Loading...
HomeMy WebLinkAboutCC AG PKT 2003-04-14 #DD AGENDA REPORT 0, DATE Apnl 14, 2003 TO Honorable Mayor and City Council THRU John B Bahorski, City Manager FROM Lee Whittenberg, Director of Development Services SUBJECT CONSIDERATION OF PLANNING COMMISSION RECOMMENDATION — ELIMINATION OF PROVISIONS OF ZONING CODE RE EXPANSIONS OR ADDITIONS TO LEGAL NON - CONFORMING RESIDENTIAL STRUCTURES SUMMARY OF REQUEST Consideration of Planning Commission recommendation to the City Council that the City consider the elimination of provisions of the Zoning Ordinance allowing for expansions or additions to legal non - conforming structures in the City BACKGROUND On March 5, 2003 the Planning Commission conducted their second "Study Session" regarding the issue of the current Zoning Ordinance provisions that allow for the expansion of legal non - conforming residential structures Dunng the study session, several individuals indicated that the current regulations are not reflective of the community's desires and recommended that no addition or expansions of legal non- conforming structures be permitted in the future After closing the study session, the Commission adopted on 5 -0 vote the following recommendation "To recommend the City Council consider elimination of the provisions allowing for expansions or additions to any legal non - conforming structures within the City " Please refer to Attachment 2, the Planning Commission Minutes of March 5, 2003 to review the public and Commission discussion regarding this recommendation If the City Council determines to proceed with the recommendation of the Planning Commission there will be a need to re- allocate existing staff work to accommodate the Agenda Item 5 C \Documents and Settings \LWhittenberg\My Documents \NONCONF\PC Recommendation Elimination of Expansion Pro ions CC Staff Report doc \LW\04 0i 03 Planning Comnusszon Recommendation re Elimination of Zoning Code pi ovisions re Expansions and Additions to Legal Nonconforming Residential Structui es City Council Staff Report Apr 11 14 2003 preparation of the necessary Zone Text Amendment for consideration by the Planning Commission and City Council The time penod to complete the necessary staff reports and to complete the required public heanngs before the Planning Commission and the City Council and adoption of any ordinance determined appropnate by the City Council, given the current work load of the Planning Depaiinient is estimated at between 18 -22 weeks If the City Council determines to proceed, Staff would recommend consideration of adoption of an "interim ordinance" to prohibit applicants from submitting applications during the time of preparation of the appropnate staff reports and the required public hearings before the Planning Commission and City Council A "draft" intenm ordinance has been prepared and is provided as Attachment 1 if the City Council determines to take such an action OVERVIEW OF ISSUE FROM NOVEMBER 12, 2002 CITY COUNCIL MEETING On November 12, 2002 the City Council considered a similar request by Councilman Antos and determined to not adopt an interim ordinance at that time Please refer to Attachment 3 to review the information that was presented in the "Memo" provided to the City Council that evening The current provisions of the Code of the City of Seal Beach regarding Nonconforming Buildings and Uses are provided as Attachment 4 for the information of the City Council FISCAL IMPACT If the City Council determines to proceed with the recommendation of the Planning Commission there will be a need to re- allocate existing staff work to accommodate the preparation of the necessary Zone Text Amendment for consideration by the Planning Commission and City Council RECOMMENDATION Consideration of Planning Commission recommendation to the City Council that the City Consider the elimination of provisions of the Zoning Ordinance allowing for expansions or additions to legal non - conforming structures in the City If the City Council determines to concur with the recommendation of the Planning Commission it would be appropriate to adopt Ordinance No , An Intenm Ordinance of the City of Seal Beach Enacted Pursuant to California Government Code Section 65858 Prohibiting Minor or Major Structural Alterations Enlargements and Expansions to Certain Nonconforming Residential Buildings and Uses Dunng the Pendency of the City's Review and Adoption of Relevant Peimanent Zoning Regulations and Declaring The Urgency Thereof PC Recommendation Elimination of Expansion Pmvisions CC Staff Report Planning Commission Recommendation re Elimination of Zoning Code provisions re Expansions and Additions to Legal Nonconforming Residential Structures City Council Staff Report April l4 2003 NOTED A 1 ,APPROVE — " / 1111. V ,, 1 /i 0i�� /e Whittenberg - John Bit ahorski D irector of Development Servi - s City Imager Attachments (4) Attachment 1 Ordinance No , An Interim Ordinance of the City of Seal Beach Enacted Pursuant to California Government Code Section 65858 Prohibiting Minor or Major Structural Alterations, Enlargements and Expansions to Certain Nonconforming Residential Buildings and Uses During the Pendency of the City's Review and Adoption of Relevant Permanent Zoning Regulations and Declaring The Urgency Thereof Attachment 2 Planning Commission Minute Excerpt of March 5, 2003 Attachment 3 Urgency Ordinance Re Non - Conforming Residential Structures, City Council Memo, November 12, 2002 Attachment 4 Article 24, General Provisions Conditions and Exceptions, Nonconforming Buildings and Uses, Sections 28 -2400 through 28 -2408, Code of the City of Seal Beach 3 PC Recommendation Elimination of Expansion Provisions CC Staff Report Planning Commission Recommendation re Elimination of Zoning Code pt ovisions re Expansions and Additions to Legal Nonconforming Residential Structures Citv Council Staff Report Aprt114 2003 ATTACHMENT 1 ORDINANCE NO , AN INTERIM ORDINANCE OF THE CITY OF SEAL BEACH ENACTED PURSUANT TO CALIFORNIA GOVERNMENT CODE SECTION 65858 PROHIBITING MINOR OR MAJOR STRUCTURAL ALTERATIONS, ENLARGEMENTS AND EXPANSIONS TO CERTAIN NONCONFORMING RESIDENTIAL BUILDINGS AND USES DURING THE PENDENCY OF THE CITY'S REVIEW AND ADOPTION OF RELEVANT PERMANENT ZONING REGULATIONS AND DECLARING THE URGENCY THEREOF 4 PC Recommendation Elimination of Expansion Provisions CC Staff Report ORDINANCE NO AN INTERIM ORDINANCE OF THE CITY OF SEAL BEACH ENACTED PURSUANT TO CALIFORNIA GOVERNMENT CODE SECTION 65858 PROHIBITING MINOR OR MAJOR STRUCTURAL ALTERATIONS, ENLARGEMENTS AND EXPANSIONS TO CERTAIN NONCONFORMING RESIDENTIAL BUILDINGS AND USES DURING THE PENDENCY OF THE CITY'S REVIEW AND ADOPTION OF RELEVANT PERMANENT ZONING REGULATIONS AND DECLARING THE URGENCY THEREOF THE CITY COUNCIL OF THE CITY OF SEAL BEACH DOES ORDAIN AS FOLLOWS Section 1 The City Council finds that City residents are likely to submit applications for minor or major structural alterations, enlargements and expansions to nonconforming residential buildings and uses in the near future pursuant to Subsections 2, 3 and 4 of Section 28 -2407A of the Code of the City of Seal Beach ( "City Code ") Those Sections currently conditionally permit certain modifications to nonconforming residential buildings and uses, and under these provisions many residents have constructed improvements that have made nonconforming buildings and uses more permanent There is also currently a severe shortage of parking within the City, and many properties do not comply with City Code requirements for maximum density and minimum setbacks However, the City Code allows for the expansion, enlargement, and structural alteration of residential buildings and uses which are nonconforming with respect to density, setbacks, and parking As a result of the proliferation of applications for such property renewals, the problems with inadequate parking, excessive density, and nonconforming setbacks have become exacerbated The Planning Commission, this City Council, and the people of Seal Beach require a reasonable, limited, yet sufficient penod of time to consider and study legally appropnate and reasonable policies regulating nonconforming residential buildings and uses Given the time required to undertake the study and planning necessitated by the proliferation of applications, the City Council finds that it is necessary that this intenm ordinance be adopted, to ensure that improvements to buildings and uses that may be in conflict with the contemplated new development policies are not permitted in the intenm The City Council has the authority to adopt an intenm ordinance pursuant to the City Charter and Government Code Section 65858 in order to protect the public health, safety, or welfare C \Documents and Settings \LWhittenbeig \My Documents \ORD \Nonconloiming Expansion Intenm Ord doc \LW \04 15 03 Inter tm 01 durance No Enlargements and Expansions of Legal Non Confoi ming Residential So trctur es Apr rl I4 2003 Section 2 Notwithstanding any other ordinance or provision of the Seal Beach City Code, no application for a minor plan review or conditional use permit for the minor or major structural alteration, enlargement or expansion, as those terms are used in Subsections 2, 3 and 4 of Section 28 -2407 of the City Code, of a residential building or use in the City shall be approved dunng the teen of this Ordinance or any extensions thereto The City of Seal Beach hereby prohibits any such use that may be in conflict with a contemplated general plan, specific plan, or zoning proposal that the legislative body, planning commission or the planning department is considering or studying or intends to study within a reasonable time Section 3 This Ordinance shall expire forty -five (45) days after the date of adoption unless extended by the City Council, at a regularly noticed public heanng, pursuant to California Government Code Section 65858 The City Council hereby directs the City Clerk to notice a public heanng to consider extending this interim ordinance for May 12, 2003 Section 4 The City Council hereby finds that it can be seen with certainty that there is no possibility the adoption of this Ordinance, and establishment of the prohibition hereby, may have a significant effect on the environment, because the prohibition will impose greater limitations on development in the City, and will thereby serve to reduce potential significant adverse environmental impacts It is therefore exempt from California Environmental Quality Act review pursuant to Title 14, Section 15061(b)(3) of the California Code of Regulations Section 5 Based upon the foregoing, the City Council finds that there is a current and immediate threat to the public health, safety, and welfare presented by the minor or major structural alteration, expansion or enlargement of nonconforming residential buildings and uses pursuant to Subsections 2, 3 and 4 of Section 28 -2407A of the Code of the City of Seal Beach In the absence of immediate effectiveness, the approval of minor plan reviews or conditional use permits for the major structural alteration, expansion or enlargement of nonconforming residential buildings and uses will result in a threat to the public welfare Due to the foregoing circumstances, it is necessary for the preservation of the public health, safety and welfare that this Ordinance take effect immediately Section 6 Violation of any provision of this Ordinance shall constitute a misdemeanor and shall be punishable by a fine not to exceed one thousand dollars ($1,000) or by imprisonment for a period not to exceed six (6) months, or by both such fine and imprisonment Each and every day such a violation exists shall constitute a separate and distinct violation of this Ordinance In addition to the foregoing, any violation of this Ordinance shall constitute a public nuisance and shall be subject to abatement as provided by all applicable piovisions of law Section 7 Severabihty If any part or provision of this Ordinance, or the application to any person or circumstance, is held invalid, the remainder of the Ordinance, including the application of such part or provision to other persons or Nonconfonning Expansion Intel m Old 2 Liter im Or drnance No Enlargements and Expansions of Legal Non Con_for ruing Residential Sti actin es April 14 2003 circumstances, shall not be effected and shall continue in full force and effect To this end, the provisions of this Ordinance are severable Section 8 This Ordinance shall be adopted by four -fifths (4/5) vote of the City Council and shall be effective immediately upon such vote Section 9 The City Clerk shall certify to the adoption of this Ordinance and shall cause the same to be published as required by law PASSED, APPROVED AND ADOPTED by the City Council of the City of Seal Beach at a meeting thereof held on the day of , 2003 Mayor Attest City Clerk Nonconforming Expansion Interim Ord 3 Intel un 07 drnance No Enlargements and Expansions of Legal Non Confoi muzg Residential Sti uctui es April 14 2003 STATE OF CALIFORNIA } COUNTY OF ORANGE } SS CITY OF SEAL BEACH } I, Joanne M Yeo, City Clerk of the City of Seal Beach, California, do hereby certify that the foregoing ordinance is an original copy of Ordinance Number on file in the office of the City Clerk, passed, approved and adopted by the City Council of the City of Seal Beach, pursuant to the City Charter and Government Code Section 65858, at a meeting held on the day of , 2003 by the following vote AYES Councilmembers NOES Councilmembers ABSENT Councilmembers ABSTAIN Councilmembers and do hereby further certify that Ordinance Number has been published pursuant to the Seal Beach City Charter and Resolution Number 2836 City Clerk Nonconforming Expansion Inteuin Old 4 Planning Commission Recommendation re Elimination of Zoning Code provisions re Expansions and Additions to Legal Nonconforming Residential Structures City Council Staff Repot t Aprill4 2003 ATTACHMENT 2 PLANNING COMMISSION MINUTE EXCERPT OF MARCH 5, 2003 9 PC Recommendation Elimination of Expansion Provisions CC Staff Report C ry of Seal 3eac °lannrnc Cornrnrc Meeting Minute., or Mar 5 2005 1 Mr Wnit enoerg advised that these ac tonight al e only recommenoauions and there will be iuture public neanngs scnedulea with The City Council and all property owners 3 and all residents and tenants within a 300 -soot radius will receive notice or these future City Council hearings He cautioned Lnat one CCC would oe very resistant Lo restricting 5 overnight parking 6 7 Commissioner Sharp staled that althougn ne strongiy sympatni :ed with the parking c problems ne would vote against his motion strictly because the PC would be asking 9 Starr Lo do something that will lead them Lo buck , heir heads against the wall with the 10 Coas al Commission He said that he reels it woulc be asking the City to soend money 11 rhat it doesn L need Lo spend 12 13 Commissioner Ladner commenced that based on what the Director of Development 1 ^ — Services has said the CCC would ooject to restrictions on overnignt parking so he 15 would strike this par ol his recommendation but he sell believes there should be a Lime 16 limited green zone for the commercial uses Mr Whircenberg reminded the PC that they 17 are discussing an issue that technically they have no junsdicuon to change He 18 suggested that any recommendation to City Council be kept as general in nature as 19 possible 20 21 Commissioner Demon stated that although she is aware that this issue has been 22 extensively studied she believes it deserves rurther review Sne noted that this street 23 appears to be very congested and she is surprised that the curb -Lo -curb width is the 2 t same as Main Street as currently it almost seems dangerous in some places She said 25 that parking in this area deserves another look to make sure that it is working 26 27 MOTION by Ladner SECOND by Deaton Lo request that City Council autnonze City 28 Engineering Stan to review potential oarking restnctions on Seal Beach Boulevard from 29 the area or Electric Avenue to Pacific Coast Highway 30 31 MOTION CARRIED 4 — 0 — 1 32 AYES Hood, Deaton, Ladner, and Shanks 33 NOES Sharp 34 ABSENT None 35 36 37 SCHEDULED MATTERS 38 c 39 6 STUDY SESSION Addition and Expansion Standards for Non - Conforming CO Residential Uses 2 Stan Report A- z1A Mr Whi tenoera stared tnat because this is a study session item tnere would be no - -5 recommendations mace by SI a7 He said that an additional &air Report was prepared ^6 based upon direction given to Stair at one PC meeting of February 5 2003 He noted C tv or Seal Eeaci ='annrnc Comr-ussior Meeting M,ri rtes c,1 I'vrarr'i o _003 1 1 InaL puolic comment or questions could be received and at the end o, she siucv session the PC could make a determination or direct Starr es to how rhev wisn to proceed He then provided some background Inrormation and explained that the main ouroose was io review current standards for Individuals wanting to expand livaole space at an existing legal nonconiorming structure He noted that the City has a two -tier process ioi expansions to one- and two -unit nonconrorming residential projects that under a Minor Plan Peview (MPR) process allows additions up to a certain amount or square f eet and anything over that square footage requires a Conditional Use Per (CUP) He sad that there are specific Ordinance requirements in those sections of the Code that as part oi reviewing these expansions requires the PC to make certain findings as to wneLher or not the project is consistent with the General Plan (GP) He stated that separate criteria with dir erenl size limitations exist Tor 2 -unit and larger projects Tne Director of Development Services noted that at the last study session the PC asked Slats to look Into the second step process for the CUP to attempt to develop additional criteria that would encourage people to increase the number or parking soaces on their properties that are currently substandard ror parking He staled that the supplemental Starr Report outlines the 2 -step process for the CUP that would place a size limitation on the square ioolage allowable Ir a multi- family project does not provide at least 1 5 1 parking spaces per unit He said that currently the only criterion the City has regarding parking spaces is that ir the project is to be over a certain amount of square reet it is suoject to the CUP process He stated that Staff recommends that if 1 5 parking spaces / are not provided the CUP still be required along with another size cap on the type or development to be considered Commissioner Questions Commissioner Deaton stated that there are diverse nonconforming issues and she confirmed that if a property owner wished to go from 1 parking space per unit to 1 5 spaces then under the CUP process they could add as many square feet as they want Mr Whittenberg stated that ir they can provide 1 5 soaces or more per unit they could ask ror whatever they wanted and it would be up to the PC to determine what would be aooroonate Commissioner Deaton then clarified that if the property owner cnose not to add more parking then a cap of 216 square peel per unit uo to the maximum or 600 square feel would apply and Tor SFP,s and duplexes the cap would be 432 per unit and 264 square feel per property Public Comment Period Cnairperson Hood opened the puolic comment period Ms Jern Wes snared the Following recommenda ions for oo enlial amendments to Section 28-2407 1 Eliminate tne need ror a Conditional Use Permit (CUP) TO residential nonconlorming oroperty additions 2 Discard any new idea ror 1 5 orr street parking spaces per unit under any conditions or circumstances Keep tne current recuirement o, 2 soaces oar unit C t✓ or Seal Eeac Planninc Cor riscron Meeting Minutes oI Marc 5 2003 3 Keep Lhe Code as is with rest Lo duplexes and single - gamily residence 2 aaaiLions 3 IT 3 or more units allow no additions L0 Lhese IT Lhey are on a 25 or "30 -Io0L lot A unless they can meet the 2 -space per unit parking requirement 5 5 Allow no expansion to 5 or more unlLs unless parking requirements oi 2 parking 6 spaces per unit are provided 7 Ms VV:.st ended oy sLauing Lhat Lo inccrporaie these requirements would prevent having 8 Lo take up Lime 'est,riing beiore the PC and naving to pay Tees to appeal decisions 9 mace oy the PC 10 11 Mr Roger West stayed LhaL this study session was unnecessary and creates 12 unnecessary expense He said Lhat requiring Lhe CUP process Tor expansions or 13 addmons to nonconforming residential property wastes taxpayers money He sLaLed 14 that counTiess hours and money are wasted by the Planning Department in attempting 15 io help an opportunlsL who buys into Seal Beach and wants Lo exploit it Tor profit He 16 nosed Lhat he esumaLes that the 8 -page report oreparad for this meeting cost the CiLy 17 $2 000 per page He said this is nonsense in lighL o, the City s current financial 18 situation He said it would be best to stop squandering the City s money by eliminauing 19 the need to undergo the CUP process or additions to nonconforming structures 20 21 Mr Jim Caviola slated that he has lived in Seal Beach Tor 24 years and it bothers him 22 that within the last 5 years zoning in the City is being changed so frequently He said 23 that property owners must be able to rely on their property rignLs and he is concerned 24 that zoning is being played with He noted that phis is because of the property values 25 He said that within 200 feet of his property there are 5 illegal units Mr Caviola noted 26 that this creases an overtaxing of electrical systems and sewer systems He said that 27 usually the landlords don t even live in Lhis community and he is tired of spending Lime 28 projecting nis property He stated that use of the CUP process circumvents his rights 29 as a property owner He commented tnat CUPs are Tor someone wanting Lo have a 30 band in a restaurant but the PC is using CUPs to allow permanent structures on 31 nonconforming buildings LhaL will never meeL Code requirements He said that when he 32 built both oi his homes Lhey had to oe engineered and meet all safely codes He noted 33 that none or the homes in his neighbornood meeL these standards He said he is tired 3 ^ - of the City changing the rules and he is asking that the CUP orocess be eliminated 35 altogether He stated there is no reason to make an addition to a nonconforming 36 pudding and IT Lhey wish Lo do so the building snould be orougnt up to Code 37 38 Mr Chi Kredell sLaLed that ever since she 1980s when City Council approved converting 39 25 -poor loss from duplexes to SFRs the Core has been watered down He asked why ^ ^ -0 she Commissioners peel Lhat they know more Lnan the people who live in Old Town 41 when they do not have 'he same wpe oi climaLe He stayed LhaL the CUP does not c2 benefit anyone and ail IT does is add density He noted that more and more he hears J.3 about requests Lo exceed the nelghL limit oy greater heignLs He asked why SLarT keeps 4 ^- nibbling aL'he development sLandaros He said ghat residents or Old Town co not want ^ ^ -5 more density and he ecommended eliminauing CUPs and char no Variances oe granLed 46 wiLhout proof oi hardship at/ of meal =earn `I'ranninc Cor7r tss on Mee ing Minutes or 'lard :1 2003 Ms Joyce Pardue stated ihat evey time a new law Is made IT creates more peperNor\ and more expense She said Star neecs to generate paperwork in order io keep their boos She staled that IT the guidelines are made very simple then Stan could not use a CUD a Variance Sne commented 'hat regarding parking the City is already In couple with the Call omla Coastal Commission (CCC) oecause of the things IL has not done properly Ms Pardue stated Lnat the Cry has no. complied with tne peoole s desire io keep ine gown low density She said tnat 2 parking soacas per unit should oe required Tor any additions or e (pensions Mr Chi Kreaell sta ed that when cons.ructlon OT one SFR on 25- 001 lots was approved Starr said tnat no one would build one SFR on tnese lots He noted that the first year aver aoproval 18 SFRs were constructed on 25 -fool lots He said that many developer reported that more money was made on SFRs , han on duplexes He stated that he believes this is still the case He said SFRs also add more to the character of the City Mr Warren Morton recommended prohibiting all expansions to nonconrorming structures within the City There being no one else wishing to speak Chairperson Hood closed the public hearing l / Commissioner Comments Chairperson Hood reviewed tne recommended options as listed on Page 5 -8 of the Supplemental Staff Report dated March 5 2003 Commissioner Deacon stated that all of the testimony recommends elimination of the CUP process altogether She said that when she served as a Planning Commissioner Tor Fountain Valley tne CUP was designed as somelning that could be Laken away if the specific conditions were not met She stated that she has never understood how a CUP could be Issued to a permanent structure when there is nothing that can be Laken away la' er She said that she is pothered by the Idea or not allowing any work to oe done io nonconforming units She noted that renovation inside o, these buildings should continue to be allowed She asked it the PC is looking at illegal nonconforming and /or legal nonconlorming structures and she requested clarification on what ihe alfrerence is oerween these definitions Mr Whitlenberg stated that the sections or the Code rere' to legal nonconforming structures as structures that were built with ouilding permits and when tney were built met whatever the development standards were a. that Lime He said that suosequent changes to City standards curing the 1980s related to density j setoacks parking etc caused these structures to be classmed as legal nonconrorming 1 uses He explained that illegal nonconlorming uses are those tnat were ouilt witnout applying for building permlis rrom the City and violations or this kind are usually addressed .hrougn tne Code Enrorcemenl process He said tnat Lne process being discussed tonight does not apply to anyone that has illegally converted a structure He explained Ina. tne CUP process for expansions ro nonconforming residential structures has been in place in Seal Bsacn since 197-1 under the provisions oi an ordnance City or Seal Leacn lannrro Cor'inrs, on Meeting AAinutes or Ma cn 2000 1 adooted at that time wnicn allowed very very limited additions or expansion He said 2 that over the years the PC and CC in dealing with issues in town have in their decision - 3 making processes come to Lhe decision to cnange ordinances and modify tnem to Lhe point at whicn they are ioday He stated that the CC heard a for o, criticism 01 the 5 process and or the procedures thaL are now in place as par ol the 1210 Electric Avenue 6 process Tnis is wny the CC nas asked the PC o revisit these issues once again He 7 emphasized that any cnanges to a law or the City the' impacts how a cevelooment can 8 be ouilt on a piece or property is not sometning thaL is determined by Starr alone He 9 explained That there is an ordinance that is ultimately adopted by CC and Starr enforces 10 and implements that ordnance and people have the right to come in submit an 11 application IT tne Cr\/ s ordinances allow or tnis He statea the what happens after tnis 12 is a decision process at the PC and CC level He observed thaL people don t like the 13 decisions tnat are currently being made and the exTent Tor what people can apply and 1 that the issue be ore the PC tonignL He noted that as stated during the public 15 comments most cries do not allow expansions OT nonconforming structures period 16 Commissioner Deacon asked the Director or Development Services LO expand on what 17 the potential problems with this type or a prohibition might oe Mr Whittenberg stated 13 that as far as interior remodels or upgrades on nonconforming structures are 19 concerned the City already allows this All residents have to do is apply Tor the building 20 permits He said that projects to expand or add additional living space to a unit must 21 come belore the PC He indicated thaL since 197 the size of the expansions able to be 22 considered by both tne PC and CC have increased which he believes is more of a 23 reelection of private individuals coming before the City and making a case to change the 24 laws He said that from Staffs standpoint if the PC were to decide that no more 25 expansions are to be allowed it would make the City s workload very dirTerent and 26 would allow Staff more time to work on other projects He said that Starr is not bound to 27 state that this is the best process in the world but when PC and the CC ask for Staffs 28 opinion for how best to deal with an issue Starr is bound to provide the best advice 29 possiple He said that or the most part cities that do allow some corm of expansions 30 are cities that have an older residential base constructed in the 1920s 1930s or 19 31 and provides multi - ramify housing that under their current laws could not otnerwise be 32 provided He noted that in this town it is important to maintain this type or housing in 33 some manner He commented on the opposing opinions or wheLher Seal Beach should 3^ oe a homogenous community 01 strictly single- family residences or whether multi- family 35 housing snould be included He noted that many new developments throughout 36 Southern Calirornia do include condominiums aoartment buildings and townhouses 37 Commissioner Deacon stated that nee door to her home is a duplex that her neighoor 38 has beautirully renovated Sne asked IT the PC were to consider the elimination or any 39 expansions or additions to legal nonconforming structures would property owners be able to do what her neignoor nas done? Mr WhitLenberg riteraiea tnat IT no additional 1 living space is , o be added to legal nonconforming structures renovations are ^ 2 permissible by simply applying nor Lhe approonaie ouilding permits Commissioner A3 Deacon induired aoout wheLher a rooi deck would be permissiole Mr Whitienberg AA stated that a roo deck would not increase habitaole living space but should it exceed the neight limit ne person would have to apply for a Heignt Variation (HV) He noted City or Seal £eac = 'arn,ng Commrss/on �1c rig N11 or Vfarcn 2CO3 L lat this would oe a seoaraLe CaLegOry Trom e <pansions /aoditions LO legal nonconrorminc structures � v Commissioner Snanks stated that with regard Lo CUPs one reason some 01 Tits has not been all negative is that one OT one requirements Tor someone adding square footage Is haL they onng their electrical and plumping UD to current building and saie"y code standards Commissioner Sharp asked how many oi the properties on Manna Hill are contorming Mr Wnizi enberg stated that a number or the properties constructed on the Hill nave garages theL were less in square tooLage tnan the Code required at that point out were somehow aooroved He surmised that approximately 98 -99 oercent ot every residenrial area in town is generally made up of contormng structures except Tor those properties between PaciTic Coast Highway (PCH) to Lhe ocean He said this is primarily an issue in Old Town and Surrside Commissioner Sharp asked IT the properties on Marina Hill are nonconforming would eliminating all expansions arrest these homes Mr Whittenberg staled that it would not because there is already language in Lhe Code than addresses the issue of garage size in that area and recognizes those as being legal size garages for pudding permit purposes MOTION by Deaton SECOND by Shanks to recommend tnat City Council consider elimination of the provisions allowing ror expansions or additions to any legal nonconforming structures within the City MOTION CARRIED 5 — 0 AYES Hood, Deaton, Ladner, Shanks, and Sharp NOES None ABSENT None Mr Whittenoerg noted that S a7 would prepare a report for a Tuture City Council agenda with the Planning Commission s recommendation He said that aL tnat point Stan would request authonzaLion to begin a Zone Text Amendment (ZTA) process to amend the Code Lo reflect the recommenda ion or the PC assuming CC wishes Lo proceed in this manner STAFF CONCERNS Mr Whittenberg reposed that he would not be in attendance at the March 19 2003 meeting COMMISSION CONCERNS Commissioner Snanks reauested that the status memorandum regarding 1110 Electnc Avenue be provided Lo Mr Warren Morton Planning Commission Recommendation re Elimination of Zoning Code pt ovtsions r e Expansions and Additions to Legal Nonconforming Residential Structures City Council Staff Report Aprtll4 2003 ATTACHMENT 3 URGENCY ORDINANCE RE NON- CONFORMING RESIDENTIAL STRUCTURES, CITY COUNCIL MEMO, NOVEMBER 12 2002 10 PC Recommendation Elimination of Expansion Provisions CC Staff Report City7of Seal Beach Memo To Honorable Mayor & Members of the City Council From Mac Cummins CC Date 11/12/02 Re Urgency Ordinance Re Non - Conforming Residential Structures A request has come from Councilman Antos regarding adopting an urgency ordinance that would affect structural alterations & enlargements to legal non- conforming residential structures in the City These structures are pnmanly located in the old town area, south of Pacific Coast highway The City code sets forth the provisions for applications to the City for additions to these types of structures and the procedures for application There are a number of different non - conformities that a property may possess and section 28 -2407 of the City code addresses what type of application must be made given the specific non- conformity on the property The code defines minor structural alterations & enlargements' as the following • Open roof decks • Additional balconies & porches • Roof additions over balconies and porches • Additional extenor doors • Additional garages & carports, including tandem garages • Interior wall modifications & remodeling involving less than 25% of the walls • Reduction in number of units involving less than 50% of structures intenor walls • Minor enlargements or expansions (Single Family or Duplex) o 1 time enlargement less than 10% of the allowable Floor Area Ratio, up to 288 square feet per unit to a max of 576 per property o Number of bedrooms may not be increased o Planning Commission MUST find that all feasible parking has been created o Tandem parking spaces may be utilized • Minor enlargements or expansions (3 or more units) o 1 time alteration — Less than 10% of allowable Floor Area Ratio Maximum 144 square feet per unit maximum 400 square feet per property o 1 parking space per unit must be provided o Bedroom may not be added if nonconforming due to density or parking o 1 time enlargements to more than 10% of the allowable Floor Area Ratio standards provided all parking is provided but tandem parking is used because the lot is too narrow to provide standard stalls The Code further defines Major Structural Alterations Enlargements, and Expansions to address expansions not specifically provided for above The most significant difference between Minor and Major improvements is that a Minor Structural Alteration & Expansion may be conditionally permitted through a Consent Calendar review process, but a Major Structural Alteration may only be conditionally permitted after a Public Hearing, with a larger mailout radius area The code has 2 separate provisions for Major Structural Alterations, Enlargements or Expansions They vary based on the type of non - conformity on the subject property A bnef recap • Provisions relating to Major Alterations Enlargements, or Expansions of nonconforming residential structures providing all provisions of the chapter are met EXCLUDING density & the required setback for legal non - conforming garages or carports o 1 time or cumulative enlargements /expansions which increase the allowable Floor Area Ratio more than 10% of the allowable FAR for the zone o 1 time interior wall modifications to more than 25% of the intenor walls of the structure • Provisions relating to Major Alterations Enlargements or Expansions of nonconforming residential structures providing all provisions of the chapter are met EXCLUDING density & parking o 1 time or cumulative enlargements /expansions which increase the allowable Floor Area Ratio more than 10% of the allowable FAR for the zone o 1 time intenor wall modifications to more than 50% of the interior walls of the structure o Planning Commission must determine that all feasible parking is provided • Page 2 There are also provisions that allow for a property that is non - conforming ONLY by reason of inadequate setbacks to apply to the Director of Development Services for enlargements This would be a situation where the property met all of the density or parking requirements On Wednesday, November 6 2002 the Planning Commission approved 2 separate items that fall within the Major Structural Alteration category within Section 28 -2407 One project involved the addition of a second floor on a single - family house that sits on a property that also has an apartment unit above the garage No new bedrooms were being added in the case The second approval was for a 4 -unit property to expand the main house structure The applicant wished to move the existing bedrooms upstairs and create a formal living room dining room, and larger kitchen The applicant in this case reduced the bedroom count from 3 to 2 Historical Perspective The City typically receives approximately 5 — 7 formal requests under these provisions of the code each year There are also several other inquiries by citizens which are not ever heard at the Planning Commission after discussions with staff In general if an applicant meets the minimum cntena provided for in Section 28 -2407, the Planning Commission has approved the requests A bnef recap of recent year s applications 2002 • CUP 02-4 B -106 Surfside • CUP 02 -13 13912 St • CUP 02 -15 '226 4 St • CUP 02 -16 1210 Electnc 2001 • MPR 01 -1 515 Ocean Ave • MPR 01 -3 1101 Seal Way • MPR 01-4 809 Ocean Ave #3 • CUP 01-4 1110 Electnc Ave • CUP 01 -7 320 Central Ave 2000 • MPR 00 -3 24117 St • CUP 00 -3 615 Ocean Ave • MPR 00-4 919 Ocean Ave • CUP 00 -6 308 -310 Ocean Ave • Page 3 • MPR 00 -5 308 -310 Ocean Ave • CUP 00 -12 617 Ocean Ave 1999 • MPR 99 -1 235 8 St • MPR 99 -2 1207 Ocean Ave • MPR 99 -3 1531 Seal Way • MPR 99-4 1215 Seal Way • MPR 99 -6 1100 Ocean Ave • CUP 99 -11 1001 Electnc Ave • MPR 99 -10 209 13 St In all of the above cases, the planning commission approved the requested projects Nature of Current Process The current process, as provided in section 28 -2407 allows the discretion of the Planning Commission and ultimately the City Council (upon appeal, if filed), to analyze each individual application on its own ments This process is not burdened by the fact that the Commission has approved several similar cases in the past Under the law, each property is considered to be unique and a decision on one property does not set any precedent for future applications regarding other properties If the Planning Commission, or City Council in the case of an appeal were to decide that a particular application was not appropriate for the character and integnty of the neighborhood in which it was applied, the voting body could deny the application This process allows the greatest flexibility when looking at possible expansions to legal non - conforming properties The process provides that all such expansions require discretionary approval by an appointed Commission of the City to be looked at individually The code does not say that if an application meets the minimum critena, that a project MUST be approved It merely sets forth minimum cntena for which an application must meet in order to apply This process is beneficial to the City in so far that the City does not need to try to anticipate every possible development application that might come in the future It rather sets forth cntena for which to apply to the City and allows the City the discretion to make decisions based on individual circumstances, rather than try to develop a universal development code Urgency Ordinance As requested by Councilman Antos, the City has prepared a draft ordinance that would curtail the approval of additions to existing legal non - conforming structures This ordinance is authonzed by Govemment Code Section 65858, and allows for the • Page 4 introduction of an intenm ordinance for up to 45 days to protect the general health, safety and welfare of the citizens This ordinance would establish that future additions and alterations to legal non - conforming residential structures may be in conflict with contemplated changes to the City s Zoning Code The Council also has the power under Section 65858 to apply the interim ordinance to pending applications and approvals, although the current draft of the proposed Ordinance does not include such a provision Should the Council decide to put this urgency ordinance into effect a four -fifths (4/5) vote is required The ordinance must contain findings that there is a current and immediate threat to the public health, safety, or welfare, and that the approval of additional subdivisions use permits, vanances building permits, or any other applicable entitlement for use which is required in order to comply with a zoning ordinance would result in that threat to public health, safety, or welfare In addition, if the Council passes the ordinance it must issue a wntten report descnbing the measures taken to alleviate the conditions that led to the adoption of the ordinance, no later than 10 days pnor to the expiration of the ordinance Further pursuant to Section 65090 of the Govemment Code, the Council can extend the ordinance after a properly noticed public heanng, for up to 10 months and 15 days and subsequently the Council may extend it for an additional year The decision to extend the ordinance must pass by a four -fifths (4/5) majority Issues of Concern Should the Council move forward with the urgency ordinance, there are a number of concems which staff has preliminarily noticed First if the intent of the Council is to direct all non - conforming residential structures into conformance in the old town area, there are many different ways of accomplishing this task If there is a concem regarding either of the 2 applications approved by the Planning Commission last Wednesday Nov 6 both of these applications are still appealable to the City Council if either of these issues are of importance to the City Council, staff would suggest that either or both of the recent approvals be appealed to the Council Alternatively the Council may direct staff to schedule study sessions with the Planning Commission and /or City Council regarding possible Zone Text Amendments to change the allowable cntena under which a property owner could apply to the City for an alteration enlargement or expansion to their non - conforming residential structure If the Council wishes to halt all pending approvals that have not received building permits and incurred substantial expenditures in reliance upon those building permits to the extent that the property owner has obtained vested nghts, and change the code to not allow these types of additions in the future, staff has some concerns First, staff would need to determine how many properties are in the pipeline • Page 5 Second, there are a number of properties in the old town area that are non- conforming due to post - construction code changes in density, setback and parking requirements If the City were to attempt to force them all into conformance with the current density & parking requirements without allowing tandem parking the City would essentially be suggesting that all residential Tots in the old town area become single family residential The current density standard is 1 housing unit for each 2178 square feet of lot area The typical lot is 25 x 117 5 feet This is approximately 2937 5 square feet Essentially the only way someone could have legal conforming multifamily apts Is by acquinng multiple lots Further, disallowing expansions would effectively eliminate property improvements over time Properties that are non - conforming due to density and parking also have the most value as they have rental income from the apartment units on the property If these properties are not allowed to improve they will most likely remain in their current state as long as possible Given current market forces and the current market rents being charged in Seal Beach, it does not make financial sense to acquire a multifamily residential property, tear down the apt units and build a single family house Staffs concern here is that some provision be allowed for in the code to do minor upgrades and maintenance, at a minimum Staff Recommendation Staff recommends the Council direct staff to prepare a study session & draft Zone Text Amendment with whatever direction the Council would like, and that those items be placed on the next available Planning Commission agenda If the Council is concerned about an upsurge in applications under Section 28 -2407 it would be appropnate to adopt the proposed urgency ordinance Mac Cummins Associate Planner /Special Projects Manager Attachments (2) 1 Section 28 -2407 of the City Zoning Code 2 Draft Urgency Ordinance (To be distnbuted at the Council meeting) • Page 6 Planning Commission Recommendation to Elimination of Zoning Code provisions re Expansions and Additions to Legal Nonconforming Residential Structures City Council Staff Report April 14 2003 ATTACHMENT 4 ARTICLE 24, GENERAL PROVISIONS CONDITIONS AND EXCEPTIONS, NONCONFORMING BUILDINGS AND USES, SECTIONS 28 -2400 THROUGH 28- 2408, CODE OF THE CITY OF SEAL BEACH 11 PC Recommendation Elimination of Expansion Provisions CC Staff Report S 23-2100 S - -' C = = -S PrOi_s_- s, Ca ^r- - _ -'Ons ciZC - , c=at_on =, Norco- form_'C __lc_ - -5 cnC rJ ==S �''- - -C- 22- 71(lil Ago -_ Jr-n_, ruse - _ - w-ii= 'O co -O- a_ use e _ --s or any lot, n0 a__._-_0 - al use may oe e __a l l s _o t - ereo- L less suc- aac1 __onai 15= i= COP =0711 - ana, _n aca_t_.On, S_Crl aca_- -o - al use does - on_ = tne nonco or - ___ (Orc No 5 1 .2) S °CL_on '3- T_me L_717. 07 TDaido e.". Norco-o--p_- C Use T= ronco corm_ - lo use 1s disco - tinue Q for a aer_od of LPree (3) CO'LSeC1t_ve rnOnons, sucr use snail D= considered aba =_a and s - a1 l t ierea=ter De Ls =1 Only -n a000rcarlc9 Jltrl regulatl0 -s for the a_st_1C_ a -on_ _n wr_CP one :roae_-y is locate° (Ora No 9 8 ) c9Ctloni 2P -2102 'eT10Ja1 of NOT"ICOP =0ri11T1C 3u11d_nas or Cnange in Status 0= Nonconforming use If a no Icon = or - n1ng bu_1d_nig _s reilovea, every future use of tne la On 4rnicrl tl"e builaing was located snail conform to tne p:Ov_s_ons of tnls chapter (Ora No °^ -2) Section 22 -2 Provis_ons of Tnis Tr_ic 1 e to apply to Nonconform_ra Use aro Nonconforming 3u_idi - qs 'Pesultino 7rom 'ec1asSi icatlon Tn9 Dr0J15_OPS of this article snail apply to bui1d_'7C5 , 1a'1as and uses Wl'11cP hereafter Deco me noncofor - r_`1g cue to any rec1assl =ica on of :ones under tnis c "hater or an Y ord_n anC°_ (Ora No 9 1 3 ) S-rt_on 2 1 E C9Ot10'S for NOnCOnfor i - c i s _Orl C 3ulld_Pg5 = 1oca11,7 r = COCn1 =eC PlS0OriC Du_lc_nC or structure may De SL05ta't_allti 0re5=-rv90, -e1Ovatca or reou_lt sLD3ect to ^_ 1 Ssua - ce 0= a COPa_t_oL'a1 use Per - nit T-1 r°_v_=_vr_nC tn= `D-11 1 C 9 t_ 0n - tn19 h 1 sto - ou_ I d„_n- Or s=ruc L_e, t: = 7 a - n _ rC Comn_ss_O- S 71 a 1 1 avclu?t= no m a l e -_-ld_ CS O t''= Tne local n_sto-lc 5 -. - :_ca - ce of t DL11d_nC or 2 T -e e , ro - _oeczure C - =_J..ro _;l. J inG a - _J-ic Co _ _ 0_o � e r 1lt _1 U=- 1 ___ � _ - , _ ?1a _nC Coen_ = = _Cr o o- - - =urn Cev- =t_Ons -0--1 tn- Seal =� = = -n MLn _ Coce =Ces5 =ry =0 - s-_1 __L__ _ -^_ - r=1 - r _ -- _ .....__ -. __�, - 77 � 0 -_ - 90JrO _ -_ _ = - III nn Seal 5.eacn C_t, Coo= S 5 2° -2 1 ` -I Ce from t - _ Sea! Eeaon wu _c o= Coce, necessary to =s=- e -n °- _ _..5 t_i o = t-u--_r arc _tectL: =, _ric1_C_no DLL 707. 1 17 1 - 7_C c__lc_nr, eng_ , arc -__- 2 =1l ee:ea agreements, contracts or :onr_t_0 Detgee t __ or lessee a_C , DL:l_- wn1C'7 involves Saud DC11 cing or S_=ctuo _- e ec teo to 1i s 1r= COPD11a' Ce Cetw = =n all pa_ -_e5 3 otter aDc :opr_S-e cond_t_o -s Ce @Tez necessary to t - e a0000v al o= n= aoo1_cat_o - ' are r r 1 = d T e wavers from Coo must St_ 11 r eic _ r t r act_re safe anc sounc (Ord No 1!01) S 28 -2 Norconforr o Use of Lana Wren TJo Structure Irivo1 eo In an :one, the rorconfor - 11nC use of !arc w Inere_rl no structure 1s 1nvolveo s De aDateo w_t -1'1 one year from t''ie oat= the o: _ Ianc°_ codl =leu herein Dcc0Tes of =ect_Le aT10 any further use of such lance small corforn to t - e orov151ons of this cnaoter If tn=_ nonconforming use of land e 1st1ng at the time the ordinance codified nerel_ ta' ees ° =r' is tnereafter a1scono riued for tnree consecutive months or more, any furtr =_r use of suc i land snail conform to trle Drovlsloi S of tnls cnaDter (Ore No 9 Sect_o 28 -2 CoT 1ss_on may Deter - l_ - =_ Conolt_cns for cat =_' =n (a) j^lnerl an/ no co for - n_n; COnd10_O_ e 15tS in any =one, Otner tf arl the ronconforming use of Zang were structure _s 1nvOly °C, the ?la_n_r1Q COium_SS1Cn -- Lay, a_ -e_ = D'_Dl_C 'lear_ng, f_' a date uDOn win_cn the ''0 'COr =00T_n; DL' was estaolis - e: a - d ceter'n_'e con0._-10 - s ano t_:1= 1_m_t5 for aoatene - t (D) 6vne :e a use _s - oncon= orm_"g Only Cue to 1ac o: a :eru_reo C1Sc: oio -ary D=_i'_-, -ne oroD_ -etc- o- 5a -`- use Snell e: _na e 5 =_� LS=_ 00 a'ro1 v for 1 o: t� v = all _-c'__ =z d_scret10 __y - --m_-s w _ - n ' _ s_? ( 5 ) c _ S of - c. - = C of '-ne cro_ - - ce w -- coo_f_eo - - _acratn or t - eve Ca-- of one crc_nance w _Cn p t he use no-co-:or-_-g, w -C - eve- 1s 1 = -, u-less a -'-e- a =a- t = la -_-; Cor11ss_O ( "="7_=.77_ -=S -�=- _ c___ --e t time 1_'_t :or GJa -= L_ - __ _ctr.pD_ - - (Cr0 1, 4o 9 Oro ,_1 Cr: 'N- - ( " - -_ / J - 7 0 :o S 22-2 a 22 -7 °Ct1c"1 7 ? -= =econ5 truc -_on of Da'Zace• Cr D= Stroveci TVcnco - c = -o or - 1_nc camagea or cestro ec to 7. elteit or not - ore tnarl Descent O cost _nrec_ately Prior to _ts ca_ or Q =S-_t1C-_cn Dv fire, e DLOS1on or other casualty or act o= Coa cr t - e Dutl_C e le_ Tay De_ restore, and —c—_ occllp= - C J cr u== C sucn ,g Or part tnereo= Wn1Cr e_ _Seed at -n= t_me- of s_CP _a Or aastrLctlon ma,/ De CO'1t1r1Let _n the sa - la - 're_ w - _Cn lawfully e _Stec prior to Su: ca-sage or G °Struc _on nonoon:or reslGent_al Da_ld_ng damaged or destroyec to the eNteent of more t 11=tw Derce_nt of its replacement cost lmrned_atel! prior to its damage or destruct_on by f_re, e1Dlosloi or other casualty or act of Coal or the puo_1C enemy :lay De restore_, and the occuDarcy or use of suCr1 Dullolrg rnav De cont1T1Lec as pro ✓ 1Qeo in this s _bsection 'econstnnct1on Subi cz to aan1nistra \ie Plat ?ev_ew Noncor5o rn1rg re51centlal DL11Q1ngs ma De reconstructed pursuant to acminlstrati Plan ev1a D7 tze Director of De eloome - t Services subject to tri e = ollow_ng (a) The m_nlmum numDer of staidarc, open and accessible covered Parking spaces reculreo by t Chapter sn e Drov_ced r (b) Tile - 1_ setDac and =_Qnt stanaares of tn_s C shall De met (c) Tie nt_-rber of units to De reconstructed' shall De tre nLmoer of t- 1LS lecal1 existing at t time o' bL11Q_n'; s paot_aJ Qes_-_C__o -, cr O e or each 550 sC,?t_ =- _ feet o= area, whichever '_5 lass (d) :or toe purposee of ca l r- 1 I =t -7 r^e - all --=c _ons o' shall De rouncec to -n_ e - - _Chest w - ole n_rnre- - Co -r.l :t1on Sib ect to M_ o- =Ian ?e:_ - No oo r or `_ -g 0 = n - = 1 I n - 7s 'iay De reco tr_Ctec DLrs,_ant to a co-s=-)7 sale - oar Dla r =v _ ew = _Dject to t -e c=a_ == =r- C_t Co D= 20-2d06 n 2:;-2 (a) , T_1'1T_7 0= one sta"'Carc, open a - a aocess_D i e COve_ea :mar' __7 space s - ail be Drov_Cea for e=:'1 u - _t Ta - Coil soaoes a _st1 is at tre t_ c ti e Du_la_n a S o =rt_a 1 CeStruCt1D" s r =1 1 r,e reconstructec, Dut _nteric= sacs a'1 -O = cointea _n satisf _ g - ie _ec_1_e rle t O= o - e space per un_t ( T}-C - t_ - 1 IlL setDac ana f e_:}' - stancares o tn_s C - aD-__ sPall De Tet for ire =J C1 =tr1Ct 17 wr__ it _s located (c) Tre 1u c= Ln_ts to be _ecorlstructea s`al l De t ie ThTilDe of un_ts legally e 1st' rig at tre t_rne of tre Du_laing s partial Cestrlctlon, Or one ur__ for eacn 950 scuare feet of lot area, wrlc'ever _s less (d) For the purpose of calculating Cers_t1 , all = ract_ons of url_ts shall De rOUnCea to the ie t hi; whole rurLDer 3 General Protilslors The zollolnc snail apply to the reconstruction of no icon= orT1r1g resicentlal Du11d1ngs pursuant to Sections 3 1 and 3 2 , aDove (a) No reconstruct_orl may enlarge the haoltaole area of a rorcor=orw1i; _es_dentlal DL11C1nc beyond its pre -e'- lsting s1:°_, unless such enlargement co tf e Dr'ov_s_o - ls of =hies Crapt °_r (D) Tr° ru7D °-r of Lilts _n a z oncor= orT_ng r esloarlt_al DL_lcirg snail not :tee _ ncr Ln f =s= SLCr _rcrease collp!_es Act t ^2 p:o _ =10 of t - 1S Chapter appl_caDle to t ^e zoning C_strict _r wh1C _t _s kcal =" (c) Tne :econst:uct_o i of nOncO -o- c :es ae lal L - _t= - 1e=zur_ng less tear 300 sC ar =° °t Snail be saD]ect to t = -D11O - - c - -- 1 ny tut Plan - _ig CoT_ 1_3_0 1 111 -n-tS anO rOO TS me=t t -s -= D1_ =re_ =or r s_cen -' - =l occ1Da - ( - _e - der t un_=or 3L__C_ Coce -11 :ea _1l= area rat :ee Lt li =c to 1__C= 5- DS__i__ra Lnl- c_vn t a c_ r - - r = �-_ -- a / 10) u GJ - ln� S 2 3 -2 5 22 - ! site, cr - i = CO -- _il ?O =_d Dy DarK_ng _cu__erne - t.. a L e __t_Pg sou - c p-_ a v structure (c) - - v aC_"Li _strat_v- clan __ _=.J aDDrova1 or r_ -Or D1ar _ e lev1 aDGrOV a1 s o =Come -ti[ i .- 1 vQIQ __ not e -_c_S =d w_tn_n one y ==- _ _O a tie ca__ Gf S�l_Cn aDDroval or _SSuanCc, ann prov_S1OP5 or C____on 22-2d01 sn I De aDD1lcapl= (e) �eolaC=_ment COS= Small De deter o_r = D1 tine D__ector of Development ServlCeS, is_ng v alLat1On retn oC.5 acODtec by tne Departnert of Deve1opme - t Services if the DroDert; Ovir =_r c1SDLteS the Director s cetermination, reDlacement cost may be c= cermunea by a licensed appraiser, se1ectec and pa_C for nJ the property Owner, wn_cn aporalser 5nall be arDroVeD by tne Director C k nonconforming r10Pre51Ceft_al building camageD or deStro;ed to tne e2 tent of more tnan fifty percent of its replacement cost lmmec_ately Prior to _ts damage or eeStr -Ctlon by fire, e: D 1os o or otner casualty or act of God or tne public en =_rrl ray oe recorstructeo SLc]ect to coPSe - t calendar plan rev_ew In accorcance_ with tne following criteria 1 Tine pro -ert,/ Snail provide, at a m_nl arl, come Same number of O'1 -S_ce Dark1 - g spaces as were p:ee1OUS1y DrOV_cea 77 e ?la Wing Comm_SS_on Si all, on a case by Ca5= oasis, endeavor to increase_ tne ratio of park_ng to scuare footage, eftier Dy reducing the scuare footage or by recu_r1 - 'g acD_tlonal Dark_ -g on_ S_te 7 n no case snail tine sduar: footage De _ec_cec Dv more t 25 percent 7 all setbac s arc __gnt _es--_ct_o - s c= Cnac e seal_ D Trot =or tie_ ZO - _ng c_str_Ct _'n wn_C}1 tne au_1a_ng 1S locat=e T - ow cf _ -, np co fbrr^_ - = DL'_bc_ C, w net res1ce - t_a1 or - or'r_S_ae __al, - nay — =r = acme __----eve _ °,_=w to deter -- 7_ - e 1t_ strLctLra1 _ tecrlt a - c t - = lecal__v of _ _s __n J co c_tlo - s a no 1 nDrOe t_ SLac rev_ew snail oe s c]ect to __es as `m_`21_s of t"1°_ iii -form =1 - Cod=, ano Snell c - S 1 -- or an -- - - - a1 and e t=_ = _ = D °_ct_On 0= t - e _ _ t = _e_ N, _ _ D _ c: r , r = -- 0/ooh S•=1 Beacn C1 Cmce S -2105 S = -2 D °_veloo - lent SP7v_Ce.S Snail _= =u= a. St= _= O = wrlcr _ all De =_ na1 ana COncius_ve u 1°_== =DD = =1eQ to _n-= �lanr_-r Conn s1or If the Or COcs not _eQLesL s_c a it s—_!' De the Own=_ S reSDOnS_o_1_ty to _ =_=oll=n zne 1 =w =L.1 e _Ste—__ of ail c or_ -_Ors an. _ In t Course_ of t _ec0'S___c__on _rotes= Tn_s sucsect_On D provides a voluntary Droc c?re vin_on seal - o t r=5 __ _c _ the ri nt of an property owner t0 oDtaln _n= crmat_or contaLned ...r1 t'e Cit s public retorts red arcing the Owner s nonCot :o: - r_Pa Du_1 vJlt maL _ng the _ecuest Drov_QeQ nereL. icer Tne C_ty Col-n(_1 ma; adopt alternative —or'Pcu =o- - n= aDDroval of the reconstruction of noncon=or - g ou11a1" ;S In tre event of a natural Q_saster caLSli c w_Cl"esoreac Qam =g e to ro con= oriling bL11Qlt7s w_tr_n the C_t, Ever; person w''io on the lien date of any year was t - e owner o`_, or nau in sucn person s possess_o - i, or uPQ °_r such person s control, an tai able 1=norovemer=, , '_cn 1"PDroveilent was trereafter Qestroyeo tiv_rPOLz such person s fault b fire or o; any otrler means prior to July 31st of that Year and cannot be mnereafter reo111t because of a zoning prop blt_on, may on or before sucr ate as may be prescribed oy tie county assessor, or Dy state law, - ralre aop1_cat1on for the reassess - rent of such _mproverle - t and QeliJer to the coanty assessor a ,rrltterl statement cancer oath, accompanied DJ a certificate of a Qlslnteresteo competent persor or authority s - ow_nC t concit_on art if a"v, of the lmoro irnmecla =elJ after t h e destruction, a-o the court_? assessor Srall, on or oefore Octooer 31st o= - year assess the o ie nent, or reassess It if _t nay already Deena assesseo, accoro_n; to t-e condition and value immeQ1ately after t - e destr_ctlon a - a . S_Cn nOt_CC as It ma =1nc to De proper the DOar0 of Supervisors o= tre COL - tv may Ltt_1 I`o,enoer 'Otn Cf tnat ,/ear foal - V suc i assessre; t O_ Tne t`- rate __ ed for o _ooe_tV on tree roll on wn_C t - e 1"nproLeT =_Pt so as = = == =d aro ears Or tre 1Doro erne - t so _= assesseo appearec at tre time of 17.s cr_C a1 aseSS - le t snail oe aoo11eo to t aTC.lnt 0' i =r" 7- - Or - =�1- Qe_t= - -- lined 1 accordance w_tr t - e DrOv_5_c - s =_ =o_ Ir th = v ° =Pat the __ =!l -_ _s 1=-= `- tre _a' _n e_eto ore co-outeQ i t - e to payer _ = _1 oe l_aoje for tar o -o- -' e ess=_ a log_ - t anc Q _ra De canC °1 r If -r_ __ tav_ alread o =_Q the _=f _ev_o_sly CO 0L_eQ, -C7 Q_ = - r - = S all be Te - -noeo to t`1 °_ ta' =Dar =- T e _ -Ov_S_C 5 0 - ' - = s'osec - -on r are = actec o_rs_a - t to C=1 -`- = Co =r Coae Se:t_p 1 OOO i -0 t = e te t that t pro - s o_ f-=-- -_ 0 ) ^7C- S 23-2 5 23 -2 1 07 SLCn ,S c -_O" 1 2007 av _ or or Tula oe S _o'_= s ° a=c or _eDl =zed D, 0= - or p :OJ_ =_O - S of 5_=-- — an or to 7:n • =:n0 % -_- Lne COQ = assessor or LPe DOar: 0 S LOB= v _sots rlav ia%, e Prom_lga000 c= '_ _e: OroC °-_- ° S wn1C"' cor:l_c= w_Ln tne cr0,1s_ors o= s10sec io 7, SLCn orOv_ =_0'S of Soaoe Law or _,__n Dronu1_at o Or enacted orocec___s snail con_rol (Ora rao 1257 ) S ° c =_o 78- . 1aro°_ - lerts or S -- -C -Llr =1 = 1 - -=a-1or s -0 No ncon =or'P_nC °_S'_aen.lal Bll_ t C1n05 anc t 5 S Noncor= orr_"g res_cen _1aJ DL_ a1r;S may De enla_000 Or S Lc _n all, al tired as or0v10 0 lr Lnls S`CL_OP ?cans_.ed Improvements 1 1�_nOr Structural T 1Lera =_Ors and ! iorovemen =S to norcor=orr1'lg re5i0ent_a1 0u11oings and uses listed as ro110 s may De aoL.:o ea Dy the issuance of a D :Hair g perms= (a) Shy1_ghts (D) Sofa= Systems (c) dal _son a1 wlnaows (d) Decorative e -`_1Or lmurOve (e) aulloin g ra_r _en ance (-) Tdo1 g or replac_ ig LL11 - - - -- (c) OOne: rn1nor SorLc =L.ra1 al =era o1on s and _m rovem °_'oS s_'"11 a_ to - one foregoing, as of ooe ?1_ - _ - ng Co m_s =_on 7 Mno: C1 rLr _ir_l L i _ __Or s , :n! == ca nan =5 Or :tea - s1cn s =o "o co i =0rm_ng _ =51Q°_ -=1a1 oullo__ s a a LSes 11SL o as = 0l10ws may De a :Drov=C Dv one �1?nn_ng Comm_ss_o' oCrSLa _ - co Co -_ - Cal -noa= Plan _v_ew (a) Open roof c c s (0) kCo'___O - a1 oalconles a - C Dora - es ( (c) =00 = 00 - -_On5 over 0a cc - 1e= = oorc -e= S = = 3 c C_tv Co S 2E -2L07 ; 23-2 ^07 (1) ='o0= eaves _ r jest- ; :i e ( :eat _ t n= -=c __-'a rear v_a Distr_c_ 1, 'esice __a1 _.ON D°_ s__1 Gon= (c) =aa_ pion c1 - ter _or aocr_ (e) ga=_t_ona1 C =-aces and caroo=ts, t =nu= n garages _na carports (_) 1r _e__or wall noa___catlon5 ana rat oaeli nC _- v O1 v aS removal of Or 5tructai_1 alterat_On to less the twent per'e'1z (25%) o: the StrLCtllr= S _i t.o-rlor walls Sucn _ tarlor wall moat icatlorS or renoc 1_'1g II1av increase the nu'T1Der of bat'1rooms pro, _cea trot t-e nL.moer aoes rot eN ceeC1 trio_ following bearoom/catnroor1 ratio one Datn for each Dearoom plus an aaalt_onal r if -Datr TI number of bearooTs, as aeflnea _n Section 28-210 of th_s enactor, snail not De increased _`_ the suo]ect LroDerty is noncon=o_`a_ng aL.e to cens_ty or par i i (g) Peallction _n the number of units invOl71fl rernoi a1 or structural a to_ratlon to less than f_=tr tierce - t (50%) of the structures _nter_Or Walls C'1) Ni-or enlargements or pan 5 _or S (1) S1nc i e r amil Dwellings ana DLc1e es One t_rne or CLmulative - _nor StruCtaral alterat_ons or e ;a s_o - s w11c _rcrease t le -" l oor area L'aer Sta .:arcs of the aooroprlat° con= l e s s tnan __r p=_cert (10 °) of tr allowably floor area 1: the suo]ect LroDerty Bets t _ '111n_mum Par _ _eQL_Sre - ants, or a nna iTLrn O. 233 scuare feet D=r _- _r Lo to a - a'r_i1L i c_ 576 scare _ =e_ pea oroo= -,r, i_ the suo] .ct oroDert is no = o :or _ doe _0 oar _ r, s o]ect to - _ (a) - -ra -_1O_al oatiroon,s are -ern--tea Dro v _Cea tna _ t` e - Lmoe_ o = r unit does ct `-n= -O I cw_r : oearoo - L/oao rooT ____o O ie oat for ✓ecroo - 1 01_s an aa=_ __on al a1 = -c atr ice_ a /,ni -n- S 22 -2 1 07 S 22-2 1 07 (D) Tne r _ o De"'roor , _'1 Sect_on 23 -210, may -oz be _ Cr =as =a _ t sOD ject zrooer -v 15 D - :on oorit_r z cue LD a= s__; or Da_ _i _nr (c) closures of -- ICOn -- = -a - o- -n small COr stltute t = cC� _ v - o_ 5oac (a) Such e oansio atz enlarpenenos to properties tnat are noncon or - n1nn ale to parkJ_ng snail D°_ oerm_LLea only _ tre COmm15s1On dete_ t - at all =easIDle Dar _ng, g_Jen tn= avalla.71117-Y aro location of SDace on the site o r t h e constr a_nt s 1mposea D J the e 15tlr; sou primary structure, 1s prOtilaec (e) Tne provision of encloses tandem par} 1 spaces may be uti 1 l =a to comply wltn tne required o==- street pang reau_rementS , provlaea all reca__ ea setoactis are proalded (Ora No 1274, Ora No 1361, Ora No 1-16) (2) Tae (3) or more Lets O L_me or cumulative rnlzor structural a1L?ratlo is or e Da slo wn_cn _ncrease L he floor area less that ten perca 'z (1.0%) o tn° a11owable floor area under tnie - ±oor 1-nea stanaares of the aoorocr_ate :One 1 the SJDjeCt Dro er= meets the minimum parking reCJ1reT nts, or _ ma 1 of 1 n 1 s?lare feet oer wilt 1D to = -''_ -mu.-1 O 100 sauare feet Der (a) tne suo]eCt orooerty -_ norzo - =z— «_n cue to Darr _nc, = - a (o) a 7_ _711 - 1 Of one ( -da : :, ooen a - a access_ole co °__=Q u _ SD_Ce us Drov_._e2 for e =on L -- SuO]=Ct to e =o1_owin (1) 1 \Q:'_- -o - =1 Da_ roofs are J.-_n_---^1 trOv_Qea _''__ t e r. De_ L __ noes o= --= . =G' low_ r=Croo-/z=t—roo- _G! __cn Cat/ Coce no 2 % - J- ' �., _at_o O - e _Oath for =ac D`_roo - 1 an an-- - -o -.1 - 1 = -Datn (2) 1 ^= `1L O. DeGrOO"ZS, as Ce _ - eC In Seat_o 23-210, ma, rot De 1 7 -_ If 7- 0Dei _Y __ PO 1C_ L- C__ to Q =PS_t! cr oar -r ( 2 ) 2nclosLr °_s of Da! co'n1° ano Dcrc ies S corst_tL.te t - e add_t10 o: raz_taol_ space (A) Sucn e Pensions anc enlargelTe - 'ts to oropert_es nat are Ponco i= or-rl_ - g C_1°_ to par} lrlg shall oe perm_t ted only _= tr e Planing Commission Qet n= t n a t all leaSlDle par} 1Pg, give tree ava_1aD11_tJ and location of space crl the site o r the constraints imPosec Dy the e' 1st_r g sOLnC Dr_mary structure, is Drov1aea (5) Tne provision of enclosed Lanced Dark_ - g spaces may De utilized to co•np12 witn the read1red of=- str Dar_ng reGlllrenl_i1tS provloed all r°QL_rec setoac s are proJlced (1) One-time or cumulative enlargements or e pensions of ten percent (100) or more of the al lowable =1oor area under the Floor m_=ea star cards of the appropriate_ zone to Drope_ __es teat are no conforming only cute to tre use Of tance park_ng when t e regl_reo r1L per of spaces are Drcv_cec and t rec_1reeo sta - Care spaces c r of De pr y s_ca 111 pro Aced C_°_ to Lot w1Qtn ( :) Ozer - _nor str_ct_ra1 altera__Or3 anc _noroJe - e is s_ to _ ie forego_ as Getcr 1_ - °_d DJ the Pl a - n1 - G CO (Oro No '061) 3 m=icr S c -i - -1- -_- O-c - 'n l r- : o= ns_o - s to -c -c_o -roan -- res_ren - - Dll_! Q_' - c a-a uses 1_-teo a3 -o Lows Tay De accrO,CQ Comr_Ss_on DL?rs,_a - t to t - e aoCro'.a1 c _ cone- -o - a 1 Lse per Dr0,,1_ed :e _-re e _s o -n - c aote e caur-_-c -_ - �'__ -' ° /f0J 7 0C :o- _ n _ 22 -2 S 2 -2 -0i _ - e r setnac _ o_ e -_ _rr 1 e Ja i rr c0 - for - a garages, carports and = r"e-ic- Nr_Ci snali CO"Dl y with ail aDD1_c cr0'✓_sio"s o: tre Lr__orri 3__lci - ; Coce as no=t - =C= i1J ado0_=c O tre C- -Y w-- - e ° on of he r=-c_irea se _DaC f , are _at (a) One -t_me or c 1 n Ll aliv e enlargements = nd /or e rDans_or s Of ten Percent (10%) Or more of the a11owaole floor area under t - e : loor stanaaras Of the aDfir0Dr_ate zone (D) One -time or cumulative interior wall TilOai= _Cations and remodeling wrlc involves removal of or stractural alte ration to greater than twenty-five percent (23%) of the structures interior walls Ma or Structural Alterations, L gi ni draeents Or r_ E pansions to nonconforming resicential DL_101rig. s and uses listed as follows may De aporovea by the Planning Commission pursuant to the approval or a conait_onal use per - nit oroviaed that all the requirements of this Chapter er alumng densitti and parking are satisfied ?rovicec the parcel is nonconforming ace to the use of tanae parking when the required nu_mper of spaces are provided and the required standard sDaces cannot De physically Dr0J_aec caa to lot laiath (a) One-tine or cLnulat_Je enlargements a''c /or mansions Greater than ten percent (J.0'.) Cf the allowaD1e floor area (0) One -Lisle or cumulative interior wall '1001 _ca__ons a - c _emote l'rc which involves removal of or strut gal alteration to great__ than fifty percent (5O) of the s__uc_L_es int De_a__ng \walls (c) SLcn = mansions arc enlargements shall Da merTitted only 1 - - _ ?_a-_-; Cohn- _ss_on ce___ nes t 'h_t all _ °'-c I ° Jar _ _' C a t ay.= a - c location of space on the site or the constraints _r70sec DJ rimy s -- -' = -are -- prc v _tea (Oro No 1315, Orc No ! : 5 1 , Oro No 1 2 5 7 ) 77 ° /Or Seal 3eac1 C_tv Core 22 -2" -07 s 22 -2 3 C -- -r- -l'-- a1 11 - -On , _, 1 arc = t 0- : Lc S _: S to roncon-c- m- ig -= c_aen- o__! nl na5 a - o use w are norconform_n; 0 - 1 , Ly reason o= ar c` Setbac _nclaa_'; - e _=c_1_ =Q Se tn=c -o- _st_ng leg= , Pc - -c0 - = 0ril_' C garaces, c=-oo- -3 , =no _ = -a_raa,S nay D= a0Dr0vea 01 t -e D_-ector c DevelOD - t Services, SUD] eCt to tne (a) .x._11 enlargements or e oars_o - 5 Sna11 cCiD1v w_tn tre min_'ALit YarC C1"1_n =1on 0 i- One c - C C1Str_Ct in w`11Cn t he DU11n or use _5 locate° (D) Tne e'_5-inc noncon=0rn_ng S_C°_ ; arc S °_rD=c', Snail oe no less than tire (3) f in w_atn, witn tie e' ce_Dt10n of e.' 1S ring _e Jal 7)07- co7Too urg e terlor stair ays, Wnicn s c0 w t`l all aoo1 cao! e orov1S_o S of tie Uniform Build Cooe as TPOSt recent1V aaooted Dti tine City, w to tie e ceatlon of tie_ re_culre_d S etnacls (G) Tne e "15t1ng nonconforming front tiara SetDac) Stall deviate PO more tiara ten percent (10%) from trle current minimam front Setoac (a) Tne e 15tlng nonconforming rear vard SetDacl Shall deviate_ no more trap ten percent (10 ) from tie current r1n.ir UT rear Setnac (Ord No 127n, Orr No 1315, Orr No 1361) 3 ?rocecure Conse Calencar Plan P ev_ev - _ Person 0C51__ng to apply for consent ca1e_ Dian _eev_ew acouroval c_ tine ?1 - n1'1Q Coruri'_55_Or DL.rSua t to Iris Sec __On c'l =t 1 SLDLr_t an aopl__a-10 i, _eca_reo D1 = anc o`oDerty o+v ner 1_St to the Deoartme - t C= v°_1ODi'e - Servlce5 togetier w_ =n a O_ - one r_ - or plan ev_ew 0= 1" oats prior to t - e ?1a -r Co rr_ :_O- nleeting Not_ce of t - C aool_cat1C n :or co Cal _ - 1rca_ rev_e■, Sr =1 1 be rev ="l t0 all r.0 =r - Own=r3 a to all ace - -= w_tr_ 100 c'- -fie ____or oo_ aa___n O_ 2 rSoec - 1-'v Der5cn - J -1 = oc= .v =1 - - -=�-_ to Sect_c :a-2107( or (_), erect -o - - - -G7 ( =) Or (D) Cr, c = -- 0- 11 -1 -U ( =) cr ( -) /Go; 3 25 -2 5 23- :"- -02 -o- an_ Du_Lrl'1 - c v _cn Nas co r'- pr -c- to 1363 snail rea_est a steClal _n =st1J a -_Or o - - SL t Prope__J :-_o- to -_L_rc sac-, a atDl_cat_on T-_ 3 , l - -,7 anc Safety D1vlslor, a - - t _ - v e- -_ga __zn _ =GL== - _s - raze arc talc DLrsL -an - t0 the Un_for7 Lllo_nc Coca, shall lrstect the _D]eCt s_te and ni__ I L 1_n J 0O _- _-t` slly anc __ ter-a1 J, to ceter - Dina the concltlor o: the site ana ou_lc_ - ;, _r :1LC_r; DLt not L_ _eG' to tie w_r1"' g , o 1 71r1D -ng, s --llc - --=1 1 lt , roo = _ - io and cond_L_on of t walls, cell _ floo:5 arc garage (Ord No 1192, Ora No 1301, Oro No 1297) cect_on 22 -2403 Noncon= orn_ - o No reslcentla1 3u11d1ng5 and Uses May Not Be 2nlaraea or Structurally 7=1 -erea No noncon= orm_rig nonreslcential Dllllclrlg mar he enlargeec o r structurally alterec nor nonco l :orrlrlg use e Dances unless suc enlargements, structural alteratlor s or e D arsiors make the bu11c1ng or use con=orm_r1C, or unless tn1S section Spec f_ca11 ' provides for such enlargement, alteration or elpans1on iNnere a Du11c1ng or DL11cings are nonconforming onl' by reason of substandara yarns or Ober spaces, the Drov1s_ors of tn_S cnaDter Dron_Dlting er larcements, structural alterat_ons or E2panslons snail not apply, prOJ_dea that ar_ enlarge structL_ral alt °_rat_ons or E }pa nslons snail not = ur`rer reduce the size of reculrec yarns a - d open spaces Co- rnerc_al centers o talent/ (20) acres or greater _n size wnlc`' are ronco for - p_ng Only by reason of _naaeGLate 1 a nos C ao1r C may De Structurally a I t °_r°r or en1 a-: SLD]ect to -ne _011ok1ng Cro✓_s_ons Commercial centers w1tn se ( 7) Derce -t of its total lot area c °_voted to la'cscaD_ng Dav De eniarged or str ict_-al1v alte_ec as p_ov1C =d ov t - ' _ s c"'aote Nltn - , = -.t = i r= r = a D7 i 1 r "1; C :rnnerc_a1 ce -_-s _tn less tnan =_ =n ( 7 ) - ° - rte -- C= its total lot area oe :tea to 1 anascaol - g mav DCC enlarged or S --L- -L-_ _11 __ _-_ =c as Drov loec D v t" _s c'attar only Lp0 t - e approval o a co L-Se J :r - ✓_ -n co o_t_o al Ls= Der mall °staDl -- a la cscapinc pro = :ar - - -c= _-': t - = Droce -ire a - o _ -nec a±ee ` e :eo se =n ( /) Percent o t-= c `_ - s 7o_1 -w_ -c t - e aoprovai c t e _ s __ cc" o_ - -_ a_ = p = - - :c a "' i I i w _ 7 n r, r _ _ I - = L - S . ?3-2 1 n3 S - co T_ terC_a1 _=r, s 1^,s =r-u` s -- _c -t-- - 1 alt=- _ons _na en1__Q_ ll_ _s a v D e _ =OLroL =C for - 1 =_ c= N_� 1 _n= _Ss_' :ice o: c D__1C_"a °__ - r_ = Drov_. _a - - _t the c =n__ _ =ma_ s 'n co-D1_arc y,__` __ s ccrG_t1G S Of t COna_ __o `S= 'v° - n_t a ?:oc care ;11. applioatlo - 's = or a conc_t_cna1 use p=r='_ _ f_lec DLrs,.a t to the aDov = _`CL_r T=n-S snail De acao pa - 1 =C Dv the pro oseG 1anascape Drogra i s - C Sc c »1e a-a a ent --= SnCp _r Cent °r, CraN_ to scale ano 1nc1Cat_ng, Drat - oo 1_rl1t =C to, _''e =Gr i at_on 1 Lot G_'Tle ^S_OT1S 11 Locatio - n , size and total SQLarp :oota;°_ of all bu11d_r gs ario structures 1_1 LocatlOn and T1uTrLDer of parting spaces 1v '?ec=strlan, ve'r1Cular ano service access Common areas vi Locat_on and square footage of e _SL_ng 1arascaoiIIg D ZaoroLa1 of Larascaae Program 1P_ CO TSPISS1O17 snail approve a Dr000s o landscape_ program If SLCn Drograrl provides for ten_ 1nStallat_on of the reculreo amour_ of lanoscap_T1C w1=n_n a reasonaDle Der' oc of ti as d. tern 1ned Dti t e Comr _s s _on , _nto cons_Cera -1On, Zino - 7 Otner = actors, tn°_ total 10- = _ea C= the center, t"'C n1n_D =r O DLS_ , ==,= == w_tn_n t - e cens=er, the e_ 1st_ - G aio.l - - O- la a t cost to Coil_ 1v N1 tn= l anascap' r°_Q_1reme - ts of th_S c - =p___ (Ora wo 1232) C w = a pu_1C_ cr Du _I ;11 n,S or-= -=-r' w - - - 1 - 1 the Na_ Street SP=C = _c = -_ ar are i p ao" or Cn1J Di :aason of _ _ apes`-_ _i'.oc_ of pa_L _- g spaces, t - C DrCvi s_Ons O tn1S cnaD_ = - =n1=-: ' - F - - = , - - :a alterat_oi or = p= =1O snail O_ _ Orov -__ c 00) �- I Zor_ S 7, 2- - "u3 S 23-2 '-,=- any °_nlarce e LS , S :r _c =tlral l _= - =- C_ Pans1on not -L_ - - E_ - :uc2 _mac e Ltd - Q.-.-_ o= J S ?aces , a - a L S :ark1 ; spaces Sell de s c _cc co m==_ _nn ocrlrlr art - = =or Ln° c -- =_enc= 1noL_1G_ ar ° DCLw=_n L _ e _S t1nc Dll_1G J a new Dt_11G_ , ana -lr = snail °w pc_ C spaces a D S SoD l _:d to m=== LiE o === - E'10E in cart 1 _ re t- -- m n.S for Lr E i st_ng ou_l o_rg DELvi? °_n Lnc pr_or use ano Lne - ?w use wnEr° orooert1 owners can - E °L off-street part_ng r eau_r°Til =nLS , Permits Play DE granted _= sa_o owners ins pa; an 1n -lieu oar g fee pursuant to tine proJ_S1ons of Section 22 -1257 (Ord No !a05)