15.18.060. Review Procedures.
Proposals to create new dwelling units as part of a mixed-use development shall be subject to the following review procedures:
No discretionary approval will be required if the development involves only the conversion of existing building area, and the number of units is less than seven; Approval of a Minor Site Plan or Minor Development Project will be required if the proposal involves new building area on the property and the number of units is less than seven, or if the project is within the HIOZ; Approval of a Major Site Plan or Major Development Project will be required if the proposal involves the creation by new construction or conversion of existing building area of seven or more dwelling units on the property.
D. Courtesy notification. Staff shall mail written notification to property owners, tenants, and businesses within a 300-foot radius of the subject property at the time of project application submittal to the City. Courtesy notification shall be required for any HIOZ project, regardless of number of residential units.
15.23.050. Procedures for approval of HIOZ projects.
For properties included in the HIOZ, projects shall be approved in accordance with the following procedures:
Minor Site Plan Review. Projects developed in this zone that meet all objective development standards shall be subject to review as a Minor Site Plan pursuant to Chapter 15.47 (Site Plan Review) and shall be approved ministerially by the Community Development Director. The design review criteria of section 15.47.060 are not applicable to this approval.
B. Major Site Plan Review. Projects developed in this zone that seek to exceed the height requirement or that wish to satisfy the required affordable housing by an alternative means as set forth in Section 15.23.065, shall be processed as a Major Site Plan review pursuant to Chapter 15.47 and shall be subject to approval by the Planning Commission. The design review criteria of section 15.47.060 are not applicable to this approval.
C. HIOZ projects that reserve at least twenty percent (20%) units for lower, very low, extremely low, or acutely low-income households shall be ministerially approved without the need for any Site Plan review. This provision shall not apply if any portion of the required affordable housing is satisfied by an alternative means as set forth in Section 15.23.065.
D. Additional approvals. Projects that require approval for a lot line adjustment, consolidation of lots, or subdivision in conjunction with approval pursuant to this chapter shall comply with Title 16 (Subdivisions).
E. Provisions of approval. Projects shall comply with the applicable provisions of Chapter 15.76 (Procedures, Hearings, Notices, and Fees) for the expiration, renewal, extension, refiling, and withdrawal of approval, unless superseded by state law.
F. Courtesy notification. Staff shall mail written notification to property owners, tenants, and businesses within a 300-foot radius of the subject property at the time of project application submittal to the City.
Height Standards
Building height standards for the HIOZ shall be as prescribed in Table 15.17.075.D.
In the HIOZ, where subterranean parking is used, and such parking area is a basement as defined in §15.04 (Definitions), then the story above said basement shall be considered the first story of the structure.
Table 15.17.075.D
Maximum Height Requirements for the HIOZ
HIOZ
Maximum height limit for development on those portions of parcels within 100 feet of a property line with an R-1, R-1P, R-2P, or R-3P zone classification or historical designated property 30 feet.
If a multiple-family structure is located down-slope from an adjacent R-1, R-1P, R-2P, or R-3P zoned property or historical designated property, the following maximum height limits shall apply as illustrated in Figure 3.
For a grade differential of less than 20 feet, a 30 feet maximum height limit applies.
For a grade differential of more than 20 feet, a 40 feet maximum height limit applies.
HIOZ
Maximum height limit for development on those portions of parcels greater than 100 feet from a property line with an R-1, R-1P, R-2P, or R-3P zone classification or historical designated property 65 feet
Figure 3. Maximum Building Height for Parcels within 100 feet of R-1, R-1P, R-2P, or R-3P Zones or historical designated property.
Ord. No. XXXX
Original text in italics, new text in blue, bold and underlined, deleted text in red strike through.