities and passive outdoor space, while at the same time creating a sense of arrival into the neighborhood.
Of these 98 townhomes, 10 units will be reserved for purchase to Low-Income residents (80 percent of the Area Median Income (AMI)), resulting in a total of 10.2 percent of the total units being affordable.
These units will remain affordable at these levels for a period of at least 55 years. No bonus units or concessions, incentives, waivers, or parking reductions are being requested for the Project at this time.
A site plan depicting the proposed project is included in Attachment B. The buildings fronting along Riverside Drive and Main Street break into smaller modules to allow for pedestrian access into the property and to the network of walks that lead to individual townhome entries as well as secondary and primary open spaces. The buildings are arranged in a series of landscaped paseos that lead to entries of each residence, and auto courts serve the private garages throughout. The overall design concept ATTACHMENT 2-8
strives to embrace the neighborhood with front facing homes to enhance the street scene. Front doors and private patios will help activate the streets with pedestrian movement from these spaces and out to public sidewalks and street adjacent parking.
The Project provides for a responsible urban infill location, allowing access to existing City services, infrastructure, amenities, shops, restaurants, and jobs.
SB 35 Eligibility Checklist
Criterion #1: Number and Type of Units
The Project meets this criterion. The project is a multi-family housing development consisting of 98 residential dwelling units. The type of unit proposed for the project is townhomes. The Project also complies with the minimum and maximum residential density range permitted for the site, which is 20 dwellings per acre. The 5.1-acre Project site is allowed up to a maximum of 102 dwelling units, which is more than the currently proposed number of dwelling units for the project site.
Criterion #2: Affordability
The Project meets this criterion. The Project applicant will provide the requisite number and income levels for affordable for-sale housing units in compliance with both SB 35 and the City’s Inclusionary Housing Ordinance for approval and recording by the City prior to the issuance of the first building permit.
More specifically, the Project will dedicate a minimum of 10 percent of the total number of for-sale units affordable to households making at or below 80 percent of the AMI, and a covenant or restriction shall be recorded against the Project dedicating the minimum percentage of units to housing affordable to households making at or below 80 percent of the AMI. Pursuant to Section 10-1-646 of the Burbank Municipal Code, at least 15 percent of all newly constructed dwelling units in residential developments shall be developed, offered to, and sold to low or moderate-income households. Section 10-1-646, Paragraph C allows for credits for units sold to low-income residents (80 percent of the AMI) at a rate of two (2) units for every one (1) unit provided. Currently, the Applicant will reserve 10 units for low- income residents (80 percent of the AMI), resulting in a total of 10.2 percent of the total units being affordable. This would result in a total credit of 20 affordable units, exceeding the 15 percent inclusionary housing requirement identified in Section 10-1-646 of the Burbank Municipal Code.
Criterion #3: Urban Infill
The Project meets this criterion. The project is located on two legal parcels within the incorporated City limits. Moreover, at least 75 percent of the perimeter of the site adjoins parcels that are developed with urban uses.
Criterion #4: Zoned or Planned Residential Uses
The Project meets this criterion. According to the City’s General Plan (2013) and the General Plan’s Land Use Diagram (General Plan, Exhibit LU-1), the General Plan designation for the property is Rancho ATTACHMENT 2-9
Commercial. This designation allows for a maximum of 20 units per acre, typically (i.e., when not being processed as an SB 35 approval) with discretionary approval. The designation is described in the General Plan as allowing for “a variety of low-intensity multi-family residential and commercial uses.” (General Plan, p. 3-16.) Thus, the City’s General Plan Rancho Commercial designation allows residential uses.
The property is also subject to supplemental land use goals and policies as provided in the City’s Rancho Master Plan (1993). The Rancho Master Plan identifies the property as zoned Commercial Recreation (C-R), and it cross-references the City’s Planning Code for land uses and development guidelines that apply to the C-R zone.
According to the City’s Zoning Map (2019), the Property is zoned C-R (Zoning Code Art. 24, Div. 6).
Pursuant to Section 10-1-2436.5 of the Burbank Municipal Code and as applicable, in the C-R Zone, all uses shall be consistent with the maximum residential density, as prescribed in the General Plan, which allows 20 units per acre. However, pursuant to Section10-1-2437, in the C-R Zone, uses are allowed as set forth in Section 10-1-502 of the Municipal Code, where residential is not listed as a permitted use in the C-R Zone. Nevertheless, pursuant to Government Code Section 65913.4(a)(5)(B), in the event that objective zoning, general plan, subdivision, or design review standards are mutually inconsistent, a development shall be deemed consistent with the objective zoning and subdivision standards if the development is consistent with the standards set forth in the general plan. As the residential use of the Proposed Project is consistent with the General Plan, the Proposed Project is consistent with this provision.
Criterion #5: Consistent with Objective Standards
The Project meets this criterion. As demonstrated in the chart included as Attachment C, the Project is consistent with relevant development standards. As to the consistent determinations relative to those items in the chart designated as “TBD,” the Project applicant will consult with City staff to ensure that the Project will comply with those development standards as the Project may be further refined.
Criterion #6: Parking
The Project meets this criterion. Parking will be provided at a rate of 2.25 spaces per unit. This assumes that each residence will be provided with two cars in a private, enclosed garage, and 0.25 space per unit will be left uncovered and available for guest parking. This is consistent with Table 10-1-628(A) in the Burbank Municipal Code.
Criterion #7: Location
The Project meets this criterion. The project is not located within any area designated as farmland, wetlands, very high fire severity zone, hazardous waste site, delineated earthquake fault zone, flood plain, floodway, conservation lands, habitat for protected species, or lands under conservation easement. Moreover, the site does not require the demolition of housing and it did not previously contain housing occupied by tenants. The site also does not require demolition of an historic structure, ATTACHMENT 2-10
and the site is not governed by the Mobilehome Residency Law, the Recreational Vehicle Park Occupancy Law, the Mobilehome Parks Act, or the Special Occupancy Parks Act.
Criterion #8: Subdivision
The Project meets this criterion. Although the Project will involve an application for a Lot Line Adjustment and Tentative Tract Map, the project will satisfy, as applicable, the prevailing wage and skilled and trained workforce requirements identified in the Eligibility Checklist.
Criterion #9: Prevailing Wage
The Project meets this criterion. The Project will comply with all the labor provisions identified in SB 35, including the requirements regarding payment of prevailing wages and use of a skilled and trained workforce in the construction of the Project, as applicable. The Project will commit, to the extent required, to these labor provisions.
Criterion #10: Skilled and Trained Workforce
The Project meets this criterion. As described above, the Project will comply with all the labor provisions identified in SB 35, including the requirements regarding payment of prevailing wages and use of a skilled and trained workforce in the construction of the Project, as applicable. The Project will commit, to the extent required, to these labor provisions.
SB 330 “Preliminary Application” Information
Pursuant to Government Code Section 65941.1
SB 35 was recently amended to require that this Notice of Intent must be in the form of a “preliminary application” that includes all the information described in those provisions of the Government Code recently enacted by SB 330 and now codified at Government Code Section 65941.1. Consistent with this requirement, this letter also is to provide all the information required for a “preliminary application” as set forth in Government Code Section 65941.1(a).
(1) The specific location, including parcel numbers, a legal description, and site address, if applicable.
The Project is located at 1001 W. Riverside Drive in the City of Burbank. The site consists of two legal parcels, Assessor’s Parcel Numbers (APNs): 2443-001-018 and -019, described as:
SUB OF RANCHO PROVIDENCIA AND SCOTT TRACT AS PER BK 43 PG 47 TO 59 OF M R 7.26 MORE OR LESS ACS COM N 23° W 559.98 FT AND N 67° E 460 FT FROM INTERSECTION OF C/L OF RIVERSIDE DR PER OR3791-10 WITH SW LINE OF BLK 69 TH N 23° W 270.91 FT TH N 67°02'55" E TO A PT N 67°02'55" E 833.85 FT FROM MOST N COR OF TR NO 19116 TH S 65°46'20" E TO NW LINE OF SD DR TH SW THEREON TO A PT N 67 ° E 100 FT AND S 23° E ATTACHMENT 2-11
FROM BEG TH N 23 ° W TO A PT N 67 ° E FROM BEG TH S 67 ° W 100 FT TO BEG PART OF LOT BLK 69
A complete legal description can be found in Attachment A, ALTA Survey (Sheet 1). (2) The existing uses on the project site and identification of major physical alterations to the property on which the project is to be located.
As shown in Exhibit 1, Site Aerial, the Project site is currently developed with an approximate 51,082- square foot bowling alley and an approximate 2,713-square foot ancillary non-residential building. The remainder of the site is developed with either ornamental landscape, the bowling center sign, or a surface parking lot.
(3) A site plan showing the location on the property, elevations showing design, color, and material, and the massing, height, and approximate square footage, of each building that is to be occupied.
See Attachment B for a site plan of the Project. At this time, the Project design is conceptual, and elevations and further details of each building to be occupied will be provided when those design details have been more refined.
(4) The proposed land uses by number of units and square feet of residential and nonresidential development using the categories in the applicable zoning ordinance.
The proposed land uses will include residential uses. The unit mix will include:
• 8 units – 23’x27’ – 1,275 sf, 2bd/2.5ba
• 52 units – 21’x36’ – 1,700 sf, 3bd+den/2.5ba
• 38 units – 21’x38’ – 1,850 sf, 4bd/3.5ba
TOTAL = 98 units
The Project does not include any nonresidential development. (5) The proposed number of parking spaces.
As currently designed, the Project would provide 196 spaces within garages for residents, and 25 spaces uncovered for guest parking. The total parking provided would be 221 spaces. (6) Any proposed point of sources of air or water pollutants.
The Project does not include any point sources of air or water pollutants (7) Any species of special concern known to occur on the property.
The site is composed of two legal parcels, located in the city, which are not located on habitat for protected species identified as candidate, sensitive, or species of special status by state or federal agencies, fully protected species, or species protected by the Federal Endangered Species Act, the ATTACHMENT 2-12
California Endangered Species Act, or the Native Plant Protection Act. The nearest critical habitat for threatened and endangered species, as indicated by the United States Fish and Wildlife Service (UCFWS), is located in and around the Tujunga Ponds Wildlife Sanctuary, which is over 7 miles north of the Project site (See Attachment D).
(8) Whether a portion of the property is located within any of the following:
(A) A very high fire hazard severity zone, as determined by the Department of Forestry and Fire Protection pursuant to Section 51178.
The site is composed of two legal parcels, located in the city, which are not located within a very high fire hazard severity zone, as determined by the CAL FIRE Fire Hazard Severity Zones in the Local Responsible Agency for the City of Burbank. (See Attachment E).
(B) Wetlands, as defined in the United States Fish and Wildlife Service Manual, Part 660 FW 2 (June 21, 1993).
The site is composed of two legal parcels, located in the city, which are not located on wetlands, as indicated on the United States Fish and Wildlife Service National Wetlands Inventory (See Attachment F).
(C) A hazardous waste site that is listed pursuant to Section 65962.5 or a hazardous waste site designated by the Department of Toxic Substances Control pursuant to Section 25356 of the Health and Safety Code.
The site is composed of two legal parcels, according to the DTSC, EnviroStor and State Water Resources Control Board, and GeoTracker databases, are not located on a hazardous waste site. See the EnviroStor database and GeoTracker database maps in Attachments G1 and G2, respectively).
(D) A special flood hazard area subject to inundation by the 1 percent annual chance flood (100-year flood) as determined by the Federal Emergency Management Agency in any official maps published by the Federal Emergency Management Agency.
The site is composed of two legal parcels. A portion of the legal parcels is located within a special flood hazard area with the designation of flood zone “AO” and a flood depth of 1 foot, as determined by FEMA (See Attachment H, FEMA’s National Flood Hazard Map). However, the project meets the design and construction criteria specified in the National Flood Insurance Program regulations, as referenced in Section 65913.4 (a)(6)(G) of SB 35 and SB35 guidelines. Therefore, the Project will meet the minimum flood plain management criteria of these regulations.
(E) A delineated earthquake fault zone as determined by the State Geologist in any official maps published by the State Geologist, unless the development complies with applicable seismic protection building code standards adopted by the California ATTACHMENT 2-13
Building Standards Commission under the California Building Standards Law (Part 2.5 (commencing with Section 18901) of Division 13 of the Health and Safety Code), and by any local building department under Chapter 12.2 (commencing with Section 8875) of Division 1 of Title 2.
The site is composed of two legal parcels, located in the city, which are not located within a delineated earthquake fault zone as determined by the State Geologist. Nor is the site located within any official maps published by the State Geologist (See Attachment I).
(F) A stream or other resource that may be subject to a streambed alteration agreement pursuant to Chapter 6 (commencing with Section 1600) of Division 2 of the Fish and Game Code.
The site is composed of two legal parcels, located in the city, which are not located within a stream or other resource that may be subject to a streambed alteration agreement (See Attachment F).
(9) Any historic or cultural resources known to exist on the property.
The site is composed of two legal parcels, located in the city, which do not contain historic resources or any known cultural resources. A memo was prepared by a historic preservation consultant, Teresa Grimes, and is included as Attachment J). As indicated within this memo, the Project site is not included in the Built Environment Resources Directory (BERD). It should be noted that although the “Pickwick Sign” on the Project site is not on a national, state, or local historic register, the sign will be retained and incorporated into the overall Project development.
(10) The number of proposed below market rate units and their affordability levels.
The Project will dedicate a minimum of 10 percent of the total number of for-sale units affordable to households making at or below 80 percent of the AMI, and a covenant or restriction shall be recorded against the Project dedicating the minimum percentage of units to housing affordable to households making at or below 80 percent of the AMI. Pursuant to Section 10-1-646 of the Burbank Municipal Code, at least 15 percent of all newly constructed dwelling units in residential developments shall be developed, offered to, and sold to low or moderate-income households. Section 10-1-646, Paragraph C allows for credits for units sold to low-income residents (80 percent of the AMI) at a rate of two (2) units for every one (1) unit provided.
Currently, the Applicant will reserve 10 units for low-income residents (80 percent of the AMI), resulting in a total of 10.2 percent of the total units being affordable. This would result in a total credit of 20 affordable units, exceeding the 15 percent inclusionary housing requirement identified in Section 10-1-646 of the Burbank Municipal Code. (11) The number of bonus units and any incentives, concessions, waivers, or parking reductions requested pursuant to Section 65915.
ATTACHMENT 2-14
Because the Project applicant will be providing the required affordable housing units for this Project, the Applicant will be eligible for a density bonus pursuant to the State Density Bonus Law (Government Code Section 65915) and the City’s Inclusionary Ordinance (Municipal Code Section 10-1-633 et seq.). At this time, the Applicant is not requesting any additional bonus units or incentives, concessions, waivers, or parking reductions pursuant to Section 65915. However, the Applicant reserves its right under these legal authorities to request a density bonus to increase the Project’s density. In addition, the Applicant reserves its right under these legal authorities to request concessions and waivers for relief from development standards that are available to the Applicant for the Project pursuant to Government Code Section 65915 and the City’s Municipal Code Section 10-1-633 et seq. (12) Whether any approvals under the Subdivision Map Act, including, but not limited to, a parcel map, a tentative map, or a condominium map, are being requested.
The property lines for the existing lots will be moved through a Lot Line Adjustment, changing the existing 7.5-acre parcel and the 1-acre parcel into a 5.1-acre residential parcel and a 3.4-acre parcel containing the existing ice-skating rink. To facilitate the development of the Project site, a Tentative Tract Map will be filed to subdivide the Project site. After the tract map has been approved, individual townhomes will have the airspace subdivided through a map for condominium purposes. (13) The applicant’s contact information and, if the applicant does not own the property, consent from the property owner to submit the application.
The Applicant’s contact information is:
Pickwick Investment, LLC
Attn: Matt Waken
27702 Crown Valley Pkwy, Ste. D4-197
Ladera Ranch, CA 92694
[email protected]
The Applicant does not currently own the property. See the signed application form for evidence of the property owner’s consent for the applicant to submit the application. (14) For a housing development project proposed to be located within the coastal zone, whether any portion of the property contains any of the following: (A) Wetlands, as defined in subdivision (b) of Section 13577 of Title 14 of the California Code of Regulations; (B) Environmentally sensitive habitat areas, as defined in Section 30240 of the Public Resources Code; (C) A tsunami run-up zone; or (D) Use of the site for public access to or along the coast.
The project is not proposed to be located within the coastal zone, and therefore this criterion does not apply.
ATTACHMENT 2-15
(15) The number of existing residential units on the project site that will be demolished and whether each existing unit is occupied or unoccupied.
No existing residential units are currently located on the project site, and therefore this criterion does not apply.
(16) A site map showing a stream or other resource that may be subject to a streambed alteration agreement pursuant to Chapter 6 (commencing with Section 1600) of Division 2 of the Fish and Game Code and an aerial site photograph showing existing site conditions of environmental site features that would be subject to regulations by a public agency, including creeks and wetlands.
No stream or other resources that may be subject to a streambed alteration agreement or environmental site features that would be subject to regulations by a public agency are located on the project site, and therefore this criterion does not apply. (17) The location of any recorded public easement, such as easements for storm drains, water lines, and other public rights of way.
The site contains a 16-foot wide storm drain easement that runs on a diagonal. This easement and all other easements on the property are depicted on the ALTA survey included in Attachment A to this letter.
* * *
ATTACHMENT 2-16
If you have any questions regarding this letter, please contact me at [email protected] or at 949.221.6216. Thank you.
Sincerely,
John Moreland, AICP
Director, Planning
KTGY Architecture + Planning
Attachments
Attachment A – ALTA Survey
Attachment B – Site Plan
Attachment C – Development Standard Consistency Analysis Attachment D - Critical Habitat for Threatened & Endangered Species Map Attachment E – Very High Fire Hazard Severity Zones
Attachment F – United States Fish and Wildlife Service Wetlands Mapper Attachment G1 – EnviroStor Database Map
Attachment G2 – GeoTracker Database Map
Attachment H – FEMA’s National Flood Hazard Map
Attachment I – Fault Activity, California Geological Society Attachment J – Historical Resources Memo
ATTACHMENT 2-17
Attachment A
DRAFT
ATTACHMENT 2-18
Attachment A
DRAFT
ATTACHMENT 2-19
Attachment A
SCALE IN FEET
0 15 30
1"=30'
ALTA/NSPS LAND TITLE SURVEY
PREPARED BY:
CONSULTING ENGINEERS/SURVEYORS/PLANNERS
17530 Von Karman - Suite 200 Irvine, California 92614 (949) 756-6440 Fax (949) 756-6444 STREET
ALLEY
ELM AVENUE
RIVERSIDE
DRIVE
921-1001 W. RIVERSIDE DRIVE
1105 S. MAIN STREET
BURBANK, CALIFORNIA 91506
RIVERSIDE
DRIVE
MAIN
PARCEL 1
PARCEL 2
DRAFT
ATTACHMENT 2-20
Attachment B - Site Plan JUNE 2021
NTS
Open Space
Amenity
±24,000sf24'
28'
30'
24'
Open Space
±6000sf
26'
15'
26'
25'
12'
15'
17'
10'
10'
14'
25'
25'
25'24'
26'
26'
26'
25'
18'
13'
PL TO BE VERIFIED
75'
Neighborhood
Entry
16' Storm Drain Easement
14'
15'
15'
18'
10'
10'
Corner Enhancement (typ)
Power Pole to be verified
Power Pole to be verified
New Stair for Hockey Arena
164,279sf
149,178sf
55,724sf
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
RIVERSIDE & MAIN
BURBANK, CA # 2021-0094
SITE SUMMARY
Area: ±5.1 acres
Unit Mix:
8 units - 23'x27' - 1275sf, 2bd/2.5ba
52 units - 21'x36' - 1700sf, 3bd+den/2.5ba
38 units - 21'x38' - 1850sf, 4bd/3.5ba
98 units - Total
Density: ±19.2 du/ac
Parking Provided:
196 spaces - Garages
25 spaces - Open
221 spaces - Total (2.25 sp/unit)
0 40 8020
CONCEPTUAL DENSITY STUDY
JUNE 10, 2021
OPTION 13_B
DRAFT
ATTACHMENT 2-21
ARTICLE 24. RANCHO MASTER
PLAN ZONES:
DIVISION 6. COMMERCIAL
RECREATION (CR) ZONE
Consistency Analysis Consistency Determination
Maximum Residential Density.
20 units/acre. (10-1-2436.5)
The Project site is comprised of
5.1 acres. The allowed number
of units on the 5.1 -acre site at
20 units per acre is 102 units.
Thus, the application is
consistent with the City's
General Plan and zoning
requirements.
Consistent.
Structure Height. The
maximum height of a structure
shall be a maximum of 35 feet
as measured from grade. Roof
and architectural features may
exceed the maximum height up
to 15 additional feet without
the need of a Conditional Use
Permit if a 45-degree angle is
maintained. Maxi mum building
height shall be measured to the
ceiling height of the highest
room permitted for human
occupancy. A Conditional Use
Permit is required for a
structure higher than 35 feet.
(10-1-2441.A)
TBD: As indicated on the
enclosed elevations, the
proposed 3-story town homes
are 30 feet, 3 inches,
measured from grade.
Although portions o f the
overall structure will be a
maximum of 37 feet, 6 inches
in height, this is attic space
contained within a pitched
roof, as well as architectural
finial projections.
TBD/Consistent
ATTACHMENT 2-22
ARTICLE 24. RANCHO MASTER
PLAN ZONES:
DIVISION 6. COMMERCIAL
RECREATION (CR) ZONE
Consistency Analysis Consistency Determination
Open Space: Distance
Requirements. Each lot which
abuts or is adjacent to an R -1,
R- 1-H or R -2 lot shall provide
open space not less than 20 feet
wide along the area that abuts
the residential property. Lots
abutting or adjacent to R -3 and
R-4 lots shall provide a
minimum five (5) foot open
space between the properties
(10-1-2441.6.1)
N/A—the adjacent lots are
zoned residential. However,
corresponding open space
requirements for multi-family
residential developments are
found in Section 10-1-628 and
are listed under the R4
Consistency Analysis below.
Consistent
Open Space: Determination
of Open Space. This open
space shall be measured from
the lot line of the residential
property to the commercial
structure. Public rights-of-way
may be included within the
calculation of such area, except
as otherwise provided. (10-1-
2441.13.2)
A 25' setback along Riverside
Drive and Main Street have
been provided
Consistent
Open Space: Landscaping
Requirement. When the
commercial property abuts or is
adjacent to an R-1, R-1-H or R -2
property, a five (5) foot strip of
the open space which lies
adjacent to the residential
property shall be landscaped,
unless a public right -of-way is
utilized in the calculation of the
open space. This landscaping is
intended to provide screening
between the different zones.
(10-1-2441.6.3)
There is no adjacent residential
zone. Open space will be
provided in a central courtyard
and will include amenities TBD
Secondary courtyards will also
provide passive open spaces and
landscaping will fill in areas such
as front setbacks, paseos,
between buildings, etc.
Consistent
Open Space: Parking
Allowed in Open Space. When
the commercial property abuts
property other than R-1, R-1 H
or R-2, the open space may be
used for surface parking. (10 1
2441.6.4)
There will be no parking in areas
counted as open space.
Consistent
ATTACHMENT 2-23
ARTICLE 24. RANCHO MASTER
PLAN ZONES:
DIVISION 6. COMMERCIAL
RECREATION (CR) ZONE
Consistency Analysis Consistency Determination
Setbacks: Front Yards. All
structures shall be set back at
least 25 feet from the front lot
line. A minimum of a ten (10)
foot setback from the front lot
line to any surface parking area
is required. (10-1-2441.C.2.a)
Building setbacks will meet or
exceed the 25' setback from
both the Riverside and Main
frontages.
Consistent
Setbacks: Side Yards. A five
(5) foot side yard building
setback is required; provided,
however, if the side yard abuts
or is adjacent to a residentially
zoned property, a mini mum ten
(10) foot setback is required
minimum of a five (5) foot
setback from the side lot line to
any surface parking is required
(10-1-2441.C.2.b)
A minimum 10' setback at the
side is proposed (to the
proposed skating rink site).
There are no adjacent
residential zoned properties.
Consistent
Setbacks: Rear Yards. A five
(5) foot rear yard building
setback is required; provided,
however, if the rear yard abuts
or is adjacent to a residentially
zoned property, a minimum t (10)
foot setback is required. A
minimum five (5) foot setback
from the rear lot line to any
surface parking area is required.
(10-1-2441.C.2.c)
A minimum 5' setback at the
rear is proposed. There are no
adjacent residential zoned
properties.
Consistent
ATTACHMENT 2-24
ARTICLE 24. RANCHO MASTER
PLAN ZONES:
DIVISION 6. COMMERCIAL
RECREATION (CR) ZONE
Consistency Analysis Consistency Determination
Landscaping: California native
plants and California Sycamore
trees shall be used as
landscaping materials. California
Sycamore trees shall be used as
required street trees. The
landscaping requirements of
Section 10-1-705(C)(3) shall apply
in the CR Zone. The requirements
for parking structures and
surface parking lots in Article 14
of this Chapter shall apply in the
CR Zone. (10-1-2441.C.3)
The City required landscape
palettes w ill be used in
combination with a fully
developed landscape architect's
concept plan. The Project will
comply with all applicab le
landscap ing requirements.
Consistent/TBD
Section 10-1-705(C)(3):
Landscaping Requirements.
a. A minimum of 50 percent of
front and exposed side yards
shall be landscaped.
b. The provision of outdoor
amenities and decorative
hardscape, such as outdoor
seating areas with benches
permanently affixed to the
ground or hardscaped areas
enriched with decorative
materials which are under a
tree canopy, shall be credited
toward up to 50 percent of
the required landscaping in all
yards. Vehicular access areas
may not be considered as
decorative hardscape.
c. The planting of vines on
masonry buildings is
encouraged.
ATTACHMENT 2-25
ARTICLE 24. RANCHO MASTER
PLAN ZONES:
DIVISION 6. COMMERCIAL
RECREATION (CR) ZONE
Consistency Analysis Consistency Determination
d. To qualify as landscaped
area, all areas not occupied by
trees or shrubs must be planted
with turf or other ground cover
with a minimum soil depth of 12
inches. All planters must be a
minimum of 18 inches deep and
two (2) feet in their smallest
inside dimension, unless a tree
is required, in which case a
three (3) foot planter depth
shall be required and the
planter must have a minimum
inside dimension of four (4)
feet.
e. In required front and
exposed side yards, a minimum
of one (1) tree shall be planted
for every 40 linear feet of street
frontage or fraction thereof.
Turf is allowed in up to 50
percent of required landscap ed
areas. In shrub areas, a
minimum of one five (5) gallon
shrub is required for every ten
(10) s quare fee t of sh rub area.
f. A minimum of 50 percent of
required trees shall be a
minimum 36 -inch box size, with
the remainder a minimum 24 -
inch box size. The required 36 -
inch box trees shall be equal ly
distributed in requir ed front or
street side yards.
g. If trees are planted in
planters, the planters must
have a minimum length and
width a five (5) feet.
h. If trees are planted in
planters, the planters must
have a minimum length and
width a five (5) feet.
ATTACHMENT 2-26
ARTICLE 24. RANCHO MASTER
PLAN ZONES:
DIVISION 6. COMMERCIAL
RECREATION (CR) ZONE
Consistency Analysis
Consistency Determination
i. For additional landscaping
requirements for above-grade
parking structures and surface
parking lots, see Article 14,
Division 4 of this Chapter.
Parking. No surface parking
area frontage shall comprise
more than 50 percent of any
street frontage. If surface
parking is visible form the public
right -of-way, parking shall be
organized into parking courts not
to exceed 40 stalls, surrounded
on all sides with a minimum five
(5) foot landscape buffer. Parking
structures shall not be allowed in
the rear 50 percent of the
property if th ,-property abuts or
is adjacent to a residential zone.
(10-12441.C.5)
No parking is proposed in the
front yard setback areas. There
are no adjacent residential zones.
Parking is provided at rate of
2.25/unit. Each residence will be
provided with 2 cars in a private,
enclosed garage. 0.25/unit space
will be left uncovered and open
for guest. This is consistent with
Table 10 -1-628(A).
Consistent
Pitched roofs are required. Mansard
roofs are prohibited(10-1-2443.A)
As indicated in the enclosed
elevations, the proposed design
include pitched gable roofs and
gable ends. Mansards are not
included.
Consistent
ATTACHMENT 2-27
ARTICLE 24. RANCHO MASTER
PLAN ZONES:
DIVISION 6. COMMERCIAL
RECREATION (CR) ZONE
Consistency Analysis Consistency Determination
Architectural design -Mission,
Rancho or Spanish Colonial
style shall be used
incorporating a number of the
following elements: verandas,
arbors, patios, courtyards,
plazas, arches, simulated wood
roofs, tile roofs, open beam
ceilings or walkways, archways,
colonial columns and heavy
posts. (10 -1-2443.13)
The project includes the Spanish
Colonial architectural style. The
design includes patios,
courtyards, arches, tile roofs, and
archways.
Consistent
Color-Whites, natural wood
grain finishes, earth tones, pale
tones, tans, rusts, adobe pink,
and copper patina shall be used
and incorporated. No bright
colors may be used. (10 -1-
2443.C)
These items will be
incorporated as appropriate
TBD/Consistent
Materials and Finishes -A number
of the following may be
incorporated, if otherwise
permitted by the Burbank
Municipal Code: wood, rough cut
timbers, river rock, Spanish tile
and textured stucco. (10 -1-
2443.D)
The elevations include the use of
Spanish tiles and textured stucco.
Consistent
The design standards of Section
10-1-1113.1 shall apply in the CR
Zone. (10-1-2443.E)
Section 10-1-1113.1:
Commercial and Industrial
Design Standards
A. ROOF DESIGN
1. All parapets shall have
returns equal to the height of the
parapet. Parapets used for fire
separation purposes should be
visually integrated into the
building.
These items are addressed below.
The project does not include the use
of parapets into the design.
Consistent
ATTACHMENT 2-28
ARTICLE 24. RANCHO MASTER
PLAN ZONES:
DIVISION 6. COMMERCIAL
RECREATION (CR) ZONE
Consistency Analysis Consistency Determination
2. All mansards shall be
continuous on all sides of the
The project does not include the
use of mansard roofs.
building visible from
neighboring properties and
public rights -of-way, including
those elevations facing a
street, alley, yard, setback or
open space. All mansards on all
other elevations which are not
exposed or visible to
neighboring properties and
publi c rights -of-way, shall have
a return at least equal to the
height of the mansard.
3. All roof mounted
equipment shall be screened
from view through the use of
architectural screening
systems which are visually
integrated into building design
with respect to color, material
and form.
The project does not include any
roof-mounted equipment.
Equipment will be located at grade
or within the attic space.
B. WINDOW TREATMENT. This guideline does not apply to
Those buildings on lots with 7
feet or less of street frontage
which are built to the street
property line shall have a
minimum 25 percent of the
building facade on the ground
floor devoted to window
treatment.
the project as there is more than 7
feet of street frontage.
C. BUILDING MATERIALS All publicly visible sides of the All facades visible to the pub lic
and surrounding neighbors must
be designed, treated and
finished in a manner
compatibles with the other
visible sides of the building.
building are equally and well-
articulated.
ATTACHMENT 2-29
ARTICLE 24. RANCHO MASTER
PLAN ZONES:
DIVISION 6. COMMERCIAL
RECREATION (CR) ZONE
Consistency Analysis Consistency Determination
D. VARIATION ON PLANE. The proposed buildings fronting onto the onto public streets includes
building variation elements such as
surface breaks, projecting facades,
recessed entries, and projecting
archways.
All building elevations fronting
public streets or residentially zoned
lots shall contain elements
designed for the purpose of
providing visual variation
including expressed floor or
surface breaks, balconies,
projections, recesses, awnings
and horizontal setbacks.
E. ENTRIES. Entries are either recessed within
Pedestrian entrances on
exposed elevations shall be
recessed and architecturally
highlighted.
an alcove or behind a projecting
archway. Entries are also highlighted
by a window or tilework.
F. APPENDAGES, AWNINGS
AND MARQUEES.
All appendages, awnings and
marquees shall be flame
resistant or erected with non -
combustible materials and meet
All awnings use flame-resistant
material and will meet all applicable
building and fire codes.
Uniform Fire Code
requirements, and shall not
protrude far enough to obstruct
a ladder placed at ground level
at a 70 degree angle to the
building openings above the
appendage, awnings or
marquees.
G. EXTERIOR STAIRWAYS
Enclosures or landscape barri ers
must be provided wherever
there is less than seven (7) feet
vertical clearance below stairs.
The project does not include any
exterior stairways. All stairways are
within the individual units.
Front entry stair rails should be
integrated into the over all
building and site design. Thin
section wrought iron and stair
rails that have minimal form,
mass or color reference to the
design elements within the
facades are discouraged. Open
risers are prohibited.
ATTACHMENT 2-30
ARTICLE 24. RANCHO MASTER
PLAN ZONES:
DIVISION 6. COMMERCIAL
RECREATION (CR) ZONE
Consistency Analysis Consistency Determination
H. LOCATION AND SCREENING OF
TRASH BINS.
Trash containers will be
stored within the garage of
each unit.
Trash bins shall not be located in
any required front or street
side yard, but may be permitted
within the required interior side and
rear yards.
Trash enclosures shall be
recessed or within the
structure, or enclosed by a six
(6) foot high masonry wall on three
(3) sides and have a solid
permanent metal gate(s).
Doors and gates of trash
enclosures cannot swing out
into any public right-of-way
TBD TBD
If the lot abuts an alley, the
trash bin must be directly
accessible from the alley.
I. This section deleted by Ord.
No. 3548, eff. 9/2/00.
J. FENCES AND WALLS.
1. Height - Except as
otherwise provided for property
located at an intersectirm *h.
height of walls, few -, hedges
may not exceed:
ATTACHMENT 2-31
ARTICLE 24. RANCHO MASTER
PLAN ZONES:
DIVISION 6. COMMERCIAL
RECREATION (CR) ZONE
Consistency Analysis Consistency Determination
a. Three (3) feet above the
finished grade of the lot within
any required front yard and
within the required side yard on
the street side of a corner or
reverse corner lot; provided,
however, that where a parking lot
abuts or is across the street from
a residential zone, a six (6) fo ot
high masonry wall may be
constructed within the required
front yard and within the required
side yard on the street side of a
corner or reverse corner lot to the
extent specified in Article 14,
Division 4 of this Chapter or in a
Conditional Use Permit granted
by the Board or the Council.
b. Eight (8) feet above the
finished grade of the lot within
any yard area behind the
required front yard or required
side yard on the street side of a
corner or reverse corner lot
except cutoff area.
Where topographic features or
other conditions create an
unnecessary hardship the
Building Director may permit
these height limits to be
exceeded, provided the
modification will not have a
detrimental effect upon
adjacent properties or
confli ct with architectural
characteristics of the
surrounding neighborh oods.
ATTACHMENT 2-32
ARTICLE 24. RANCHO MASTER
PLAN ZONES:
DIVISION 6. COMMERCIAL
RECREATION (CR) ZONE
Consistency Analysis Consistency Determination
2. All fences and walls must
comply with the corner cutoff
provisions of Section 10-1-1303.
4. The requirements of this
Subsection do not apply to security
fencing maintained by a
governmental entity. [Added by
Ord. No. 3297, eff. 8/15/92;
Amended by Ord. No. 3690, eff.
4/11/06; 3548.]
ATTACHMENT 2-33
ARTICLE 6. RESIDENTIAL USES
AND STANDARDS
Division 4 (Multiple Family
Residential Zones)
Consistency Analysis Consistency Determination
Maximum Residential Density.
Low:14 units/acre
Medium:27 units/ acre
High: 43 units/acre
(10-1-626.5)
The proposed 3-story
townhome design will achieve a 20
du/ac density.
Consistent
Structure Height. On lots
located within 500 feet of
single family zoned property:
27 feet to top plate. 35 feet to
top of roof and architectural
features.
On lots located greater than 500
feet from single family zoned
property
35 feet to top plate
50 feet to top of roof and
architectural features
The site is greater than 500 feet
from a single-family zone. The
proposed 3-story townhomes will
measure 30'-3” to the highest
ceiling and are 37’-6” to the ridge
of the pitched, gabled roof.
Consistent
Minimum common open
space area per unit: 150 sf
Minimum private open space
area per unit: 50 sf
Minimum private open space
dimensions:
No dimension less than 5 feet
(Refer to chart at beginning of
section 10-1-628, additional
info in 10-1-628.K
For common open space, the
project devotes two areas, one
measuring 24,000 square feet and
the other measuring 6,000 square
feet. The 30,000 square feet for
the project equates to
approximately 306 square feet of
common open space per unit
(30,000/98).
For private open space all units
have a minimum of 50 square feet
with a minimum dimension of 5
feet, as indicated in the floor plans.
Consistent
OPEN SPACE.
(10-1-628.K)
1. Common and private open
space areas must be located
outside of a structure.
2. Open space areas must
satisfy the minimum dimensions
specified in Table 10-1-628(A).
All common and private open
spaces areas are calculated outside
of a structure.
All open spaces areas used to
satisfy applicable requirements
have a dimension of at least 5 feet.
Consistent/TBD
ATTACHMENT 2-34
ARTICLE 6. RESIDENTIAL USES
AND STANDARDS
Division 4 (Multiple Family
Residential Zones)
Consistency Analysis Consistency Determination
3. Open space areas must have
a slope no greater than five
percent, but may be located on
multiple levels.
All open space areas are flat and
have a slope of 5 percent or less.
4. If located on multiple levels,
each level of open space must
individually satisfy the minimum
dimensions required by Table
All of the open spaces have a
minimum dimension of at least 5
feet.
10-1-628(A).
5. Front and street-facing side
yards may not be utilized for
common or private open space
except that balconies used for
private open space may encroach
as permitted in Table
All open space areas are located
outside of required setback areas,
with the exception of some balcony
and uncovered private patios.
Uncovered private patios and
balconies are permitted to encroach
5 feet into the front property line
pursuant to Table 10-1-628(E).
10-1-628(E). Interior side and
rear yards may be utilized for
common or private open space
so long as all minimum
dimensions are satisfied.
6. Rooftop areas, including the
top of above-grade garages, may
not be utilized to satisfy required
common or private open space
requirements. Such areas may be
utilized to provide additional open
space in excess of the minimum
required, but only if the lot is not
abutting or adjacent single family
zoned property. If a rooftop area
is utilized for non-required open
space, such open space must be
surrounded by an opaque parapet
wall at least six (6) feet tall. Such
parapet must be set back at least
five (5) feet from the exterior face
of the building on each elevation,
as measured from the portion of
the elevation set back furthest
from the property line.
The project does not include any
roof-top areas.
ATTACHMENT 2-35
ARTICLE 6. RESIDENTIAL USES
AND STANDARDS
Division 4 (Multiple Family
Residential Zones)
Consistency Analysis Consistency Determination
7. Open space areas must b e
dedicated areas separate from
vehicle access and parking areas
and may not contain parking
spaces or backup aisles,
driveways, vehicle or bicycle
parking areas, or other vehicle
access features. Hardscaping is
limited to pedestrian pathways
and recreation areas.
All proposed open space areas do
not include any vehicular access or
parking areas.
8. Open space areas may not
contain stairways or ramps
except as necessary to provide
access to the open space area or
among different levels of the
open space area.
TBD
9. Open space areas must be
landscaped as provided in
All open space areas will be
landscaped and will meet Section 10-
1-628 (N).
Section 10-1-628(N).
10. The following
requirements apply to common
open space areas:
a. Common open space areas
must be at least 80 percent
open to the sky with no
overhanging structural
elements, including balconies or
canopies.
b. Common open space areas
must be centrally located within a
project and must be readily
accessible to all tenants.
c. All hardscape must be brick,
tile, or another permanent
decorative material of similar
quality.
TBD
The common open space area is
centrally located.
TBD
ATTACHMENT 2-36
ARTICLE 6. RESIDENTIAL USES
AND STANDARDS
Division 4 (Multiple Family
Residential Zones)
Consistency Analysis Consistency Determination
d. All portions of all comm
TBD
open space areas must be
useable for recreational
purposes and accessible by
pedestrians.
11. The following
requirements apply to private
open space areas:
a. Each individual private open
All private open spaces are enclosed
by a wall or railing that is a minimum
of 42 inches tall.
space area must be enclosed by
an opaque enclosure at least 42
inches tall.
b. Private open space must
All private balconies and courtyards
are directly accessible from the unit.
abut the unit that it serves and
allow for direct access from the
unit without having to enter a
common area.
c. Private open space must be
All private open spaces are met
through either one balcony
measuring a minimum of 50 square
feet or one courtyard measuring a
minimum of 50 square feet.
provided at a single location for
each individual unit and may
not be divided among two (2) or
more locations. Except that
when 200 square feet of private
open space is provided for
projects with five (5) or fewer
units, the private open space
may be divided among two (2)
or more locations so long as no
one location is smaller than 50
square feet and all locations
meet the minimum dimensions
specified in Table 10-1-628(A)
12. Each dwelling unit must
have a direct view onto either a
public street or on-site open
space as follows:
ATTACHMENT 2-37
ARTICLE 6. RESIDENTIAL USES
AND STANDARDS
Division 4 (Multiple Family
Residential Zones)
Consistency Analysis Consistency Determination
a. Each dwelling unit must
All of the dwelling units have a
minimum of 8 feet of width of
windows in the primary common
living area, as identified below:
• Plan 1: 9’ wide sliding door
with access to deck.
• Plan 2: One 8’ wide and
one 2’ wide window on the
front elevation.
• Plan 3: One 8’ wide at the
deck and one 2’ wide
window on the front
elevation.
have one (1) or more windows
(which, for the purposes of this
section, includes other
transparent materials such as
sliding glass doors) with a
combined minimum width of
eight (8) feet located on the
same wall in a primary common
living area (not a bedroom).
b. Such windows may be
located on a front or street-
facing side yard elevation so as All windows mentioned above view the street or a common open space
area with a minimum depth of 5
feet.
All windows mentioned above view
the street or a common open space
area with a minimum depth of 5
feet.
to provide a direct view of a
public street. Alleys may not be
used to satisfy this requirement.
c. If not located on a front or
street-facing side yard elevation
facing a public street, such
windows must face and provide
a direct view of on-site open
space. Such open space must be
the required common open
space, or must be additional
open space that satisfies all
common open space
requirements including but not
limited to minimum dimensions
and landscaping, and may not
contain parking areas or
driveways. For projects with five
(5) or fewer units that provide
200 square feet of private open
space per unit in lieu of
common open space, the
windows may face a private
open space area so long as the
area provides minimum
dimensions of 10 feet by 10 feet
and is the private open space
belonging to the same unit.
ATTACHMENT 2-38
ARTICLE 6. RESIDENTIAL USES
AND STANDARDS
Division 4 (Multiple Family
Residential Zones)
Consistency Analysis Consistency Determination
All required common open space
areas must be landscaped as
follows(10-1-628.N.8):
a. Common open space areas
must have a minimum
percentage of landscape area as
specified in Table 10 -1-628(A).
If common open space is
provided in more than one (1)
area, each individual area must
provide the minimum percentage
of landscape area.
b. All landscape areas within
common open space areas must be
accessible by pedestrian.
c. Trees must be provided in
common open space areas at a
rate of one (1) tree per 600
square feet of open space area,
subject to normal rounding
procedures. If common open
space is provided in more than
one (1) area, the number o f
required trees must be
calculated using the collective
total of common open space
area. The required number of
trees may be distributed among
the common open space areas
at the discretion of the
applicant with Director
approval.
d. At least one half (1/2) of the
required trees must be at least
24-inch box size. All other trees
must be at least 15 -gallon size.
TBD TBD
ATTACHMENT 2-39
ARTICLE 6. RESIDENTIAL USES
AND STANDARDS
Division 4 (Multiple Family
Residential Zones)
Consistency Analysis Consistency Determination
Open space areas must be
dedicated areas separate from
vehicle access and parking areas
and may not contain parking
spaces or backup aisles,
driveways, vehicle or bicycle
parking areas, or other vehicle
access features. Hardscaping is
limited to pedestrian pathways
and recreation areas.
Proposed open space areas are
separate from parking areas and
vehicle access areas. The
hardscape and softscape
proposed is TBD.
TBD/Consistent
The minimum and average front
yard setbacks in the R -4 Zone
are 25 feet and 27 feet
respectively, if the R -4 lot abuts
single family zoned property on
either side. (10 -1-628.E)
Building setbacks will meet or
exceed the 25' setback from
both the Riverside and Main
frontages. The property does
not abut a single-family
residential zone.
Consistent
Minimum and average yard
setbacks(10-1-628.E)
Interior side minimum: 5 feet
Interior side average: 7 feet
Street -facing side minimum: 10
feet
Street-facing side average:
12 feet
Buffer yard area for side yard
abutting or adjacent to single
family zoned property: 20 feet
The interior side yard minimum
on the west side is 10 feet and
the max 13 feet. The interior side
yard minimum on the north side
is 5 feet. the max is 26 feet.
Street facing setback is 25 feet.
Consistent
Landscaping.
(10-1-628.N)
Landscaping must be provided
for every lot, yard, open space
area, and parking area as
provided in this Subsection. For
the purposes of this Subsection,
"landscape area" means an area
covered with soil and planted
with trees, shrubs, turf/lawn, or
The Applicant has indicated that
City required landscape palettes
will be used in combination with a
fully developed landscape
architect's concept plan. The
Project will comply with all
applicable landscaping
requirements.
TBD/Consistent
ATTACHMENT 2-40
ARTICLE 6. RESIDENTIAL USES
AND STANDARDS
Division 4 (Multiple Family
Residential Zones)
Consistency Analysis Consistency Determination
other vegetation, including
permanent planters.
1. A minimum percentage of
the area of each lot must be
landscape area as specified in
Table 10 -1-628(A). All
landscape area, including
landscaping within common
open space areas, may be used
to satisfy this requirement.
2. When abutting or adjacent
to a single family zoned
property, a minimum
percentage of each required
front, rear, and side yard area
must be landscape area. The
minimum percentage of
landscape area within each
individual yard is the same as
the minimum perce ntage of
landscape area required for the
lot.
3. All landscape areas must
provide minimum soil depths as
follows:
a. 12 inches for areas planted
with turf or ground cover
b. 18 inches for planters and
areas planted with shrubs and
similar vegetation
c. 3 feet for planters or areas
planted with trees
4. Each planter and landscape
area must have no dimension or
diameter less than three (3)
feet.
ATTACHMENT 2-41
ARTICLE 6. RESIDENTIAL USES
AND STANDARDS
Division 4 (Multiple Family
Residential Zone.)
Consistency Analysis Consistency Determination
5. No more than 35 percent of
the total landscape area of the lot
as a whole may be occupied by
turf or lawn. The remaining
landscape area must be occupied
by ground cover, vines,
ornamental grasses, small shrubs,
and/or seasonal flowering plants.
All landscape area not occupied
by turf or ground cover must be
covered with mulch to reduce
water evaporation and
consumption and weed growth.
6. At least 50 percent of the
total landscape area of the lot
as a whole must be planted
with shrubs at a rate of one I.
shrub per 10 square feet.
7. Trees must be provided in
all yard areas as follows:
a. Trees must be provided at a
rate of one (1) tree per 40 linear
feet of yard space. The requir d
number of trees must be
calculated separately for each yard
area, subject to normal rounding
procedures.
b. Notwithstanding the
number of trees required by
Subsection a, no less than one
(1) tree must be provided for
each of the front, interior side,
and street-facing side yards and
no less than two (2) trees must
be provided for the rear yard
c. One (1) or more of the
trees in both the front and
street-facing side yards must be
at least 48 -inch box size; all
other trees must be at least 24 -
ir--h box size.
ATTACHMENT 2-42
ARTICLE 6. RESIDENTIAL USES
AND STANDARDS
Division 4 (Multiple Family
Residential Zones)
Consistency Analysis Consistency Determination
d. Trees in front yard areas
must be complementary to
street trees as determined II,
the Park, Recreation and
Community Services Director.
8. All required common open
space areas must be landscaped as
follows:
a. Common open space areas
must have a minimum
percentage of landscape area as
specified in Table 10 -1-628(A). If
common open space is provided
in more than one (1) area, each
individual area must provide the
minimum percentage of
landscape area.
b. All landscape areas within
common open space areas must be
accessible by pedestrians.
c. Trees must be provided in
common open space areas at a
rate of one (1) tree per 600
square feet of open space area
subject to normal roundin g
procedures. If common open
space is provided in more than
one (1) area, the number a,
required trees must be calculated
using the collective total of
common open space area. The
required number of trees may be
distributed among the common
open space areas at the
discretion of the applicant with
Director approval.
ATTACHMENT 2-43
ARTICLE 6. RESIDENTIAL USES
AND STANDARDS
Division 4 (Multiple Family
Residential Zones)
Consistency Analysis Consistency Determination
d. At least one half (1/2) of the
required trees must be at least
24-inch box size. All other trees
must be at least 15-gallon size
9. All buffer areas required by
Section 10-1-628(F) must be
landscaped as follows:
a. All non-hardscaped areas
within the buffer area must be
landscaped.
b. At least one 24 -inch box
tree must be provided every 15
linear feet along any lot line
that abuts or is adjacent to a
single family zoned property.
c. The landscaping and trees
required within the buffer area
may be counted toward
satisfying the overall
lands caping and tree
requirements for the project.
If the buffer area is used to
satisfy a common open space
requirement, the landscaping
and trees may also be counted
toward satisfying the common
open space landscaping and
tree requirements.
ATTACHMENT 2-44
ARTICLE 6. RESIDENTIAL USES
AND STANDARDS
Division 4 (Multiple Family
Residential Zones)
Consistency Analysis Consistency Determination
10. All outdoor driveways
surface parking areas, and
vehicle circulation areas must be
landscaped as follow..
a. On lots of 12,000 square
feet or more, a landscape strip
with a minimum width of three
(3) feet must be provided
between any driveway, parking
area, or circulation area and
any structure or property line,
except where vehicle access
occurs.
b. On lots of 12,000 square feet
or more, at least one 24-inch box
tree must be provided for every
three (3) uncovered parking
spaces. Such trees must be
located within the three (3) foot
landscaped strip required per
Subsection (a).
c. All parking garages and
carports must provide a
landscape planter with a
minimum size of three (3) feet
by three (3) feet between
every two (2) parking spaces
or single -width door openings,
or between every double -width
door opening.
11. All planters must be
constructed of permanent
masonry or concrete
construction. All planters must
provide drainage directly into a
drainage system.
ATTACHMENT 2-45
ARTICLE 6. RESIDENTIAL USES
AND STANDARDS
Division 4 (Multiple Family
Residential Zones)
Consistency Analysis Consistency Determination
12. All landscape areas must
include a permanent fully
automatic irrigation system.
Irrigation systems must utilize
water conservation design
concepts including but not
limited to low -flow sprinkle,
heads and bubblers, drip
systems, zone separation,
microclimate considerations,
and moisture sensors. Irrigation
systems may operate only
between the hours of 9 p.m.
and 6 a.m.
13. All landscaping, as planted
pursuant to the approved
landscaping plans, and related
irrigation systems, must be
properly maintained in
reasonably good condition, and
any weeds or decayed or dead
vegetation shall be removed.
This requirement applies at all
times during the life of the
project, and it shall be unlawful
for any landowner, and person
having leaving, occupying or
having charge or possession of
any property to violate this
provision.
14. All landscaping must be
designed and installed so as to
reach maturity within five (5)
years of the planting date_
15. Landscaping plans
demonstrating compliance with
the landscaping requirement
must be prepared by a
registered landscape architect.
Final species selection and
placement of all trees and
vegetation must be approved
by the Community
Development Director and the
Park, Recreation and
Community Services Director.
ATTACHMENT 2-46
ARTICLE 6. RESIDENTIAL USES
AND STANDARDS
Division 4 (Multiple Family
Residential Zones)
Consistency Analysis Consistency Determination
PARKING AREAS AND Consistent
DRIVEWAYS.
(10-1-628.1)
1. All parking spaces
provided in a
multifamily project,
including tenant and
guest spaces, must be
full-size spaces no less
than eight (8) feet, six
(6) inches wide and no
less than 18 feet deep.
All open parking spaces have a
minimum dimension of 8’-6” in
width and 18 feet in depth.
2. When individual garages or
carports are used to provide
parking for individual units, a
clear space no less than nine (9)
feet, six (6) inches wide and 19
feet deep must be provided
inside the individual garage or
carport for each parking space.
All garages have two side-by-side
parking spaces and meet the
minimum dimensions and provide
at least 20 feet in width and 19
feet, 6 inches in depth.
3. All parking spaces must be
clear of any encroachments
including but not limited to
structural features, shelves,
cabinets, appliances, and
equipment.
All garages spaces are clear of all
encroachments, including trash
cans and appliances (including
laundry).
4. Tandem parking spaces may
be used only on projects with
three (3) or fewer dwelling units
in the multiple family zones, other
than in the R-2 Zone.
The project does not include any
tandem parking spaces.
When tandem parking is used,
at least one (1) tandem pair of
parking spaces must be
provided for each dwelling unit
and each tandem pair must be
assigned to a specific unit.
ATTACHMENT 2-47
ARTICLE 6. RESIDENTIAL USES
AND STANDARDS
Division 4 (Multiple Family
Residential Zones)
Consistency Analysis Consistency Determination
Guest parking spaces may not
be tandem spaces.
5. Unrestricted access must be
provided to all guest spaces.
All guest parking spaces are
unrestricted and are distributed
throughout the project.
Such spaces may not be located
within a gated or secured area or
otherwise have their access
restricted.
6. In the R-2 Zone, all parking
spaces must be provided in an
enclosed garage or carport. In
all other Multiple Family
The project is not located within
the R-2 zone, therefore this
provision does not apply.
Residential Zones, parking
spaces located within the rear
half of the lot may be in a
garage or carport, covered, or
uncovered; all other parking
spaces must be in an enclosed
garage.
7. All parking areas that are
not located within an enclosed
garage must comply with the
following:
a. Parking areas must be
located, arranged, and/or
screened with opaque material
so that the parking spaces and
backup areas are not visible
from a public street.
b. Parking areas must be
enclosed at the property lines by
a masonry wall at least six (6)
feet tall except where vehicle
access occurs. This requirement
may be waived by the
All guest parking spaces are
located at least 45 feet from a
public street and will be screened
from view by landscaping.
TBD.
Community Development
Director upon a finding that
providing a wall may endanger the
public health, safety, or welfare.
ATTACHMENT 2-48
ARTICLE 6. RESIDENTIAL USES
AND STANDARDS
Division 4 (Multiple Family
Residential Zones)
Consistency Analysis Consistency Determination
8. All parking spaces,
driveways, backup areas, and
access aisles must be designed
and constructed per the
requirements of Article 14 of this
Chapter.
All parking spaces will meet Article
14. 9. Driveways must lead
directly from a public street or
alley to a required parking area
using the shortest and most
direct route feasible.
Parking spaces are distributed
throughout the project and are
accessed via internal drives that
loop within the project, then access
Riverside Drive.
16. Driveway s must be
improved with cement
concrete, asphalt, brick,
pavers, or a similar permanent
surface approved by the Traffic
All driveways will be improved with
concrete or asphalt. The primary
entry drive off of Riverside Drive
will be improved with decorative
pavement or similar decorative
surface.
Engineer. Portions of driveways
within required front and street-
facing side yard areas and
otherwise readily visible from a
public right-of-way must be
improved with decorative
pavement, brick, pavers, or a
similar decorative surface
approved by the City Planner and
Traffic Engineer.
17. Driveways must be no less
than 10 feet wide and no more
than 20 feet wide and must
remain clear and unobstructed
by any structural elements or
vegetation.
All driveways are between 16 and
20 feet wide.
18. A minimum backup
turning radius of 24 feet must
be provided for all parking
spaces.
A minimum back-up dimension of
24 feet has been provided for all
parking spaces.
ATTACHMENT 2-49
ARTICLE 6. RESIDENTIAL USES
AND STANDARDS
Division 4 (Multiple Family
Residential Zones)
Consistency Analysis Consistency Determination
13. A curb cut for a driveway
must be no wider than 18 feet
The project does not include a curb
cut for a driveway. Therefore, this
requirement does not apply.
No more than one (1) curb cut
may be provided on each street
frontage for each 100 feet of lot
frontage on that street, except
that lots with less than 100 feet
of frontage may provide one (1)
curb cut. Curb cuts must be
separated by at least 20 feet of
uncut curb.
14. Bicycle parking areas must
have as many bicycle racks as
the required number of bicycle
parking spaces. All bicycle
parking spaces must be secure
and weather protected by an
overhead covering. Bicycle
parking areas may not be located
in a required side or rear yard
setback area.
TBD
Architectural Design. Consistent
(10-1-630.B)
Architectural design and style
for all structures must be
oriented towards early
California Rancho imagery,
including but not limited to the
following:
1. Strong horizontal elements
such as long roof lines and
verandas
The project includes the following
architectural elements:
• Strong horizontal element
(long roof line)
• Adobe (stucco) wall surface
• Door recess alcoves behind
archways.
• Recessed windows
• Faux wood corbels
• Multi-paned windows
• Concrete ‘S’ tiles
3. Wide eave overhangs
2. Adobe or vertical board
and-batten wall surfaces
3. Deeply inset window and
door openings
ATTACHMENT 2-50
ARTICLE 6. RESIDENTIAL USES
AND STANDARDS
Division 4 (Multiple Family
Residential Zones)
Consistency Analysis Consistency Determination
5. Heavy timber elements,
such as post and beam support
for porches or verandas
6. Multi-paned windows
. Utilization of the following
materials or similar materials
approved by the Community
Development Director:
a. Exterior woods, including
rough cut timber and large
section timber
b. Slump
c. Block or other adobe-like
masonry
d. Clay roof tile
ROOF DESIGN AND MASSING. Consistent
(10-1-628.5)
1. Changes in roof heights and
shapes must be used to avoid
long flat walls and break up the
mass of the structure.
Elevations include intersecting gable
roof forms to break up the
structure.
2. Roof mansards and
parapets, when used, must
continue around all building
elevations, whether or not they
are visible from the street.
The project does not include
mansards or parapet roof forms.
3. Roof materials and colors
must complement the building
materials and colors and the
architectural style.
The project proposes Spanish
Colonial architecture and uses
terracotta-colored concrete ‘S’ tiles,
which are appropriate.
4. Parapets, when used, must
provide visual interest and
variety in a manner consistent
The project does not include any
parapet roof forms.
ATTACHMENT 2-51
ARTICLE 6. RESIDENTIAL USES
AND STANDARDS
Division 4 (Multiple Family
Residential Zones)
Consistency Analysis Consistency Determination
with the architectural style and
facade of the building.
5. All roof mounted
equipment must be screened
from view through the use of
architectural screening
systems that are visually
integrated into the building
design and consistent with the
architectural style, materials,
and color.
All equipment will be located within
the attic or ground-mounted.
WINDOWS AND AWNINGS.
(10-1-628.R)
1. Frames, sills, or similar
architectural elements must be
used around all windows on all
elevations when appropriate to
the architectural style. All
frames, sills, and similar
elements must be consistent
with or complementary to the
architectural style.
All windows include style-
appropriate frames, decorative
headers or sills.
2. The following requirements
apply to all awnings, if used:
a. Awnings may not extend
downward to cover more than
The proposed awnings are
designed to not cover any of the
window face.
25 percent of a window face.
b. Bubble awnings are
prohibited.
c. Vinyl, plastic, and ribbed
metal awnings are prohibited.
The project does not include any
bubble awnings.
The project includes a canvas
awning with style-appropriate
metal spear supports.
MATERIALS AND COLORS.
(10-1-628.0)
ATTACHMENT 2-52
ARTICLE 6. RESIDENTIAL USES
AND STANDARDS
Division 4 (Multiple Family
Residential Zones)
Consistency Analysis Consistency Determination
1. A minimum of two (2)
colors must be used on the
primary structure.
The proposed color scheme
includes a primary body color and a
secondary accent color.
2. All building facades must
utilize the same palette of
materials in the same or similar
proportions. If the front facade
utilizes more than one (1)
material, the same combination
of materials must be utilized on
all facades.
All elevations will use the same
material palette.
3. When more than one (1)
palette of materials is used for
multiple structures within a
single project, the primary
materials must be the same for
all structures; only secondary
materials may be changed
among the structures. This
requirement may be waived by
the Community Development
All buildings will use the same
material palette.
Director for projects with
freestanding units or
townhouses where architectural
variety among structures is
deemed appropriate by the
Director.
4. Glass curtain walls and
other transparent or reflective
materials may not be utilized
for building facades.
Building facades do not include any
glass curtain walls or other
transparent or reflective material..
ENTRIES
(10-1-628.T)
1. All unit and project entries
must serve as a primary design
element through changes in
building footprint, elevation,
volume, and/or landscaping.
Each entry is designed as a focal
point and is identified by a window,
tile work, lighting, planter box,
and/or recessed alcove.
ATTACHMENT 2-53
ARTICLE 6. RESIDENTIAL USES
AND STANDARDS
Division 4 (Multiple Family
Residential Zones)
Consistency Analysis Consistency Determination
2. No unit or project entry
may open directly onto a
parking area, driveway, or other
vehicle circulation area. This
requirement is not intended to
prohibit secondary entries that
provide access from a private
garage that serves the
individual unit.
All entries front onto open space,
a green court, a landscaped
walkway, or the right-of-way.
AWNINGS
(10-1-628.R)
2. The following requirements
apply to all awnings, if used:
a. Awnings may not extend
downward to cover more than
The proposed awnings are
designed to not cover any of the
window face.
25 percent of a window face.
b. Bubble awnings are
prohibited.
c. Vinyl, plastic, and ribbed
metal awnings are prohibited.
The project does not include any
bubble awnings.
The project includes a canvas
awning with style-appropriate
metal spear supports.
STAIRWAYS
(10-1-628.U)
5. Exterior stairways must be
treated as a design element that
is integral to the main structure
and consistent with the
architectural style.
The project does not include any
exterior stairways.
TRASH COLLECTION AREAS.
(10-1-628.V)
1. All multifamily projects
must provide a designated on-
site trash and recycling
collection area.
The units will be sold and each unit
will have its own trash collection
area within the garage (and
outside of the required parking
area).
ATTACHMENT 2-54
ARTICLE 6. RESIDENTIAL USES
AND STANDARDS
Division 4 (Multiple Family
Residential Zones)
Consistency Analysis Consistency Determination
2. Projects with four (4) or
more dwelling units must
provide a designated on-site
trash and recycling collection
area no smaller than seven (7)
feet by eight (8) feet, unless a
smaller size is approved by the
The units will be sold and each unit
will have its own trash collection
area within the garage (and outside
of the required parking area), in
lieu of a common trash collection
area. As such, no trash enclosures
are proposed.
Public Works Director. When
located outside of a structure,
the collection area must be
enclosed on three (3) sides by a
masonry wall no less than six (6)
feet tall.
3. The materials, colors, and
finish of trash enclosures
located outside of a structure
must be consistent with or
complementary to the
architectural style of the
building.
The project does not include a
trash enclosure.
FENCES, WALLS, HEDGES AND
OTHER YARD FEATURES.
(10-1-628.H)
1. Fences, walls, and hedges.
a. Fences, walls, and hedges
may not be composed, in whole
or part, of dangerous wire types
including, but not limited to:
TBD
TBD
TBD
razor wire, barbed wire, electric
wire, or any other similar wire
type that may pose serious risk of
injury.
b. The maximum allowed
height of fences, walls, and
hedges is as specified in Table
10-1-628(A).
ATTACHMENT 2-55
ARTICLE 6. RESIDENTIAL USES
AND STANDARDS
Division 4 (Multiple Family
Residential Zones)
Consistency Analysis Consistency Determination
c. The height of a fence or wall
is measured from the highest
abutting finished ground
surface of the property upon
which the fence, wall, or hedge
is located. On sloped surfaces,
portions of a fence, wall, or
hedge may exceed the
maximum height for the
purpose of provi ding a stair -
step design, but each stair -step
section, as measured from the
horizontal midpoint, may not
exceed the maximum height.
d. Ornamentation on top of
fences, walls, and hedges in the
front yard may exceed the
maximum allowed height for
fences, walls, and hedges up to
TBD
TBD
TBD
18 inches above the actual
height of the fence, wall, or
hedge or up to a maximum
height of five (5) feet, six (6)
inches. All ornamentation
features must be spaced a
minimum of four (4) feet apart,
as measured on center. In all
other yards, ornamentation may
not exceed the maximum
allowed height for fences, walls,
and hedges.
e. All fences, walls, and hedges
must comply with the corner cutoff
provisions of Section 10-1-1303.
ATTACHMENT 2-56
ARTICLE 6. RESIDENTIAL USES
AND STANDARDS
Division 4 (Multiple Family
Residential Zones)
Consistency Analysis Consistency Determination
f. Gates are subject to the
same requirements as fences
and walls.
g. Enforcement of nonconforming
fences, walls, and hedges
established prior to October 17,
2008, may be subject to abeyance
pursuant to Section 10-1-19202.
TBD
The project does not include any
non-conforming fences or walls.
2. Other yard features.
a. Other yard features,
including but not limited to
natural features such as rocks;
structural features such as
arbors, pergolas, fountains,
reflecting pools, art works,
screens, light poles, benches,
and other items included within
the definition of Landscaping
per Section 10 -1-203 are
limited to a maximum of two
(2) features per street frontage
within front and street -facing
side yards. Such features must
comply with the corner cutoff
provisions of Section 10 -1-1303
b. Arbors, pergolas, and
similar structures are limited to
a maximum height of nine (9)
feet, a maximum width of six
(6) feet, and a maximum inter'
length of three (3) feet as
measured from the highest
abutting finished ground
surface. Other yard features are
limited to a maximum height of
six (6) feet and a maximum
width of six (6) feet.
2008, may be subject to abeyance
pursuant to Section 10-1-19202.
TBD
TBD
ATTACHMENT 2-57
ARTICLE 6. RESIDENTIAL USES
AND STANDARDS
Division 4 (Multiple Family
Residential Zones)
Consistency Analysis Consistency Determination
a. Enforcement of
nonconforming yard features
established prior to October 17
2008, may be subject to abeyance
pursuant to Section 10-1-19202.
3. Retaining walls.
a. Retaining walls located
within front yard areas are
limited to a maximum height of
four (4) feet per wall.
b. Additional retaining walls
must be setback a distance
equivalent to the height of the
retaining wall below as
measured from the face of the
retaining wall below.
c. Fences or walls that are
placed on top of a retaining wall
within a front yard are limited to
a maximum height of four (4)
feet from the abutting finished
ground surface and requi re an
additional two (2) -foot setback
from the face of the retaining
wall below.
d. Enforcement of
nonconforming retaining walls
established prior to October 17,
The project does not include any
nonconforming yard features.
TBD
TBD
TBD
The project does not include any
nonconforming retaining walls.
2008, may be subject to
abeyance pursuant to Section
10-1-19202.
ATTACHMENT 2-58
ARTICLE 6. RESIDENTIAL USES
AND STANDARDS
DIVISION 5. AFFORDABLE
HOUSING INCENTIVES
Consistency Analysis Consistency Determination
Inclusionary Unit Requirement Consistent
A. CALCULATION.
At least 15 percent of all newly
constructed dwelling units in
Residential Developments shall
be developed, offered to and sold
or rented to Very Low L and
Moderate Income
Households, at an Affordable
Rent or Affordable Ownership
Housing Cost, as follows:
1. For-sale projects – All
Inclusionary Units 15
percent of the total
Residential Development
shall be sold to Low and/or
Moderate Income
Households.
2. Rental Projects – A
minimum of five percent of
units in the total
Residential Development
shall be Very Low Income;
the remaining ten percent
of the units shall be Low
Income.
In calculating the required number
of Inclusionary Units, any decimal
fraction shall be rounded up to the
nearest whole number. Any
additional units authorized as a
density bonus under Section 10-1-
635 of the Burbank Municipal Code
will not be counted in determining
the required number of
Inclusionary Units.
(10-1-646)
The Project will dedicate a
minimum of 10 percent of the total
number of for-sale units affordable
to households making at or below
80 percent of the AMI (Low
Income). Section 10-1-646,
Paragraph C allows for credits for
units sold to low-income residents
(80 percent of the AMI) at a rate of
two (2) units for every one (1) unit
provided. Currently, the Applicant
will reserve 10 units for low-income
residents (80 percent of the AMI),
resulting in a total of 10.2 percent
of the total units being affordable.
This would result in a total credit of
20 affordable units, exceeding the
15 percent inclusionary housing
requirement identified in Section
10-1-646 of the Burbank Municipal
Code.
ATTACHMENT 2-59
ARTICLE 6. RESIDENTIAL USES
AND STANDARDS
DIVISION S. AFFORDABLE
HOUSING INCENTIVES
Consistency Analysis Consistency Determination
Standards for Inclusionary Consistent
Units
A. DESIGN.
Inclusionary
Except as otherwise provided in
this Division, Inclusionary Units
must be dispersed throughout a
Inclusionary units will be
constructed in the same manner as
the proposed units. All units will be
designed to be a cohesive and
uniform community. The units
designated as affordable will be as
close as possible to the mix for the
market-rate units.
Residential Development and be
comparable in construction
quality and exterior design to
the Market-rate Units.
Inclusionary Units may be
smaller in aggregate size and
have different interior finishes
and features than Market-rate
Units so long as the interior
features are durable, of good
quality and consistent with
contemporary standards for
new housing. The number of
bedrooms must at a minimum
be the same as those in the
Market -rate Units and at the
same percentage.
B. TIMING.
All Inclusionary Units must be
constructed and occupied
concurrently with or prior to the
construction and occupancy of
Both the market rate units and
affordable units will be occupied in
phases in a similar mix as that of the
overall project.
Consistent
Market-rate Units. In phased
developments, Inclusionary
Units must be constructed and
occupied in proportion to the
number of units in each phase of
the Residential Development.
ATTACHMENT 2-60
ARTICLE 6. RESIDENTIAL USES
AND STANDARDS
DIVISION 5. AFFORDABLE
HOUSING INCENTIVES
Consistency Analysis Consistency Determination
C. DURATION OF
AFFORDABILITY REQUIREMENT.
Inclusionary Units shall be
reserved for Very Low, Low and
The project includes a total of 10
units that will be sold to Low-
Income earners (80 percent Area
Median Income) or lower and will be
affordable for a period of no less
than 55 years.
Consistent
Moderate Income Households
at the ratios established
pursuant to Section 10 -1-
646,
and shall be provided at the
applicable Affordable Rent or
Affordable Ownership Housing
Cost.
1. An Inclusionary Unit that
is for rent shall remain
reserved for the target
income level group at the
applicable Affordable Rent
in perpetuity for as long
as the land is used for
housing, which shall be
less than 55 years.
ATTACHMENT 2-61
ARTICLE 6. RESIDENTIAL USES
AND STANDARDS
DIVISION 5. AFFORDABLE
HOUSING INCENTIVES
Consistency Analysis Consistency Determination
2. An Inclusionary Unit
that is for sale shall
remain reserved for the
target income level
ground at the applicable
Affordable Ownership
Housing Cost in
perpetuity for as long as
the land is used for
housing, which shall be
not less than 55 years,
subject to the City
provisions for earlier
termination set forth in
the Inclusionary Housing
Agreement. Purchasers of
affordable units must
remain as owner -
occupants, and may not
rent out the unit. [Newly
Added by Ord. No. 3692
eff. 5/6/06; Formerly
numbered Section 31 63
Renumbered by Ord No.
3058, eff. 2/21/87;
Deleted by Ord. No. 3676,
eff. 8/16/05.]
(10-1-651)
ATTACHMENT 2-62
10-1-646
Burbank General Plan 2035
Consistency Analysis Consistency Determination
Policy 1.8 Ensure that
development in Burbank is
consistent with the land use
designations presented in the
Land Use Plan and shown on th e
Land Use Diagram, including
individual policies applicable to
each land use design
The proposed development is
consistent with the General
Plan land use designation.
Consistent
Policy 4.8 Locate parking lots
and structures behind buildings
or underground. Do not design
parking lots and structures to
face streets or sidewalks at
ground level. Use alternatives to
surface parking lots to reduce
the amount of land devoted to
parking.
The parking proposed is within
enclosed garages and in
unenclosed guest spaces within
the interior of the site.
Consistent
Policy 3.14 Prohibit gated
communities, private streets,
private driveways, and other
limited -access situations, except
where special findings can be
made.
The Proposed Project will not
be gated. Residents along
Riverside Drive will be
oriented towards the street
with pedestrian access ways
providing public access to the
interior of the site.
Consistent
ATTACHMENT 2-63
JUNE 2021
NTS
Attachment D - Critical Habitat for Threatened & Endangered Species Map 6/11/2021 Critical Habitat for Threatened & Endangered Species [USFWS] https://fws.maps.arcgis.com/home/webmap/viewer.html?webmap=9d8de5e265ad4fe09893cf75b8dbfb77 1/1 About Content Legend
Legend
Final Linear Features
Final Polygon Features
Proposed Linear Features
Proposed Polygon Features
+
−
Details Basemap Share Print Measure Bookm
Critical Habitat for Threatened & Endangered Species [USFWS]Home
PROJECT SITE
ATTACHMENT 2-64
JUNE 2021
NTS
Attachment E - Very High Fire Hazard Severity Zones
Burbank
Very High Fire Hazard Severity Zones in LRA
As Recommended by CAL FIRE
Fire Hazard Severity Zones
Local Responsibility Area State or Federal Responsibility Areas
VHFHSZ VHFHSZ
Non-VHFHSZ Non-VHFHSZ
City Boundary
Parcels
County Boundary
Government Code 51175-89 directs the California Department of Forestry and Fire Protection (CAL FIRE) to identify areas of very high fire hazard severity zones within Local Responsibility Areas (LRA). Mapping of the areas, referred to as Very High Fire Hazard Severity Zones (VHFHSZ), is based on data and models of, potential fuels over a 30-50 year time horizon and their associated expected fire behavior, and expected burn probabilities to quantify the likelihood and nature of vegetation fire exposure (including firebrands) to buildings. Details on the project and specific modeling methodology can be found at http://frap.cdf.ca.gov/projects/hazard/methods.htm . Local Responsibility Area VHFHSZ maps were initially developed in the mid-1990s and are now being updated based on improved science, © mapping techniques, and data. 0 2In late 2005 to be effective in 2008, the California Building Commission adopted California Building Code Chapter 7A This map was developed using data products such as parcel and city boundaries provided by Miles requiring new buildings in VH FHSZs to use ignition resistant construction methods and materials. These new codes local government agencies. In certain cases, this includes copyrighted geographic information. include provisions to improve the ignition resistance of buildings, especially from firebrands. The updated very high fire 0 3hazard severity zones will be used by building officials for new building permits in LRA. The updated zones will also be The maps are for display purposes only - questions and requests related to parcel or city used to identify property whose owners must comply with natural hazards disclosure requirements at time of property Kilometers sale and 100 foot defensible space clearance. It is likely that the fire hazard severity zones will be used for updates to boundary data should be directed to the appropriate local government entity. the safety element of general plans.
This specific map is based on a geographic information system dataset that depicts final CAL FIRE recommendations for Very High FHSZs within the local jurisdiction. The process of finalizing these boundaries involved an extensive local California Teale Albers, NAD 1983 review process, the details of which are available at http://frap.cdf.ca.gov/projects/hazard/btnet / (click on "Continue Scale 1: 15,000 as guest without logging in"). Local government has 120 days to designate, by ordinance, very high fire hazard severity zones within its jurisdiction after receiving the recommendation. Local government can add additional VHFHSZs.
There is no requirement for local government to report their final action to CAL FIRE when the recommended zones are at 36" x 36"
adopted. Consequently, users are directed to the appropriate local entity (county, city, fire department, or Fire September 2011 Protection District) to determine the status of the local fire hazard severity zone ordinance.
The State of California and the Department of Forestry and Fire Protection make no representations Jerry Brown, Governor, S
MAP ID: Burbank
or warranties regarding the accuracy of data or maps. Neither the State nor the Department shall be tate of California liable under any circumstances for any direct, special, incidental, or consequential damages with John Laird, Secretary for Resources, DATA SOURCES respect to any claim by any user or third party on account of, or arising from, the use of data or maps. The Natural Resources Agency CAL FIRE Fire Hazard Severity Zones (FHSZL06_1) Ken Pimlott, Director, CAL FIRE Very High Fire Hazard Severity Zones in LRA - Los Angeles (c19fhszl06_5) Obtain FRAP maps, data, metadata and publications on the Internet at http://frap.cdf.ca.gov Department of Forestry and Fire Protection For more information, contact CAL FIRE-FRAP, PO Box 944246, Sacramento, CA 94244-2460, (916) 327-3939.
Project Site
ATTACHMENT 2-65
JUNE 2021
NTS
Pickwick
Source: Esri, Maxar, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community
Wetlands
Estuarine and Marine Deepwater
Estuarine and Marine Wetland
Freshwater Emergent Wetland
Freshwater Forested/Shrub Wetland
Freshwater Pond
Lake
Other
Riverine
June 1, 2021
0 0.25 0.50.125 mi
0 0.4 0.80.2 km
1:14,567
This page was produced by the NWI mapper
National Wetlands Inventory (NWI)
This map is for general reference only. The US Fish and Wildlife Service is not responsible for the accuracy or currentness of the base data shown on this map. All wetlands related data should be used in accordance with the layer metadata found on the Wetlands Mapper web site.
Attachment F - United States Fish and Wildlife Service Wetlands Mapper
PROJECT SITE
ATTACHMENT 2-66
Attachment G1 - EnviroStor Database Map JUNE 2021
NTS
6/11/2021 EnviroStor Database
https://www.envirostor.dtsc.ca.gov/public/map/?myaddress=Sacramento&tour=True 1/1 100 m Map data ©2021
ENVIROSTOR
Sites and Facilities
Cleanup Sites
Federal Superfund
State Response
Voluntary Cleanup
School Cleanup
Evaluation
School Investigation
Military Evaluation
Tiered Permit
Corrective Action
Field Points
STATUS
All Statuses
Permitted Sites
Operating
Post-Closure
Non-Operating
Other Sites
GIS Layers
Tools
TAKE A TOUR SHARE THIS MAP
SITES CURRENTLY VISIBLE ON MAP 3 SITES LISTED EXPORT THIS LIST TO EXCEL
PROJECT NAME STATUS PROJECT TYPE ADDRESS CITY
ALL METALS PROCESSING CO., INC. REFER: OTHER AGENCY TIERED PERMIT 264 W. SPAZIER AVENUE BURBANK
GRIFFITH PARK EXP LAB INACTIVE - NEEDS EVALUATION MILITARY EVALUATION LOS ANGELES
GRIFFITH PARK PHOTO CENTER INACTIVE - NEEDS EVALUATION MILITARY EVALUATION LOS ANGELES 1001 West Riverside Drive, Burbank, CA, USA Map Address
PROJECT SITE
ATTACHMENT 2-67
Attachment G2 - Geotracker Database Map JUNE 2021
NTS
PROJECT SITE
ATTACHMENT 2-68
Attachment H - FEMA’s National Flood Hazard Map JUNE 2021 NTS
PROJECT SITE
ATTACHMENT 2-69
JUNE 2021
NTS
/0/1 /2/1 /3/4/3/2 /5 /6 /7 /8/9□/11 /12 /9/13/14 /13/9/15 □/16 /6 /17 □/18 /19□/20 /6 /8/13/19/18 /21/22 /13/6 /23/9 /9 /17/24/25 /1 /1 /26 /6/17/24/27 /12/18/22/24/28/21 /14/6/9 /13 /18/22/27 /12/6/27 /29/18/14/1 /12/29/24/1 /19 /6/26 /1 /6/17/17/1 /2 /1/2 /30 /31/32/33/34/35□/31 /37□/38 /31 /39 □/40 /33/41/42 /43/42 /39 /44□/45 /32 /46/42 /47 /32 □/31 /37□/38 /47 /33 /48 □/49 /47 /33 /47/41/42 /50 /42 /33 /34/44□/51 /39 /46 /52/44□/53 /51 /54 /51 /44□/55 /47 /46 /50 /52/33 /44□/56/57 /30 /54 /51 /49 /51 /57 /58 □/59 /44□/60 /61 /55 /61 /44□/49 /62 /63/63/64/65 /66/66/64□ /66/67/65 /68/63/69□ /70 /42/41/46 /42/42/39 /71
/72 /73 /74/75/76/77 /78 /79 /75/73 □/81 /82 /77 /74/77 /83 /75/84 /73 /74□/85 /86 /78 /87 /82 /88 /89/2/4/4/2□ /90 □ /91 /13 /14/28/21 /24/13 /92/28□ /93 /21 /94 □ /95 /7/21 /96/6/22/97/94 □ /20/98 /61 /99 /31 /100 □/39 /42 /47 /46/101 /99 □/46/42 /39 /32 /43/34/39 □/37/31 /46 □ /102
Attachment G - Fault Activity Map, California Geological Society Project Site
ATTACHMENT 2-70
Attachment J
087751\12702034v1
CONFIDENTIAL -- SUBJECT TO ATTORNEY-CLIENT PRIVILEGE
1 MEMORANDUM
Teresa Grimes | Historic Preservation
[email protected]
323-868-2391
Date: May 10, 2020
For:
Scott B. Birkey, Esquire
Cox Castle & Nicholson LLP
50 California Street, Suite 3200
San Francisco, CA 94111
Subject: 921-1001 W. Riverside Drive and 1105 S. Main Street, Burbank ______________________________________________________________________________
This memorandum was prepared in response to your request for information regarding the property at 921 W. Riverside Drive in the City of B urbank. According to the Los Angeles County Office of the Assessor, the property is comprised o f one parcel, 2443-001-018 and 019, and is occupied by buildings constructed in 1958, 1961, 19 64, and 1987. The property was historically known as the Pickwick Recreation Center and is now called Pickwick Gardens.
The property is not included in the Built Environment Resources Directory (BERD), which is an inventory that includes properties listed as National Historic Landmarks, listed and determined eligible for listing in the National Register of Hi storic Places, listed and determined eligible for listing in the California Register of Historical Resources, California Historical Landmarks, California Points of Historical Interest, and properties that have been identified and evaluated in historic resource surveys (but only those that have been submitted to the State Office of Historic Preservation). The BERD replaces the former Historic Properties Directory (HPD) that previously provided evaluation status information for properties processed through State Office of Historic Preservation. Therefore, the property at 921 W. Riverside Drive is not listed under national and state landmark or historic district programs including the National Register of Historic Places or California Register of Historical Resources.
The City of Burbank has a Historic Preservation Ordinance, which was adopted by the City Council and the Heritage Commission in 1994, a Historic Pre servation Plan adopted in 1999, and a Historic Context Statement prepared in 2009. The pr operty at 921 W. Riverside Drive is not mentioned in any of those documents. In 2014, a historic resource survey was conducted of signs. The Pickwick Bowl sign was identified and ev aluated as eligible for listing under the local ordinance; however, it is not formally listed on the local historic register. Thus, neither the property as a whole nor any of the buildings or features thereon are listed as listed on the local historic register.
A list of registered historic properties in Burbank is attached for your information. The property is not included on this list.
ATTACHMENT 2-71
Attachment J
087751\12702034v1
CONFIDENTIAL -- SUBJECT TO ATTORNEY-CLIENT PRIVILEGE
2 HISTORIC PROPERTIES IN BURBANK
National Register of Historic Places
U.S. Post Office, 125 E. Olive Avenue
Burbank City Hall, 275 E. Olive Avenue
California Register of Historic Places
Bellarmine Jefferson High School, 465 E. Olive Avenue
California Point of Historic Interest
Bob’s Big Boy, 4211 Riverside Drive
Burbank Historic Resources
The Rock House, 902 E. Olive Avenue
834 E. Magnolia Boulevard
923 E. Magnolia Boulevard
901 Sherlock Drive
910 Sherlock Drive
The Mentzer House, 1015 W. Olive Avenue
922 N. Bel Aire Drive
1258 E. Elmwood Avenue
837 E. Olive Avenue
ATTACHMENT 2-72