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7 ATTACHMENT B
ZONING COMPARISON TABLE
44 and 88 Encina Avenue, 25PLN-00308
Table 1: COMPARISON WITH CHAPTER 18.16 (CC DISTRICT)
Mixed-use and Residential Development Standards
Note: 100% Residential not typically allowed in CC District Bold indicates exceedance of base zone district development standards Regulation Required Existing Proposed
Minimum Site Area, Width,
and Depth No Requirement
Building 1 Parcel –
31,025 sf area, 256 ft
wide, 121 ft deep
Building 2 Parcel –
41,191 sf area, 374 ft
wide, 121 ft deep
No change
Minimum Front Yard (Encina
Ave) No Requirement Vacant/parking lot Building 1 – 0 feet Building 2 – 0 feet
Rear Yard 10 feet 0 feet
Side Yard None
Building 1 – 0 feet
(western PL)
Building 2: 0 feet
(western PL),
Side Yard Minimum yard for
lot lines abutting or opposite
residential districts or
residential PC districts
10 feet
Building 1 – 9 feet, 7
inches (eastern PL)
Building 2: 5 feet
(eastern PL)
Build-to-lines (1) 50% of frontage built
to setback on Encina
Ave.
Complies
Max. Site Coverage
50%
Lot 1 - 15,512.5 sf
Lot 2 – 20,595.5 sf
Building 1 – 93%,
28,852 sf
Building 2 – 71%,
29,246 sf
Max. Building Height 35 feet
Building 1 – 85 feet, 7
stories
Building 2 – 85 feet, 7
stories
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7 Maximum Floor Area Ratio
(FAR)
See note (e)
0.15 to 1 for residential
Building 1 - 28,852 sf,
2.86: 1
Building 2 – 29,246 sf,
2.41: 1
Daylight Plane for lot lines
abutting one or more
residential zone districts other
than an RM-40 or PC Zone
Not applicable
Landscape Open Space 30% Additional
information needed
Useable Open Space 150 sf per unit (Private
and/or Common)
24,389 sf –
Approximately 154 sf
per unit
(e) CC District Shopping Center Floor Area Ratio Regulations (1) The maximum floor area ratio for the Town and Country Village Shopping Center shall be .35 to 1; and office uses at said shopping center shall be limited to 15% of the floor area of the shopping center existing as of August 1, 1989. Hotel use shall not be included as part of the .35 to 1 maximum floor area ratio, but shall not exceed an additional .25 to 1 floor area ratio, for a maximum site floor area ratio of .60 to 1.
(2) The maximum floor area ratio for mixed use development for the Town and Country Village Shopping Center shall be limited to .50 to 1; provided that no more than .35 to 1 floor area shall be nonresidential, consistent with part (1) above, and not more than .15 to 1 floor area shall be residential.
(3) Stanford Shopping Center shall not be permitted to add more than 80,000 square feet of floor area to the total amount of floor area of the shopping center existing as of June 14, 1996, 1,332,362 square feet, for a total square footage not to exceed 1,412,362. Any hotel or mixed use development for the Stanford Shopping Center shall only be included if approved as part of a Development Agreement for the site.
Table 2: CONFORMANCE WITH CHAPTER 18.52 (Off-Street Parking and Loading) for Residential
Type Required Existing Proposed
Vehicle Parking 1 per Studio unit
1 per 1-bedroom unit
2 per 2-bedroom or
larger unit At least one
space per unit must be
covered
Tandem parking
allowed for any unit
requiring two spaces
(one tandem space per
unit, associated directly
with another parking
space for the same
unit, up to a maximum
of 25% of total required
spaces for any project
with more than four (4)
units)
218 residential stalls
required
Approximately 263
parking spaces
315 parking stalls
provided (165
residential and 150
commercial)
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7 Bicycle Parking 1 long term space per
unit
1 guest space per 10
units
Bike Room provided
on ground floor at
Building 2. Additional
details needed from
applicant regarding
bicycle parking counts.
Loading Space None required Loading area shown on
ground floor at
Building 2.