ATTACHMENT 11
EXHIBIT A
Parcel 3 as shown on that certain parcel map entitled “Parcel Map for J.F. Collins, ” recorded in Volume 43, Page 44 of Mercd County Records.
A
ssessor’s Parcel Number (APN): 058-030-028
MEADOWS AVE
R ST
SANTA ROSA CT
LOUGHBOROUGH DR
BLACK RASCAL BP
OLIVE AVE
¯
SUBJECT
SITE
Disclaimer: This document was prepared for
general inquiries only.The City of Merced
is not liable for errors or ommissions
that might occur.Official information
concerning specific parcels
should be obtained from
recorded or adopted City documents.
PROPOSED LAND USE CHANGES
GENERAL PLAN AMENDMENT:
Change 5.59 acres
from Regional/Community (RD) Commercial
to High Density (HD) Residential
SITE UTILIZATION PLAN:
Change Land Use Designation
for 5.59 acres
from High-Medium Density Residential
to High Density Residential
Proposed General Plan
HD
RC
Subject_Site
±
SITE UTILIZATION PLAN:
Change Land Use Designation
for 1.34 acres
from High-Medium Density Residential
to Commercial Office
SOUTHEAST CORNER OF LOUGHBOROUGH DR
AND MEADOWS AVENUE
MULTI-FAMILY STANDARDS
DESIGN CATEGORY DESIGN/DEVELOPMENT STANDARD
Density 24 to 36 dwelling units/acre for this project
Land Use
High Density Residential uses including all uses as
shown in Table 20.08-1 for property Zoned R-4. All
uses are subject to the review process specified in
Table 20. 80-1.
Building Height 40 ft.
Maximum Lot Coverage 65%
Minimum Distance
Between Main Buildings 10 ft.
Setback Requirements
Exterior Yard – Minimum 20 Ft.
Interior Yard Setback –
One Yard - Minimum 10 Ft.
Other Yards – Minimum 6 Ft.*
*Minimum 10-foot setback for structures over 25 ft. in
height; 1 additional foot setback for each additional 5 f
t. in height.
Projections – architectural features may project a
maximum of 5 Ft. into an exterior yard setback.
All other projections shall comply with Table 20.26-1
of the Zoning Ordinance.
Building Design &
Building Materials
All building designs shall be consistent with the
elevations provided and approved with Site Utilization
Plan Revision #12 for Planned Development (P-D) #8,
unless otherwise approved by the Director of
Development Services. (Continued on next page.)
DESIGN CATEGORY DESIGN/DEVELOPMENT STANDARD
Building Design &
Building Materials
All materials shall be of high-quality and be consistent or better than those provided and approved with Site
Utilization Plan Revision #12 for Planned
Development (P-D) #8, unless otherwise approved by
the Director of Development Services.
All paint col ors shall be approved by the Director of
Development Services or his/her designee at the
building permit stage.
If mechanical equipment is mounted to the roof, it shall be screened from public view.
At the discretion of the Director of Development
Services, all design and/or material changes may be
referred to the Site Plan Committee for approval.
Parking
As part of an affordable housing project with at least
50% of the total number of units designated for low-
and very low- income tenants, the following shall
apply:
The parking provided throughout the site on Parcels A,
B, and C may be combined to meet the parking
requirements for the entire project. The parking spaces for the Clinic (Parcel C) may be counted towards the
parking requirement for the multi-family uses.
Due to the proximity of bus stops to the site, a 5%
reduction in parking is allowed in accordance with
Zoning Ordinance Section 20.38.050 (E).
In consideration for providing affordable housing
units, an additional reduction of up to 6% in the
required parking spaces shall be allowed.
(
Continued on next page.)
DESIGN CATEGORY DESIGN/DEVELOPMENT STANDARD
Parking
Vehicular parking spaces, with the exception of
compact spaces, shall have a width of 9 feet and a
depth of not less than 18 feet (including a 2 -foot
overhang beyond the curb or wheel stop).
Compact Parking spaces are allowed with a minimum
width of 8.0 feet and a minimum depth of 16 feet. A
maximum of 25% of the total parking spaces may be
compact spaces.
Bicycle parking spaces shall be provided as required
by Zoning Ordinance Section 20.38.080.
If a project is constructed that does not provide
affordable housing, all parking shall be provided as
required by Zoning Ordinance Section 20.38.
Fencing
Fencing along Loughborough Drive and Meadows
Avenue shall be of high- quality materials, such as
wrought-iron or tubular steel. Side-yard fencing along the eastern and southern property lines may be wood
or other material approved by the Director of
Development Services.
Pedestrian access shall be provided to Loughborough
Drive and Meadows Avenue and between Parcels A,
B, and C.
If the project has gated vehicular access, a minimum
20-foot stacking distance at each entrance shall be
provided and all gates shall meet the requirements of
the Fire and Police Departments for emergency access.
Private Outdoor Space
Each unit shall be provided with a usable outdoor that
is a minimum of 40 square feet.
Private outdoor space shall be screened with solid or
near-
solid fencing/railings. However, front porch
areas do not have to be screened. (Continued on next
page.)
DESIGN CATEGORY DESIGN/DEVELOPMENT STANDARD
Private Outdoor Space Materials shall be compatible with the building materials.
Safety and
Defensible Space
Placement of windows and doors should facilitate
neighborhood surveillance of their neighbor’s
entryways. This may be accomplished by providing
windows near the entryway, a peep- hole in the door,
electronic surveillance equipm ent, or other means
approved by the Planning Department.
Mechanical Screening
Mechanical equipment may be allowed on the building
roof, but shall be screened from public view. Any
mechanical equipment mounted on the ground shall
also be screened from public view.
Signing
Signing shall comply with the Merced Municipal Code
Section 17.36.572, as applicable, and the North
Merced Sign Ordinance as applicable.
General Design
Standards as required by
Section 20.46.030 of the
City of Merced Zoning
Ordinance
The Project shall comply with these requirements,
except as permitted by other design standards
approved by Site Utilization Plan Revision #12 to P-D
#8.
Specific Design
Standards as required by
Section 20.46.040 of the
City of Merced Zoning
Ordinance
The Project shall comply with these requirements,
except as permitted by other design standards
approved by Site Utilization Plan Revision #12 to P-D
#8.
COMMERCIAL OFFICE (CLINIC) STANDARDS
DESIGN CATEGORY DESIGN/DEVELOPMENT STANDARD
Land Use
Medical/Dental Clinic including all uses as shown in
Table 20.10-1 for property Zoned Commercial Office
(C-O).
All uses are subject to the review process specified in Table 20.10-1.
DESIGN CATEGORY DESIGN/DEVELOPMENT STANDARD
Building Height 40 Ft.
Setback Requirements
Exterior Yard – Minimum 20 Ft.
Interior Yard Setback –
One Yard - Minimum 10 Ft.
Other Yards – Minimum 6 Ft.*
*Minimum 10-foot setback for structures over 25 ft. in
height; 1 additional foot setback for each additional 5 ft. in height.
Projections – architectural features may project a
maximum of 5 Ft. into an exterior yard setback.
All other projections shall comply with Table 20.26-1
of the Zoning Ordinance.
Building Design &
Building Materials
All building designs shall be consistent with the
elevations provided and approved with Site Utilization
Plan Revision #12 for Planned Development (P-D) #8,
unless otherwise approved by the Director of
Development Services.
All materials shall be of high-quality and be consistent or better than those provided and approved with Site
Utilization Plan Revision #12 for Planned
Development (P-D) #8, unless otherwise approved by
the Director of Development Services.
All paint colors shall be approved by the D irector of
Development Services or his/her designee at the
building permit stage.
If mechanical equipment is mounted to the roof, it shall be screened from public view.
At the discretion of the Director of Development
Services, all design and/or material c hanges may be
referred to the Site Plan Committee for approval.
Parking
If a medical/dental clinic or other use that provides
services for the proposed affordable housing
development is constructed and the affordable housing
development designates at least 50% of the total
number of units for low- and very low-income tenants,
the following shall apply:
The parking provided throughout the site on Parcels A,
B, and C may be combined to meet the parking
requirements for the entire project. The parking spaces for the Clinic (Parcel C) may be counted towards the
parking requirement for the multi-family uses.
Due to the proximity of bus stops to the site, a 5%
reduction in parking is allowed in accordance with
Zoning Ordinance Section 20.38.050 (E).
In consideration for providing affordable housing
units, an additional reduction of up to 6% in the
required parking spaces shall be allowed.
Vehicular parking spaces, with the exception of
compact spaces, shall have a width of 9 feet and a
depth of not less than 18 feet (including a 2-foot
overhang beyond the curb or wheel stop).
Compact Parking spaces are allowed with a minimum
width of 8.0 feet and a minimum depth of 16 feet. A
maximum of 25% of the total parking spaces may be
compact spaces.
Bicycle parking spaces shall be provided as required
by Zoning Ordinance Section 20.38.080.
If the project constructed on the portion of the site
designated for the clinic does not serve the proposed
affordable housing development, or if the proposed
housing development does not designate at least 50%
of the total number of units for low - and very low-
income tenants, all parking shall be provided as
required by Zoning Ordinance Section 20.38.
Mechanical Screening
Mechanical equipment may be allowed on the building
roof, but shall be screened from public view. Any
mechanical equipment mounted on the ground shall
also be screened from public view.
Signing All signing shall comply with the North Merced Sign Ordinance.