Development Regulations Attachment C – Development Regulations Table PLN22-0006 Att C - Page 1 of 7 13489 E 14th Street
Development Regulations for Subdivisions in SA-2
Code Section District Regulation Requirement Proposed Complies?
2.08.304 Minimum Lot Size 5,000 sf
PD Overlay applied to
apply regulation
site-wide.
< 5,000 sf
Unit lots: Vary 724 – 965 sf;
Common lot: 9,644 sf.
Yes
2.08.304 Minimum Lot Width 50 feet
PD Overlay applied to
apply regulation
site-wide.
Varies, < 50 ft
Yes
Development Regulations - Sitewide
Code Section District Regulations Requirement Proposed Complies?
2.08.316 Lot Coverage 100% 6,114 sf / 12,588 sf =
48.57% Yes
2.08.320 Floor Area Ratio Min FAR: n.a.;
Max FAR in MUC (Corridor Mixed Use): 2.5 (site is in MUC) 13,275/12,588 sf =
1.055 FAR Yes
2.08.324 Minimum Site
Landscaping 10% (1255.8÷12,588)x100% ≈10% Yes
2.08.324(B) Minimum Site
Landscaping
Landscape Requirements in All Districts. Notwithstanding the minimum setback and landscaped yard requirements of this chapter, all open areas within, and adjacent to, a required front or corner side yard, other than areas used for walks, drives or parking and loading facilities, shall be landscaped consistent with Chapter 4.16 Landscape Requirements Landscaping in front
setback on E 14th St.
Landscaping corner side
setback on 135th Ave.
Yes
2.08.332(A)
Density for Multi-Family
Residential and MixedUse Residential
Development
The minimum and maximum density for residential and mixed-use development is as prescribed below, except that in the Corridor Mixed Use (MUC) General Plan Land Use Designation, maximum residential density in this category is dictated by applicable floor area ratio (FAR) limits rather than limits on dwelling units per acre.
Site is in MUC. Density
regulation does not apply. Yes
PLN22-0006 Att C - Page 2 of 7 13489 E 14th Street
Development Regulations - Building A
Code Section District Regulations Requirement Proposed Complies? PD Overlay applying setbacks site-wide.
2.08.308 Front Yard – E 14th St 5 to 10 ft Varies, >10 ft Yes
2.08.308 Rear Yard – Southwest PL 0 ft >60 ft Yes
2.08.308 Interior Side Yard –
Northwest PL 0 ft 5 foot, 1 inch Yes
2.08.308 Corner Side Yard – 135th
Ave 0 ft 10 ft Yes
2.08.308 Yards Abutting R
Districts-Southwest PL 8 ft >60 ft Yes
2.08.308(E)(1) Additional Building
Setback—SA Districts If ground floor residential is proposed: 5-10 feet shall be required. Varies, >10 ft Yes
2.08.308(E)(2) Additional Building
Setback— SA Districts.
South of Blossom Way: front setbacks shall achieve a 13.5-foot wide sidewalk. 13.5 ft sidewalk achieved. Yes
2.08.308(F)(2)
Daylight Plane
Regulations for Parcels
Adjacent to R Districts.
Structures shall not intercept a one-to-one (1:1) or 45 degree daylight plane inclined inward from a point 15 feet above existing grade at an RD District boundary line to a point 35 feet above existing grade at 20 feet from the RD District boundary line.
Building A would be built
inside this building envelope. Yes
2.08.312 Height 24 ft minimum; 50 ft maximum. 30 ft Yes Development Regulations - Building B
Code Section District Regulations Requirement Proposed Complies? PD Overlay applying setbacks site-wide.
2.08.308 Front Yard – E 14th St 5 to 10 ft Varies, >60 ft Yes
2.08.308 Rear Yard – Southwest PL 0 ft 8 ft Yes
2.08.308 Interior Side Yard –
Northwest PL 0 ft 5 foot, 1 inch Yes
2.08.308 Corner Side Yard – 135th
Ave 0 ft 10 ft Yes
2.08.308 Yards Abutting R
Districts-Southwest PL 8 ft 8 ft Yes
2.08.308(E)(1) Additional Building
Setback—SA Districts If ground floor residential is proposed: 5-10 feet shall be required. Varies, >10 ft Yes
2.08.308(E)(2) Additional Building
Setback— SA Districts.
South of Blossom Way: front setbacks shall achieve a 13.5-foot wide sidewalk. 13.5 ft sidewalk achieved. Yes
2.08.308(F)(2)
Daylight Plane
Regulations for Parcels
Adjacent to R Districts.
Structures shall not intercept a one-to-one (1:1) or 45 degree daylight plane inclined inward from a point 15 feet above existing grade at an RD District boundary line to a point 35 feet above existing grade at 20 feet from the RD District boundary line.
Concession applied.
Part of Building B would be
built outside daylight plane.
Yes
2.08.312 Height 24 ft minimum; 50 ft maximum. 30 ft Yes PLN22-0006 Att C - Page 3 of 7 13489 E 14th Street
Development Regulations – Applicable in All Districts
Code Section District Regulations Requirement Proposed Complies?
4.04.328 Refuse Storage Areas A refuse storage area screened on all sides by a six foot solid wall using exterior materials, colors, and finishes that are also used on the primary building or located within a building, shall be provided prior to occupancy for all multi-family, uses..
Refuse enclosure at end of
Building B, where it will not
be visible from the right-ofway.
Yes
4.04.364(C)(1) Fences, Walls, and
Hedges in Commercial
and Professional Districts
Fences, Walls, and Hedges in Commercial and Professional Districts - Maximum Height. The maximum height of a fence, wall, or hedge shall be eight feet except in required front or corner side yards where the maximum height shall be three feet.
3 feet high. Yes
4.04.364(C)(2) Minimum Standards for Fences Along Street Frontages. Fences that are adjacent to the required minimum front, corner side and/or rear yard with frontage along a public street frontage shall be constructed of either: (a) tubular steel, or of equally high quality "visually transparent" style; or (b) a solid architectural wall compatible with the building colors and materials.
Wrought iron atop
masonry.
Yes
4.04.364(C)(3) Materials. Fencing and walls shall be constructed using stone, brick, wood, composite wood, tubular steel, finished concrete, or stucco. Chain link fencing and corrugated metal fencing are prohibited.
Wrought iron atop
masonry.
Yes
Parking/Transportation
4.08.108(Table ) “Off-street Parking and
Loading Spaces
Required” Table
Density Bonus Law parking ratios apply
• Two-Bedroom units: 1.5 spaces per unit
• Three-Bedroom units: 1.5 spaces per unit
Total spaces required: 13.5 spaces
Spaces may be provided through tandem or uncovered parking, but not on-street parking.
Density Bonus Law applied.
Providing 17 covered
parking spaces:
14 spaces in garages, and
3 spaces in carports
Yes
4.08.128(A)(1)(b)(ii)(
A)
Short-Term Bicycle
Parking
For Multi-family residential uses, the number of short-term secure bicycle parking spaces shall be at least 5% of the requirement for automobile parking spaces, with a minimum of one space.
0.05 x 13 = .65 => One bicycle parking space is required Conditioned. Yes
4.08.128(B)(1)(a)(ii) Long-Term Bicycle
Parking
For Multi-Family Residential uses within the SA District: a minimum of one long-term bicycle parking space per unit.
Providing one bicycle
parking area per unit.
Yes
4.08.148 Driveways—Visibility Visibility of a driveway crossing a street property line shall not be obstructed between a height of 3 feet and 7 feet. The obstruction restriction area includes all the land in a triangular area on either side of the driveway measured 10 feet from the street property line along the driveway and 10 feet from the driveway along the street property line.
All buildings, fences, and
trees are behind the
driveway visibility triangles
of the new driveway, and
those of nearby properties.
Yes.
PLN22-0006 Att C - Page 4 of 7 13489 E 14th Street
Development Regulations – Multi-Family Development
Code Section Building Design Requirements 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).
Building A is oriented parallel to E 14th St.
Building B Unit 9 entrance is oriented parallel to
135th Avenue.
Yes
Entrances – Ground Floor Residential Uses – Individual
4.04.336.A.2.b.ii
All units accessed through ground level individual entrances from the exterior shall provide a minimum of one primary individual entranceway per unit in accordance with the following standards. [All standards shall be met.] One primary individual entranceway was
provided per unit for Units 1-5, and 9. Yes
4.04.336.A.2.b.ii(A)
The primary entranceway shall be emphasized with a projection (such as a porch) or recess with a minimum depth of three feet and a minimum area of nine square feet.
All canopies for Units 1-5 and 9 have been
provided with min 3-foot deep canopies. Yes
4.04.336.A.2.b.ii(B)
In buildings located within 20 feet of a front or street side lot line, all individually accessed units located along a public right-of-way shall have a primary entranceway oriented to and facing a right-of-way.
Units 1-5 have their primary entranceways
oriented toward E 14th St. Unit 9 has its primary
entranceway oriented toward 135th Ave. .
Yes
4.04.336.A.2.b.ii(C)
All dwelling unit entranceways located in the interior of a site shall be accessed from a pedestrian walkway that is a minimum of four feet wide and connects to a public sidewalk.
Units 6,-8 have their entranceways accessed
from a 4-foot wide pedestrian walkway that
connects to the sidewalk along 135th Ave.
Yes
Encroachments into Required Setbacks
4.04.336.A.3
Uncovered stairs,
guardrails, handrails,
ramps, stoops, landings,
decks, porches,
balconies, and platforms
All elements six feet or less above ground elevation
– 10 feet into the Front or Corner Side Yard
N/A No such elements are proposed at less than
6 feet in height. Yes
All elements more than six feet above ground
elevation – 7 feet into the Front or Corner Side Yard
Balconies encroach into the front and corner
side yards by less than 7 feet. Yes
4.04.336.A.3 Covered porches and
patios
7 feet into the Front or Corner Side Yard and Must
be unenclosed on three sides
Covered entryway canopies encroach into the
front and corner side yards by less than 7 feet. Yes
Building Design - Townhomes and Rowhouses
4.04.336.A.4.d.i The maximum number of units in any one contiguous building is six. Max number of units is 5 units in Building A.
Max number of units is 4 units in Building B. Yes
4.04.336.A.4.d.ii
Individual units shall be emphasized through two or more of the following methods. The methods chosen to meet this requirement may count toward other design requirements provided the necessary criteria are met. • Variations of two feet or more between the horizontal planes of the primary entrance façade of adjacent units.
• A change in roof orientation between adjacent units (e.g., a gable roof adjacent to a hipped roof).
• A roofline offset of at least 18 inches for each unit exposed on the associated elevation.
• Change of colors or materials.
Implementing two methods:
• Roofline offset of 18 inches on both
buildings.
• Change of color or materials by unit.
Yes
PLN22-0006 Att C - Page 5 of 7 13489 E 14th Street
Development Regulations – Multi-Family Development (continued) 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 Façade Design
4.04.336.A.6.a.i All building facades shall incorporate details, such as window/door trim, window recesses, cornices, changes in materials, or other design elements.
Reveals, changes in planes, window and balcony
recesses. 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.
On E 14th St, no like buildings would be
adjacent to the new buildings. On 135th Ave,
the two buildings would have horizontal
elements aligned.
Yes
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.
Windows, balconies, and doors provided at
compliant intervals. Yes
4.04.336.A.6.b.i Each façade shall have three or more colors and three or more materials. All facades have 3 or more materials. Yes
4.04.336.A.6.ab.ii The following materials are prohibited: Vinyl siding; T-111 plywood siding; Exterior Insulation Finishing System (EIFS). None such materials are proposed. Yes.
Code Section Space Requirements Proposed Complies?
Residential Uses
4.04.336.B.2 The minimum ground floor height for residential uses is 10 feet measured floor to floor.
Waiver Applied.
Providing 8-foot ground floor height. Yes
Amenities
4.04.336.B.4
Amenities that enhance the livability of the project shall be provided.† Include at least four of the following.
• Conference room. • EV charging stations or 220 V power outlet for 25 % of required spaces. • Fitness center. • Lap pool. • Tenant activity area, (e.g. joint eating and cooking, clubhouse, play area, screening room, etc.). • On-site commercial child care. • Pet washing facility or relief area. • Playground or outdoor active recreation facility. • Public art. • Enclosed, lockable storage, min. 250 ft3 for min. 25% of the units. • Study room and/or library. • 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. • Publicly accessible open space provided in compliance with Subsection
4.04.336.C.2 and as follows: Projects with 25,000 square feet of floor area or less: Five square feet of publicly accessible open space per 1,000 square feet of gross floor area.
• Provision of car sharing services for service subscribers. Car share parking spaces shall be accessible to car share subscribers 24/7 Waiver Applied.
Providing two amenities:
• EV charging stations.
• Tenant activity area.
Yes
PLN22-0006 Att C - Page 6 of 7 13489 E 14th Street
Development Regulations – Multi-Family Development (continued) Code Section Site Design Requirements 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.
13.5-foot wide sidewalk required by South Area
community plan. 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.
Required open space has been allocated as
private open space, and some is being used for
front yard landscaping, meeting both
regulations, as allowed.
Yes
Area Requirements
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 sf/du Units 2, 3, 4: fenced yards (labeled as patios) Units 1, 5: balconies
Units 6-9: balconies
CC, CN, NA, P, and RM Districts Yes –
200 sf/du
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.
Using fenced areas and balconies. 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.
Balconies meet minimum dimensions and
square footage. 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.
Fenced areas lead to livable areas that are not
bedrooms. Balconies lead to living rooms. Yes
Lighting
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.
All light fixtures are proposed to below the
height of the parapet. 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
Conditioned to meet requirements. 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.
Conditioned to meet requirements. Yes
PLN22-0006 Att C - Page 7 of 7 13489 E 14th Street
Development Regulations – Multi-Family Development (continued) 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, shrubs, and groundcover. Stormwater treatment areas may count toward required landscaping.
All areas not used for access, parking, buildings,
etc. are landscaped with groundcovers, grasses,
shrubs, and trees.
Yes
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.
Each fenced yard is not more than 25 linear feet.
24-inch box trees proposed along 135th Ave at
required intervals.
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. 5 gal shrubs proposed. 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.
1 gal. shrubs is smallest proposed. Yes
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.
Not a mixed-use development.
See Development Regulations Applicable in All
Districts, above, for parking regulations per Z.C.
Chapter 4.08.
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.
Curb cut is from secondary street, 135th Avenue. Yes
4.04.336.C.4.b.ii Max. 24-ft driveway width, or minimum required for emergency vehicle access. Driveway is 20 feet wide. 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. 10 of 17 (59%) spaces will have EV chargers. Yes Pedestrian Access
4.04.336.C.6.a
A system of pedestrian walkways shall connect all buildings on a site to each other, to on-site automobile and bicycle parking areas, and to any on-site open space areas or pedestrian amenities.
Pedestrian walkways connect Units 1, and 6-9 to
tenant activity area.
Shared aisle with pavers connects Units 2-5 to
the tenant activity area.
Yes
4.04.336.C.6.b
On-site walkways shall be connected to the public sidewalk and other planned or existing pedestrian routes. An on-site walkway shall connect the primary building entry or entries to a public sidewalk on each street frontage.
Units 1-5 are connected to the sidewalk along E
14th St through a fenced yard.
Units 6-9 are connected to the sidewalk along
135th Ave through a walkway.
Yes
4.04.336.C.6.d.i Pedestrian walkways shall be a minimum of four feet wide, shall be hardsurfaced, and paved with concrete, stone, tile, brick, or comparable material.
Walkways along Building B and along interior
side of both buildings are minimum 4 feet wide.