Summary of Compliance with City Gateway Segment of the PCSP 3101-3191 N. Garey Avenue (DPR 72-2024)
Development Standards:
PCSP City Gateway Requirement
Proposed
Project
Compliance Determination
Requesting Concession, Waiver, or Reduction
2.2 Building Use Regulations
2.2.1 Use Types
F. Residential
Multi-Family w/Common Entry
Multi-Family w/Individual Entries
Attached Single Family
Detached Single
Family
Multi-Family w/Common Entries
Yes
2.2.3 Minimum Residential Unit Size
One Bedroom Units –600 SF
Two Bedroom – 800 SF
Three Bedroom – 1,000 SF
1 -3 Bedroom
618 SF – 1,520 SF
Yes
2.3 Building Scale Regulations
2.3.1 Building Height
Minimum: 1 story & 20 feet
Maximum Height: 3 Stories
4 Stories
+ Partially Submerged Parking
Concession
Request
2.3.2 Special Building Height Limits
Adjacent to Housing
Required
Yes
2.3.3 Building Length
Maximum: 300 feet
2 buildings
No
Concession
Request
2.3.4 Special Building Length Limits
N/A along Garey
N/A
N/A
2.3.5 Building Massing- Length(L):Height(H)
Along Garey Avenue
3L:2H: to 5L:2H
Along all other streets
2L:3H: to 5L:2H
Required, and provided along Garey Ave. and Drake St.
Partially
Reduction Request
2.4 Frontage and Building Placement Regulations
2.4.1 Building Orientation to Streets & Public Open Space Required
Provided in part. The building orientation is to a privately owned public open space rather than the PROW.
Partially
Waiver Request
2.4.2 Private Frontage Types
Types Permitted:
Shop-Front
articulation length 50ft max
Corner Entry
Arcade
Grand Portico
Forecourt
Common Lobby Entry
Stoop
Edge Treatment: Fenced
Edge Treatment: Terraced
Edge Treatment: Flush
Limited Types:
Front Vehicular Door
Provided in part. The common lobby entrances exceed the 100-foot spacing requirements to limit openings for security purposes.
Partially
Waiver Request
2.4.3 Front Yard Setback
On Garey Avenue
N/A – defers to corner standard
On Corner Properties
Minimum: 5 feet
Maximum: 15 feet
On all Other Streets
Minimum: 5 feet
Maximum: 20 feet
Infeasible due to the proposed linear park. To maximize usability of the park, its location was the frontage along Garey Avenue.
No
Waiver Request
2.4.4 Side Yard Setback
Minimum w/living space windows: 10 feet
Partially not met by overhead extension of upper stories on Grove St.
Partially
Reduction Request
2.4.5 Rear Yard Setback
Minimum: 10 feet
Provided
Yes
2.4.6 Alley Setback
Minimum: 5 feet
N/A
N/A
2.4.7 Frontage Coverage
Minimum Garey Avenue: N/A
Minimum on Other Streets: 50%
Provided on Garey Ave. and Grove St., insufficient on Drake St. due to existing cell tower.
Partially
Reduction Request
2.4.8 Space Between Buildings
Minimum: 20 feet
Varies
Yes
2.4.9 Build-to-Corner
Required
Infeasible due to the proposed linear park. To maximize usability of the park, its location was the frontage along Garey Avenue, extending to both corners.
No
Waiver Request
2.5 Street Regulations
2.5.1 Improve-ments to Existing Streets
Parkway Improvements: Required along Garey Avenue
Neighborhood Streets Improvements
Required
Required
Yes
Yes
2.6 Open Space Regulations
2.6.1 Provision of Public Open Space
Open Space: 150 SF per unit
Required: 43,350 SF
Provided:
32,550 SF
No
Reduction Request
2.6.3 Provision of Private Open Space
Residential: Attached & Multi-Family 60 SF per unit
Required: 17,340 SF
Provided as stoops, patios, and balconies.
Yes
2.6.5 Private Open Space Types
Permitted:
Courtyard
Private Yard
Rooftop Deck or Garden
Balcony
Required
Provided as courtyards.
Yes
2.6.6 Setback Area Landscape Types
A. Perimeter Block Setback Areas
Permitted:
Sidewalk Extension
Neighborhood Street Landscaping
B. Interior Block Setback Areas
Groundcover- Required
Moderate Screening-Required
Required
Yes
2.6.7 Stormwater Managem-ent Types
Types Permitted:
Landscaped setback/Open Space
Vegetated Swale/Strip
Rain Garden
Landscaped Tree Well
Grated Tree Well
Permeable/Pervious Paving
Green Roof
Waterscape
Rainwater Harvesting/Vault
Required
Yes
2.6.8 General Open Space & Setback Area Guidelines
See Section 2.6.8 of the PCSP
Provided
Yes
2.7 Parking Regulations
2.7.1 Provisions of Parking
Residential Uses:
Spaces per studio unit
1 minimum / 1 maximum
Spaces per 1br unit
1.5 minimum / 1.5 maximum
Spaces per 2br unit
2 minimum / 2 maximum
Spaces per additional unit beyond 2 bedroom
.5 spaces
Guest spaces per 4 units
1 minimum / 1.2 maximum
Location: on Site
Commercial:
Eating & Drinking Establishments
4 per 1,000 SF
Provided per Density Bonus Ratios
Required:
374
Provided:
409
Yes
Per Density Bonus
2.7.2 Parking Types
Permitted Types:
Surface Lot – Rear
Structure – Wrapped (all)
Partially Submerged Podium
Structure - Underground
Garage, partial subterranean, and Surface Lot Rear. Minimum carport dimension not met.
Partially
Reduction Request
2.7.3 General Parking Requirem-ents
See Section 2.7.3 of the PCSP
Provided
Yes
2.8 Architectural Regulations
2.8.1 Façade Requirem-ents
Required
Provided
Yes
2.8.2 Architectu-ral Guidelines
See Section 2.8.2 of the PCSP
Provided
Yes
2.8.3 Architectu-ral Character
See Section 2.8.3 of the PCSP
Provided
Yes
Other Requirements
Trash Facilities
Required
Provided
Yes
Water Efficient Landscape Ordinance Compliance
Required
Provided
Yes
Fences
Proposed
Yes
Art in Public Places Requirement
Required
Provided as conceptual interactive sculptures in linear park.
Yes
6 Summary of Compliance with City Gateway Segment of the PCSP DPR (72-2024) for 3101 -3191 N. Garey Avenue
Attachment No. 13