Attachment 2
Compliance Table
DEVELOPMENT STANDARDS
DA-1(S) District Regulations and 4.04.336 Multi-Family and Mixed-Use Residential Development Section District Regulations Requirement Proposed Complies?
2.08.332.A Density 100 du/ac
150 du/ac
(100 du/ac + 50% density
bonus)
Yes
2.08.308.C.1 Setback - Davis Street
Per Downtown TOD
Strategy
7 ft (min) setback to
create a 15 foot
pedestrian zone.
Waiver Applied
4 ft setback
and 10-foot pedestrian
zone
Yes
2.08.308.C.1 Setback - E. 14th Street
Per Downtown TOD
Strategy
7 ft (min) setback to
create a 25 ft
pedestrian zone
Waiver Applied
4 to 7 ft and a 9.75 to 15 ft
pedestrian zone Yes
2.08.308.C.1 Setback - Dan Neimi Way
Per Downtown TOD
Strategy
10 ft (min) sidewalk
11-14 ft sidewalk Yes
2.08.308.A Rear Setback 0 ft 2.25 to 5.5 ft Yes
2.08.312 Height
24 ft (min) on E .14th
Street
75 ft (building max)
81 ft for parapets
85 ft for penthouse
structures
Waiver Applied
76 feet 10 inches to top of
roof
82-83.5 ft to top of
parapets
87 ft 4 in to top of
penthouse
Yes
2.08.320 Floor Area Ratio 3.5 (max)
Waiver Applied
3.78 Yes
2.08.316 Lot Coverage 100% (max) 93% Yes
2.08.324 Landscaping 5% (min) 11% Yes
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OBJECTIVE STANDARDS COMPLIANCE TABLE (SECTION 4.04.336) Section Building Design Requirements Requirement Proposed Complies?
4.04.336.A.1
Buildings located within 20 feet of a front or street side lot line shall be oriented toward the adjacent front or street side lot line with the building frontage(s) parallel to the fronting pedestrian walkway(s).
Yes
Building is aligned with E.
14th Street, Davis Street,
and Dan Niemi Way
Yes
Entrances – Ground Floor Residential Uses – Shared
4.04.336.A.2.b.i
All buildings with any exterior entrance that provides access to more than one unit shall provide a minimum of one primary shared entranceway per building in accordance with the
following standards.
Yes Shared entrance on E. 14th
St./Davis St. Yes
4.04.336.A.2.b.i(A) The primary entranceway shall lead to a common area a minimum of ten feet in each dimension. Yes
The primary entrance leads
to the main lobby, which is
larger than 10’10’
Yes
4.04.336.A.2.b.i(B)
Exterior walls of common spaces, such as lobbies and community spaces, within 20 feet of a front or street side lot line or pedestrian walkway shall include windows, doors, or other openings for at least 30 percent of the building wall on which they are adjacent, between two and a half and seven feet above the level of the sidewalk.
Yes
The exterior walls within 20
feet of E 14th Street and
Davis Street are more than
30 percent transparent.
Yes
4.04.336.A.2.b.i(C)
The primary entranceway shall be emphasized utilizing at least one of the following methods:
o A roofed projection over the door (such as an awning, canopy, or overhang) with a minimum depth of five feet
and a minimum horizontal area of 30 square feet.
o A recessed entry bay with a minimum depth of five feet. o Incorporating the entrance into a vertical mass that
extends two or more feet above the height of the first
floor plate vertical mass.
o Incorporating one or more architectural features such as windows, sidelights, decorative materials, lighting, or signage into the entranceway.
Yes
There is a roofed projection
over the door in the form of
an overhang that is over 5 ft
in depth and a horizontal
area greater than 30 sf.
Yes
4.04.336.A.2.b.i(D)
Buildings located within 20 feet of a front or street side lot line shall provide a primary entranceway oriented to and facing a front or street side lot line.
Yes
Entryway is oriented
towards E. 14th St. and
Davis St.
Yes
Encroachments into Required Setbacks
4.04.336.A.3
In addition to the building encroachments allowed pursuant to Section 4.04.312, Building Projections into Yards and Courts, additional projections are allowed per Section 4.04.336.A.3. Yes The balconies extends out by approximately 1-2 feet Yes
Covered porches and
patios
7 feet into the Front or Corner Side
Yard and Must be unenclosed on
three sides
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9 Building Design
4.04.336.A.4.b.i-ii
Roof lines shall be varied and designed to minimize the bulk of a building, screen roof-mounted equipment, and enhance the building’s architectural design through the following methods: o A minimum of one roof line offset of at least 18 inches in height and 20 feet in length shall be provided for every 150 feet of façade length; AND
o Where parapets are provided, the minimum 18-inch
offset in height required above may be substituted by an offset of at least 18 inches in depth. All parapets shall provide returns of at least six feet in depth at the end of the parapet face to avoid a false front appearance.
Yes
Roof line offsets are
provided to minimize the
height and bulk of the
building.
Yes
4.04.336.A.4.c
Any building over 150 feet wide shall provide a massing break with a minimum width of 20 feet and minimum depth of ten feet for every 150 feet of façade length.
Yes Waiver Applied Yes
4.04.336.A.4.c.i
The upper and lower stories in buildings of three or more stories shall be distinguished by incorporating one or more of the following features. These features may be applied to the transitions between any floors, except where otherwise specified. o A change in façade materials, along with a change in plane at least one inch in depth at the transition between the two materials.
o A horizontal design feature such as a water table, belt course, or bellyband.
o A base treatment at the ground floor consisting of a
material such as stone, concrete masonry, or other
material distinct from the remainder of the façade and
projecting at least one inch from the wall surface of the remainder of the building.
o Setting back the top floor or floors of the building at least five feet from the remainder of the façade.
Yes
A change in façade
materials, along with a
change in plane at least
one inch in depth at the
transition between the two
materials.
Yes Windows and Openings - Residential Uses
4.04.336.A.5.b
Windows for residential uses shall have trim at least one-half inch in depth, or be recessed at least two inches from the plane of the surrounding exterior wall.
Yes Windows are inset by 2
-3
inches Yes Façade Design
4.04.336.A.6.a.i
All building facades shall incorporate details, such as window and door trim, window recesses, cornices, changes in materials, or other design elements.
Yes
All building facades are
well articulated with
architectural details.
Yes
4.04.336.A.6.a.ii
Horizontal building elements shall be aligned within three feet of like buildings elements on the same facade and adjacent buildings.
Yes
Horizontal building
elements are aligned within
three feet of like buildings
Yes
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elements on the same
facade
4.04.336.A.6.a.iii
No wall facing a public right-of-way shall run in a continuous plane of more than 30 feet without a window, door, or other opening.
Yes
An opening is provided at
least every 30 feet along
each façade.
4.04.336.A.6.b.i Each façade shall have three or more colors and three or more materials. Yes
More than three colors and
three materials are
proposed on each façade.
Yes
4.04.336.A.6.ab.ii
The following materials are prohibited:
• Vinyl siding;
• T-111 plywood siding;
• Exterior Insulation Finishing System (EIFS).
Yes No prohibited materials are
proposed. Yes
SPACE REQUIREMENTS Requirement Proposed Complies?
Residential Uses
4.04.336.B.2 The minimum ground floor height for residential uses is 10 feet measured floor to floor. Yes 10' ground floor plate is provided Yes Amenities
4.04.336.B.4
Amenities that enhance the livability of the project and are not required elsewhere in this Chapter shall be provided.
† Projects
shall include at least four of the following amenities. o Conference room.
o Electric vehicle (EV) charging stations or 220 V power outlet for 25 percent of required parking spaces.
o Fitness center.
o Lap pool.
o Tenant activity area, such as joint eating and cooking area, clubhouse, play area, screening room, or other activity area. o On-site commercial child care facility.
o Pet washing facility or relief area.
o Playground or outdoor active recreation facility.
o Public art.
o Enclosed, lockable storage space at least 250 cubic feet in size with minimum dimension of four feet by eight feet for a minimum of 25 percent of the units.
o Study room and/or library.
o Publicly accessible open space provided consistent with Subsection 4.04.336.C.2 for projects with 25,000 square feet of floor area or less or publicly accessible open space of 15 square feet per 1,000 square feet of floor area for projects with over 25,000 square feet of floor area.
o Provision of car sharing services for service subscribers.
Yes
More than four amenities
are provided, they include:
• Fitness Center
• Lounge
• Commercial Kitchen
• Pet Area
• Storage space
• Study Room
• Public Plaza
Yes
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SITE DESIGN REQUIREMENTS Requirement Proposed Complies?
4.04.336.C.1
Frontage improvements consistent with the Master Plan of City Streets, Bicycle and Pedestrian Master Plan, applicable Specific Plan and/or development strategy, Subdivision Improvement Standards, and any other applicable standard or requirement of the City shall be provided for all subdivisions, new construction, and additions of 10,000 square feet or more of gross floor area.
Yes
Bike parking, street trees,
street lighting are
proposed and conditioned
for.
Yes
Open Space
4.04.336.C.2
No portion of required open space shall be used for driveways or off-street vehicle parking and loading facilities, nor may one area of open space be double counted as satisfying the requirements of multiple types of required open space. However, the area provided to meet the open space requirement may count toward other site requirements such as landscaping, amenities, and stormwater retention and control if the area provided as open space also meets the criteria of those individual requirements.
Yes
The required open spaces
are not used for driveways
and are only counted
where allowed.
Yes
Area Requirements
4.04.336.C.2 Publicly Accessible Open
Space
DA and SA Districts, development
with over 25,000 square feet of
floor area - 5 square feet per
1,000 square feet of floor area
Yes
1,008 sf is required and a
1,060 sf plaza is proposed
on the corner of E. 14th
Street and Davis Street.
Yes
4.04.336.C.2
Private & Common Open
Space (required area can be
provided as a combination
of private and common
open space)
DA and SA Districts 60 square
feet/Dwelling Unit Yes
Over 11,000 square feet of
private and common open
space is provided, when
10,800 square feet is
required.
Yes
Private Open Space
4.04.336.C.2.a
Private Open Space provides open space areas for the exclusive use of the occupants of a single dwelling unit and includes but is not limited to balconies, decks, terraces, patios, fenced yards, and other similar private areas.
Yes
Private balconies are
accessed from individual
units.
Yes
4.04.336.C.2.a.i Private Open Space shall be a minimum of 60 square feet and have no dimension less than six feet. Yes Private balcony are at least 6 feet by 10-34 feet Yes
4.04.336.C.2.a.ii Private Open Space shall be accessible to only one dwelling unit by a doorway to a habitable room or hallway. Yes
Access to the private
balconies is provided by
single units.
Yes
Common Open Space
4.04.336.C.2.b
Common Open Space provides shared access for all building occupants and includes, but is not limited to, courtyards, terraces, forecourts, gardens, outdoor dining areas, plazas, landscaped areas, patios, swimming pools, barbeque areas, athletic courts or fields, playgrounds, recreation areas, gardens, rooftop amenities, Yes Courtyard and other
common spaces provided Yes
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9 and other similar common areas intended for shared use by building occupants.
4.04.336.C.2.b.i
Common Open Space shall have minimum length and width
dimensions of 20 feet - except Common Open Space areas with building walls on two opposite sides (e.g., courtyards) shall have a minimum width between the walls equal to the height of the shortest building wall facing the courtyard.
Yes
Waiver Applied
A width of 55 feet 10 inches
is required,
and ~50 feet is provided
Yes
4.04.336.C.2.b.ii Common Open Space shall be accessible to all building occupants. Yes
The common open space is
accessible to residents and
is accessed through shared
corridors
Yes
4.04.336.C.2.b.iii
A surface shall be provided that allows convenient use for outdoor living and/or recreation. Such surface may be any practicable combination of lawn, garden, flagstone, wood planking, concrete, decking, or other serviceable, dust-free surfacing.
Yes
The surface of common
open space is usable for
outdoor living and
recreation.
Yes
4.04.336.C.2.b.iii(A) A minimum of ten percent of the total common open space area shall be planted. Yes
Over 10 percent of the
common open space is
landscaped
Yes
4.04.336.C.2.b.iii(B)
Landscaping on podiums and rooftops shall provide minimum soil depths as follows. o Ground cover: 12 inches. o Shrubs: 20 inches. o Trees: 36 inches.
Yes Conditioned Yes
4.04.336.C.2.b.iii(C) Slopes shall not exceed ten percent. Yes No slope is over 10% Yes Publicly Accessible Open Space
4.04.336.C.2.c
Paseos, plazas, outdoor dining areas, dog parks, recreation areas, and other similar areas available for use by the public. Publicly Accessible Open Space shall be provided on-site and in
accordance with the following standards or met through
Alternative Compliance options pursuant to
Subsection 4.04.336.C.2.c.ii, Alternative Compliance.
Yes
The space is accessible and
available to the public and
is conditioned to meet all
applicable requirements.
Yes
4.04.336.C.2.c.i(A)
Publicly Accessible Open Space must be either offered as dedication to the City or privately owned and maintained with dedication of a public access easement. Publicly Accessible Open Spaces shall be maintained at no public expense. The owner of the property on which the open space is located shall maintain it by keeping the area clean and free of litter and keeping in a healthy state any plant material that is provided.
Yes Conditioned Yes
4.04.336.C.2.c.i(B) Publicly Accessible Open Space shall have at least one minimum ten-foot dimension. Yes
The publicly accessible
open space measures
approximately 48 ft wide.
Yes
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9 4.04.336.C.2.c.i(C)
Publicly Accessible Open Spaces shall meet all the following design standards: o Be unobstructed by fully enclosed structures; o Include any practicable combination of lawn, garden, flagstone, wood planking, concrete, decking, or other
serviceable, dust-free surfacing;
o Not exceed a ten percent slope; o Provide pedestrian-scale lighting; o Provide seating; o Provide one or more plaques visible to the public stating the right of the public to use the space, the type of open space, and the hours of use;
o Maintain a smoke-free environment; AND
o Provide at least one of the following: • Site furnishings, including, but not limited to, tables, chairs, and gathering places.
• Active recreation spaces, such as tot lot or
playground, sport court, or similar.
• Shading. • Public art.
o Be located on the ground floor; AND o Have a direct, accessible pedestrian connection to a public right-of-way or easement.
Yes Conditioned Yes Lighting
4.04.336.C.2.a.i
The maximum height of a freestanding lighting standard is • 16 feet within 100 feet of a Residential District: • 25 feet for all other locations YesConditioned Yes
4.04.336.C.2.a.ii
Fixtures on buildings shall be attached only to walls or eaves, and the top of the fixture shall not exceed the height of the parapet or roof or eave of roof.
Yes Conditioned Yes
4.04.336.C.2.b.i
Lighting in parking areas, garage areas, and carport areas shall be maintained with a minimum of one foot-candle of illumination at the ground level during the hours of darkness.
Yes Conditioned Yes
4.04.336.C.2.b.ii
Aisles, passageways, and recesses related to and within a development shall be illuminated with an intensity of at least 0.25 foot-candles at the ground level during the hours of darkness.
Yes Conditioned Yes Landscaping
4.04.336.C.3
All areas of the site not used for access, parking, buildings, open space, mechanical equipment, or other function shall be landscaped consistent with Chapter 4.16, Landscape
Requirements, and the following requirements. Required
landscaping areas shall be planted with a combination of trees, Yes
Trees, shrubs, and
groundcover, is provided
where required and
feasible.
Yes
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shrubs, and groundcover. Stormwater treatment areas may count toward required landscaping.
4.04.336.C.3.a
A minimum of one 24-inch box size or greater tree shall be planted per 25 linear feet of landscape area. Tree grates shall be used for trees located in hardscape areas.
Yes Conditioned Yes
4.04.336.C.3.b
Shrubs shall be a container size of five gallons or greater at planting and planted at spacing distances appropriate for the plant species.
Yes Conditioned Yes
4.04.336.C.3.c
Landscaped areas that are not planted with trees or shrubs shall be planted with groundcover plants. Mulch (as a ground cover) shall be confined to areas underneath plants and is not a substitute for ground cover plants.
• Groundcover plants other than grasses shall be four-inch pot size or greater and planted at spacing distances
appropriate for the plant species.
• Groundcover plants shall be planted at a density that will cover the entire area within two years.
Yes Conditioned Yes
PARKING & CIRCULATION Requirement Proposed Complies?
Vehicle Parking
4.04.336.C.4.a
Parking shall be provided pursuant to Chapter 4.08 Off-Street Parking and Loading Regulations except that no parking is required for nonresidential uses less than 5,000 square foot in size and part of a mixed-use development.
N/A - within 0.5
mile of Major
Transit
236 spaces are provided Yes
4.04.336.C.4.b
Curb cuts and driveways providing access to parking facilities shall be from an alley or secondary street, rather than from the principal street, wherever such alley or secondary access is feasible.
Yes
Access to garage is on Dan
Niemi Way >100’ away
from Davis Street
Yes
4.04.336.C.4.b.i Minimum 20 feet driveway length Yes 26’ Driveway Yes
4.04.336.C.4.b.ii Maximum 24 feet driveway width, or minimum required for emergency vehicle access Yes
26’ Driveway – minimum
required for emergency
vehicle access Yes
4.04.336.C.4.c In the DA and SA Districts, a minimum of 15 percent of parking spaces shall be electric vehicle (EV) charging stations.** Yes 15 percent is currently provided Yes Parking - Commercial and Professional Districts
4.04.336.C.4.e.i
Above ground parking and structured parking, including partially submerged or underground parking with three or more feet above ground shall be located a minimum of 40 feet from the primary street facing property line.†
Yes
Waiver Applied
18 feet provided
Yes
Off-Street Loading Areas
4.04.336.C.5.a-c
In addition to the requirements of Section 4.08.164, Location and Design of Off-Street Loading Spaces, loading docks shall be designed according to the following standards.
Yes
The loading dock is less
than 20 feet, has a door,
and is within the building.
Yes
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o Loading docks shall not exceed 20 feet in width,
o Loading docks shall be screened from view by fencing, landscaping, or architectural elements from any adjacent street, sidewalk, or other publicly accessible accessway or open space.
o Loading docks shall be internal to the building envelope and equipped with closable doors
Pedestrian Access
4.04.336.C.6.c Pedestrian connections shall be provided from transit stops adjacent to the building frontage to building entrances. Yes The Tempo BRT stop is
accessible from the
building via the sidewalk.
Yes