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HomeMy WebLinkAboutPresentation -Single Fam Res Design StdsCity©fDowney STAFF REPORT PLANNING DIVISION DATE: OCTOBER 16, 2019 TO: PLANNING COMMISSION SUBMITTED BY: ALDO E. SCHINDLER, DIRECTOR OF COMMUNITY DEVELOPMENT REVIEWED BY: CRYSTAL LANDAVAZO, CITY PLANNER PREPARED BY: ALFONSO HERNANDEZ, SENIOR PLANNERR� SUBJECT: PRESENTATION FOR SINGLE-FAMILY RESIDENTIAL DESIGN STANDARDS SUMMARY The Planning Commission will be provided with a presentation summarizing a public outreach process, and an analysis of collected data regarding single-family development. The Planning Commission is expected to review, discuss, and provide feedback. Discussion and recommendations produced from the information obtained during this presentation will guide future recommendations to the community and ultimately the City Council. No action is required at this time. BACKGROUND Due to growing concern over development patterns in Single-family neighborhoods, the City Council had adopted a temporary prohibition on residential subdivisions of large R-1 zoned lots on October 24, 2017. The council discussed this prohibition at their meeting of November 28, 2017 and raised concerns over the design of construction in the single-family zoning districts. With the direction from City Council, staff began an analysis regarding the effects brought about by recent development. This led to the process of eliciting proposals from professional planning and urban design firms to conduct studies and prepare recommendations to address the impacts architectural design may have on neighborhood character, privacy, and quality of life. The City Council then approved a professional services agreement with John Kaliski Architects ("JKA") to initiate this assessment of single family development. DISCUSSION JKA held two separate public outreach workshops where residents were invited to attend and share their thoughts regarding residential development patterns in their neighborhoods. At the community meetings, residents were introduced to current zoning standards and were provided illustrative examples of how existing standards are applied. Community members also participated in an exercise where they surveyed various architectural styles, landscape designs, garage placements, and subdivision developments. As a result of the information, the consultant assembled all of the data collected from these public workshops and produced a summary of public comments along with potential design guideline recommendations for consideration and discussion. PC Agenda Page 1 The analysis is provided as an attachment to this report and labeled, "Exhibit A," for the Commission. Within "Exhibit A", new development standards are represented in orange, and deleted standards are represented with a strike through. A detailed presentation will be provided at the Planning Commission meeting where discussion can take place. The purpose of design guidelines is to assist home owners and developers in meeting the City of Downey's expectation for new homes, subdivisions, and large remodels. At the conclusions of the presentation, the consultant will again analyze all feedback that was received at the study session in order to guide development of proposed design guidelines and standards that can be presented to community at a final public workshop. The final community workshop will inform residents about the proposed design guidelines that will result from this process and allow them another opportunity to share their thoughts and opinions. At the conclusion of the workshop, the consultant will again review the comments made by the public and work with staff to prepare recommended guidelines that are reflective of the community and Planning Commission's input. Those recommendations will then be presented as an Ordinance to Planning Commission at a public hearing before it is presented to the City Council at a separate public hearing for adoption. CONCLUSSION The Planning Commission is expected to receive a presentation where it discusses the findings from the public workshop and draft design guidelines. With the information provided by the Planning Commission, staff will refine the draft standards and guidelines. EXHIBITS A. Draft Development Standards Recommendations B. Draft Development Standards Diagrams R-1 Zone Design Guidelines Study Session October 16, 2019 - Page 2 PC Agenda Page 2 Draft Downey R1 Development Standards Recommendations The following is a summary of Downey's existing R1 Residential Development Standards (2018) in relation to proposea nl aeveiopment stanaaras Tor au single-Tamny resiaenvai nelgnoornooas. 5,000 6,000 7,500 11 10,000 Lot Minimum Lot Area 5,000 SF 6,000 SF 7,500 SF 8,500 SF 10,000 SF Minimum Lot Width 50 FT 50 FT 60 FT 65 FT 70 FT Minimum Lot Depth I e shall e R the a .. d....ar...F .. A:........• 1.... Lot depths shall be within 10% the average depth of the two (2) abutting lots on both sides of the subject lot located on the same side of the street. Corner lots shall be within 10% the average depth of the adjoining two lots along the common front yard frontage. FloorMaximum • ,. Maximum Floor Area Ratio (FAR) G. 0.45 FAR4ko" Z I Zone are eligible for a 0.06 PAR bonus foF: providing F:enewahle L-ReFey SeWCEF.- The maximum FAR feF the R 1 Zone With the FeRewab e eFieFgy 19GRUS 05 0,65. The FeROWabW eReFgy seuFees FRU4 leans one (1) r i.,.... (i) a d eAe (I) C...... (ii) b..1.. Parking FAR The first 400 SF of a detached garage placed behind a main structure and within a rear yard shall not be included in the FAR calculation The first 200 SF of an attached garage shall not be included in the FAR calculation. Floor Area Definition Modify Definition Modify the definition of "Floor Area" to count building elements towards FAR including garages, accessory structures, foyers, mezzanines and lofts, and enclosed patio and porches. Modify Definition Modify the definition of "Floor Area" to count any floor or portion of a floor with a ceiling height greater than 12 feet above the floor is counted as twice the square footage of that area. Maximum Building Height Maximum Building Height Main Building Main Building 28 FT 28 FT Porches and/or an exterior entry facing the front yard 12 FT to top -of -plate Accessory Building 12 FT Exceptions to Height Limits Chimneys, Spark Arrestors, Decorative Caps 5 FT 1 Per Table 9.3.3 R-1 Zone Property Development Standards, Section 9312.08 Residential Zones Property Development Standards, unless otherwise noted. Per Section 9312.08(b)(2) DRAFT 1 10/10/19 1 1817 190305 1 Draft JKA 11 / 20 PC Agenda Page 3 III6,0007,500 II 10,000 Flag Poles 30 FT Solar Energy Systems 3 FT Small Wind Energy Systems Determined by Commission Lot Coverage 1 Maximum Lot Coverage 45% vel Minimum First Floor Front Yard Setback a ° 20 FT Minimum Second Floor Front Yard Setback CST 25 FT For lots above 81500 sq. ft., 5' setback from facade is required for 40% of the second story facade width. Minimum First Floor Side Yard Setback I..WFOO. CI..► FIGGF lFT Width of Lot 5 50 FT Width of Lot > 50 FT 5 65' Width of Lot > 65' 10% Lot Width, but not less than 5 FT 10% Lot Width 10% Lot Width, and not to exceed 10 FT but not less 6' FT and but not less than 7 FT and not to not to exceed 12 FT exceed 14FT Minimum Second Floor Side Yard Setback 5[T and' :Fatal /Marla. G..... nd FleeF (Both Sides) 94 of length I G At least 40% of the length of the second story must be setback an additional 5' from the required setback. For lots greater than 8,500 square feet, the additional 5' setback is measure from the first floor fa5ade. 3 Unless the property is identified on the prevailing setback map, as adopted by the Commission, in which case the greater of the two setbacks shall apply. "Where an existing development, structure, or use has an established front or street side setback greater than the setback required by this chapter, as identified on the map of prevailing setbacks, as adopted by the Commission, the larger setback shall be required in accordance with the definition of prevailing setbacks. §9534.18 Prevailing Setbacks. 49FY514HII L... Wt ha6k0....I.a..n.......i....81.11tl. RBI C feet 6 if the front yard setback is based on prevailing setbacks, then the minimum front yard stepback at the second story shall be setback 5 feet from the prevailing front yard setback. DRAFT 1 10/10/19 1 1817 190305 1 Draft JKA 12 / 20 PC Agenda Page: 4 5,000 1017,5008,500 10,000 Minimum First Floor Street Side Yard Setback 10 feet Minimum Second Floor Street Side Yard Setback At least 40% of the length of the second story must be setback an additional 5' from the required setback. For lots greater than 8,500 square feet, the additional 5' setback is measure from the first floor facade. Minimum Rear Yard Setback 20 FT Projections into Setback Areas Eaves 18 IN Architectural Features, Excluding Chimneys 61N Uncovered Steps and Landings Maximum 48 IN Projection & 30 IN Height Above Finished Grade In side yard not to exceed 12" above grade Covered and Uncovered Second Floor Balconies and Similar Covered and uncovered balconies and similar are not allowed within second floor setback areas. Minimum Dwelling One Bedroom 700 SF Two Bedroom 850 SF Three Bedroom 1,100 SF Four Bedroom 1,300 SF More than Four Bedrooms 1,500 SF Minimum Distance Building Separation 48 -FT 5 FT Between Main Building and Detached Garage 5 FT General Development Stan! . s Residential Uses No lot, building, or structure shall be used or appear to be used for commercial purposes and shall not involve the conduct of a business nor contain commercial or industrially rated equipment not customarily used in connection 7 Per Section 9534.14. Projections into Setback Areas 9 Exclusive of porches, balconies, garages, or other such accessory structures or architectural features. 9 Per Section 9312.08(b) DRAFT 110/10/19 1 1817 190305 1 Draft JKA 13 / 20 PC Agenda Page 5 5,0006,0007,5008,500 10,000 with a residential occupancy, nor be used for the storage of vehicles, equipment, or materials not customarily incidental to the residential use. Remove section. Architecture The architecture and general appearance of the building shall be in keeping with the character of the neighborhood and such as not to be detrimental to the general welfare of the neighborhood in which they are located. See Design Guidelines for considerations and recommendations regarding characteristic architectural styles and neighborhood compatibility. Massing All residential additions, alterations, and modifications shall to the greatest extent possible, avoid excessive massing of the primary structure, through means of varying rooflines, elevations, and other architectural elements. Review and approval of massing of buildings shall be subject to the provisions of Section 9820. See Design Guidelines for considerations and recommendations regarding massing and modulation. Additions Roofs New roofs shall be consistent in form, pitch, and materials with the original house. Architectural Style Additions shall match the architectural style of the original house. Garages at Street Facing Facades Garage Setback Front facing garages shall be setback a minimum of 5 FT from the face of the front facade. Maximum Garage Expression Lots less than 65' in width Garages are prohibited from exceeding 50% of the width of a facade. Required covered parking that cannot meet the maximum facade expression may be parked as tandem parking spaces. Lots 65' or wider in width Garages are prohibited from exceeding 40% of the width of a facade. Required covered parking that cannot meet the maximum facade expression may be parked as tandem parking spaces. Landscaping See "Landscape; General Development Standards" on Page 5 of this document. Front Yards In all residential zones, the front and street side yards shall be landscaped and maintained in good condition and shall be kept free and clear of all construction and automotive materials and parts, trash, refuse, debris, trash storage receptacles, inoperative motor vehicles, discarded or broken materials, appliances, junk, equipment, car cover structures or similar materials and shall not be paved except for pedestrian walkways, and driveways, and ap;:a:d pa#es. Only temporary parking of vehicles pursuant to Section 9710.02(h) shall be allowed in the front yard. Front Yards — Maximum Paving (Hardscape) Lot Width < 60 FT 50% Paving (Hardscape) within the Front Setback or Street Side Setback including all Driveways and Walkways 60 FT <_ Lot Width 40% Paving (Hardscape) within the Front Setback or Street Side Setback including all Driveways and Walkways Additional 10% Hardscape With the use of permeable paving surfaces where a minimum 60% of the total Front Setback or Street Side Setback remains permeable surfaces Walkway Width <_ 6 FT DRAFT 110/10/19 11817 190305 1 Draft JKA 14/20 PC Agenda PagPage 6 5,0006,000 018,500 10,000 Residential Permeable Paving Definition Modify the definition of "Permeable Paving" to specify standards for R-1 zoned lots: In the R-1 Zone, paving materials that allow for the infiltration of rainwater to the soil below may include permeable pavers, open cell concrete, ribbon driveways, and similar. The use of permeable concrete is prohibited. Privacy The following techniques are encouraged in residential zones to maximize privacy between adjacent properties (see Figure 9.3.3). (i) Offset or stagger windows facing neighbor's windows; (ii) Use clerestory windows or locate windows high enough in areas with privacy impacts; (iii) Use translucent glass where appropriate; (iv) Use landscaping to provide a buffer between properties; (v) Screen second story balconies and decks from neighboring property by incorporating architectural elements such as opaque balcony railings; (vi) Locate second story balconies and decks to avoid direct sight lines into main windows, yards, or patio area of adjacent property; (vii) Incorporate screening devices such as trellises or awnings to increase privacy where appropriate. Landscape General Development Standards Landscaping Landscaping is required in the front yard for all areas not covered by an approved driveway or pedestrian walkway pursuant to Section 9520. Landscaping Design Standards u Integral Design Landscaping and open spaces shall be designed as an integral part of the overall site plan design. Landscaping and open spaces shall enhance the building design, enhance public views and spaces, provide buffers and transitions, provide for a balance of solar uses, and provide screening. Design Accents Landscape design shall accent the overall design theme through the use of structures such as arbors and trellises that are appropriate to the particular architectural style of adjacent structures. Three Tier System Landscaped areas shall incorporate plantings using a three (3) tier system: (i) Grass and Ground Covers; (ii) Shrubs; and (iii) Trees Trees A minimum of one (1) new 24 inch box or larger tree with a moderate to fast growth rate to 30 feet of height as defined by the Sunset Western Garden Book or similar shall be planted within a front and rear yard. Planting Design Concepts The following are common planting design concepts that shall be used whenever feasible: (i) Specimen trees used in informal grouping and rows at major focal points; (ii) Extensive use of flowering vines both on walls and arbors; (iii) Pots, vases, wall or raised planters; (iv) The use of planting to create shadow and patterns against walls; 10 Per Section 9312.08(b)(6) Per Section 9520.04(h) DRAFT 110/10/19 11817 190305 1 Draft JKA 15 / 20 PG Agenda Page 7 1.�lrc�Tkiiiiiiiii 111111111 E1 (v) Large broadleaf deciduous trees to create canopy and shade in the summer and sun in the winter, particularly in parking areas; (vi) The use of flowering trees in informal groups to provide color; (vii) Informal massing of colorful plantings; (viii) Use of distinctive plants as focal points; and (ix) Plantings and low walls to screen parking areas from view of public right-of-way while allowing filtered views of larger buildings beyond. Planting Areas: Walls and Streets Planting areas between walls and streets shall be landscaped with a hierarchy of plants in natural formations and groupings. Solid walls over •hFe et forty-two (42) inches high shall receive vines or hedge when facing public streets. Landscape Edge A colorful landscape edge should be established at the base of buildings. Avoid asphalt edges at the base of structures as much as possible. Plant materials located in containers are appropriate. Planting Masses Planting masses on-site should assume a simple, nonuniform arrangement. The diversity of massing types should be great enough to provide interest, but kept to a level that evokes a relaxed natural feeling. Landscaped Screening Where landscaped screening may be substituted for a required wall between zones or uses, such screening shall consist of evergreen trees and shrubs, closely spaced and maintained at a height equal to the height of the required wall. When not otherwise specified, screening shall consist of trees and shrubs which shall not be less than six (6) in height upon planting and which shall be maintained at a height of from fifteen (15) feet to twenty (20) feet at maturity. Landscape Planters Landscape planters shall be designed to retain water on-site within the planter area. Decorative Features Artwork, benches, and other structural features may be included within landscaping areas in residential zones if approved as part of a site plan (where required). Decorative water features shall use recirculatinP water. 12 Outdoor Orientation Outdoor lighting shall be directed, positioned, and/or shielded as not to direct light on any street or abutting property as show in Figure 9.5.7. Maximum Height No outside lighting shall exceed eight (8) feet in height, except building lights, i.e., porch lights or the equivalent. No light fixture shall exceed a maximum lighting output of three hundred (300) watts. Approval The type and location of lighting standards and the intensity of lighting shall be approved by the City Planner. The fixtures shall be decorative. Wall, Fence, and Hedge 13 Approved Materials Approved materials for walls and fences include, but are not limited to, wood, acetal wrought iron or equal, vinyl, stone, masonry, stucco, and concrete. Any materials not listed in this subsection may be approved subject to the discretion of the City Planner. Maximum Height' Front and Street Side Setback 42 IN Interior Side Yard 7 FT Corner Cutback 30 IN Adjacent to R3 and R30 Zones 5 Y2 FT:5 Decorative Masonry Wall15 7 FT 12 Per Section 9520.06 Outdoor Lighting, unless otherwise noted. 13 Per Section 9520.08 General Wall, Fence, and Hedge Regulations, unless otherwise noted. 14 Per Section 9520.08(1) DRAFT 1 10/10/19 11817 190305 1 Draft JKA 16 / 20 PC Agenda Page 8 5,0006,0007,5008,500 10,000 Parking Required Off -Street Aarking 1 Dwelling Unit:5 3,375 SF of habitable space 16 2 Enclosed Spaces lfi 3so.crevSpvccT 3,375 SF 5 Dwelling Unit < 4,500 SF of habitable space " 3 Enclosed Spaces 4,500!9 Dwelling Unit of habitable space 16 4 Enclosed Spaces Minimum Required Parking Space Dimensions' One (1) Parking Space 10 FT Width x 20 FT Depth Two (2) Car Garage Interior 20 FT Width x 20 FT Depth Tandem Parking Spaces Within Enclosed Garage Allowed provided the tandem space is in excess of the two (2) car garage minimum Nonconforming Lots For lots less than 50' in width, tandem parking of required covered parking spaces is permitted. For lots less than 45' in width, detached rear garages may encroach into the rear one-half (1/2) open space of the required rear setback. Establishment of Residential Permitted Parking Districts 16 The City Council may designate, by resolution, certain residential streets or portion thereof as residential preferential parking districts for the benefit of residents adjacent to such residential streets, in which vehicles displaying a permit may be exempt from parking prohibitions or restrictions otherwise posted, marked, or noticed. Each residential preferential parking district shall be established only upon finding that such a district is required to provide on -street parking relief for inhabitants of residential neighborhoods which have become impacted due to overflow parking from nearby uses which are unable to contain their on-site parking demand. No resolution designating a residential preferential parking district shall be enforceable until signs giving adequate notice have been placed. Driveways 19 1 Maximum Number of Driveways Permitted Lot Width < 70 FT 1 Driveway/ Primary Driveway 70 FT15 Lot Width 2 Driveways / Primary and Secondary Circular Driveways Single/Primary Driveway to Required Garage Garage Door Parallel to Front or Street Side Property Line 40 FT <_ Garage Setback 10 FT:5 Driveway Width; Driveway Width within Front or Street Side Setback Area < 12 FT Garage Setback < 40 FT Driveway Width:5 18 FT or 2 FT wider than the garage door opening, whichever is greater; Curb Cut at Front Yard < 30 FT 15 Per Section 9708 Residential Off -Street Parking Requirements 16 The purposes of calculating required parking, the square footage of all enclosed areas, including storage areas, guest houses and ADUs, except garages, shall be included. An equivalent number of required parking spaces shall be provided in the driveway (may be tandem). "Per Section 9710.02(a) is Per Ordinance 18L1402, Section 3199.6 Establishment of Residential Permitted Parking Districts (11/13/2018). 19 Per Section 9710.02 R-1 and R-2 Zone Design Standards, unless otherwise noted. 2'The use of all driveways shall be limited to the temporary parking (not exceeding seventy-two (72) hours) of motor vehicles only. The parking of recreational vehicles on the driveway shall be subject to Section 9312.08(b)(13). DRAFT 1 10/10/19 ) 1817 190305 1 Draft JKA 17 / 20 PC Agenda Page 9 Garaee Door Not Parallel to Front or Street Side Property Llne Curb Cut < 12 FT; Driveway Radius < 12 FT; 25 FT < Driveway Backup Length Lot Width < 50 FT Driveway Width 5 20 FT; Curb Cut + Walkway Width:5 18 FT Parallel Driveway and Walkway 2 FT15 Landscape separation between Driveway and Walkway Second/Secondary Driveway to Required Garage Maximum Secondary Driveway Width Secondary Driveway Width within Setback Area 5 12 FT shall be no greater than 12 FT Connected Driveways Primary and Secondary Curb Cuts shall serve the same driveway Driveway Separation 24 FT:5 Distance between Curb Cuts; 20 FT:5 Driveway Connection Setback from Property Line Landscaping 5 FT < Landscape separation between Driveway and Building Use Motor Vehicles Parking on Driveways < 72 Hours Recreational Vehicles Subject to Section 9312.08(b)(13) Subdivision Authority Advisory Agency Planning Commission Appeal Board City Council Subdivision Committee City Planner (Chairperson) Director of Community Development City Engineer Building Official Fire Chief Director of Public Works Director of Parks and Recreation Procedure z3 1 Application Tentative Map / Preliminary Parcel Map submitted to the Planning Division of the City 2 Staff Review The City Planner convenes the Subdivision Committee 3 Staff Report The Subdivision Committee submits its recommendations for the proposed subdivision, in writing, to the Planning Commission *If the Applicant does not agree with Subdivision Committee recommendations, the Applicant may appear before the Planning Commission and present any matters thereto Zl Per Chapter 9 Subdivision Regulations (Sections 9900-9960.12), unless otherwise noted. 21 Per Section 9902 Definitions, unless otherwise noted. 23 Per Section 9920 Procedure and Practice, unless otherwise noted. DRAFT 1 10/10/19 1 1817 190305 1 Draft JKA 18 / 20 PC Agenda Pace 10 4 Planning Commission Approval of Tentative Map / Parcel Map The Applicant shall attend a Public Hearing with the Planning Commission, who shall approve conditionally, approve or disapprove a map or maps of subdivisions 5 Appeal If the Planning Commission disapproves the map(s), the Applicant may appeal to the City Council 6 Planning Commission and City Council Approval of Final Map A final map is submitted and reviewed by the Planning Commission and the City Council who shall approve conditionally, approve or disapprove the final map 7 City Engineer and City Planner Report After the receipt of a print of a final map or parcel map, the City Engineer and City Planner shall report, in writing, to the Planning Commission as to the compliance or noncompliance of such map with all applicable laws, and if such map does not so comply, they shall file a statement of the changes necessary to cause such map to so comply Condominiums, Community Apartment Projects and Stock Cooperative Projects ° In addition to Section 66427 of the Subdivision Map Act, maps of condominiums, community apartment projects and stock cooperative projects shall also comply with the following: In a subdivision consisting of a condominium project, as defined in Section 1350 of the Civil Code, a community apartment project, as defined in Section 11004 of the Business and Professions Code, or the conversion of five or more existing dwelling units to a stock cooperative, as defined in Section 11003.2 of the Business and Professions Code, maps of such subdivisions Rood Fief but FRa shall show the design of all buildings and manner in which the buildings or the air space above the property shown on the maps are to be divided. In all other respects, the provisions of these regulations shall apply to such subdivisions. Improvement Maps 25 Streets and Highways The street plans shall show all proposed streets, highways and alleys in both plan and profile. However, the profile may be substituted for showing existing and proposed elevations on the plan in sufficient detail so as to identify the intent of the proposed plan. All grade breaks shall be shown on curbs and flow lines. Curb elevations of each side of a street should be at approximately the same elevation at the same station. Generally, the design shall be in accordance with City standards. Minimum Private Residential Cul -De -Sac Width 26 20' Private Street Private streets shall be a separate parcel. Private Residential Street Elevation The elevation of a private residential street shall match the elevation of the adjacent and intersecting public right-of- way and follow the natural grade. Private Residential Street Curb Private residents streets shall meet the public right-of-way with a 6 inch rounded curb and a minimum plan radius of 5 feet. Privacy Wall and Landscape Private residential streets shall provide a 4 -foot wide landscape buffer, including street trees as provided for in this Section, and a decorative wall or fence to provide privacy, sound, and visual buffers between the private residential street and the adjacent property. The wall or fence shall meet the maximum allowable height standards of this code. Street trees shall meet the street tree standard for subdivisions. Street Trees Street trees shall be provided along private residential streets, spaced at a minimum of 28 -feet on -center. 24 Per Section 9915 Condominiums, Community Apartment Projects and Stock Cooperative Projects, unless otherwise noted. 25 Per Section 9916 Improvement Maps, unless otherwise noted. 26 See "Private Residential Cul -De -Sac" (9/11/2003) Standard Drawing, Public Works. DRAFT 13/5/19 1 1817 190305 1 Draft Recommendations.docx JKA 19 / 20 PC Agenda Page 11 5,000 air7,500 00 10,000 Minimum Street Parking Space Dimension 10' Width On -Street Parking On -street parking shall be placed along an interior curb and not adjacent to neighboring properties. Street Lighting System A street lighting system shall be designed in accordance with Utility Company and City standards. It shall be shown on a separate plan or on a plan containing proposed underground utility facilities. Landscaping and Irrigation In the event landscaping in the public right-of-way is required or proposed, the plan shall show the size and species of all plant materials along with the location of trees. Irrigation systems shall be shown in sufficient detail to enable the intended improvements to be completed. Vesting Tentative Maps: Citation and Authority 27 Development Rights (a) The approval or conditional approval of a vesting tentative map shall confirm a vested right to proceed with development in substantial compliance with the ordinances, policies and standards of the City of Downey in effect at the time the vesting tentative map is approved or conditionally approved. (b) Notwithstanding Subsection (a), a permit, approval, extension or entitlement sought subsequent to the approval or conditional approval of a vesting tentative map may be made conditional or denied if any of the following are determined: (1) A failure to do so would place the residents of a subdivision or the immediate community, or both, in a condition dangerous to their health or safety, or both. (2) The condition or denial is required in order to comply with state or federal law. (c) Whenever a subdivider files a vesting tentative map for a subdivision whose intended development is inconsistent with the zoning ordinance in existence at that time, that inconsistency shall be noted on the map. The City may deny such a vesting tentative map or approve it conditioned upon the subdivider or his or her designee obtaining the necessary change in the zoning ordinance to eliminate the inconsistency. If the change in the zoning ordinance is obtained, the approved or conditionally approved vesting tentative map shall, notwithstanding Subsection (a), confer the vested right to proceed with the development in substantial compliance with the change in the zoning ordinance and the map as approved. The rights conferred by this section shall be for the time period set forth in Section 9917.6. (d) Notwithstanding any other provision of Sections 9917 through 9917.9 the property owner or his or her designee may seek approvals or permits for the development which depart from the ordinances, policies, and standards described in Subsections (a) and (b), and these approvals may be made to the extent that such departures are authorized under applicable law. Dedications 211 Streets, Highways, Alleys and Transit Facilities The City may require the dedication of irrevocable offer of dedication of real property within the subdivision for streets, highways, alleys and local transit facilities, such as bus turnouts, benches, shelters, landing pads, etc., which directly benefit the residents of the subdivision. The consideration of dedication shall also include access rights and abutter's rights. Private Streets and Alleys Except as set out hereafter, all parcels of land intended for public use in a subdivision shown on the final map thereof shall be offered for dedication for public use, provided, however, that with the approval of the City Council any street, highway, alley or way which is intended to be kept physically closed to public travel or posted as a private street or alley at all times may be shown as a private street or alley, but in any such case the final map shall contain a condition offer of dedication which may be accepted by the City Council at such time as the street shall have ceased to remain so physically closed or posted and shall have been opened to public travel for a period of at least three (3) months. Any such private street shall be shown on such map by heavy, dashed lines. Sufficient data shall be shown on each private street or alley to define its boundaries, as is required for a public street, and also sufficient mathematical data to clearly show the portion of each lot within such street. The design and improvement of any such private street shall be subject to all of the requirements prescribed by these regulations for public streets. Park and Recreation Areas and Facilities 77 Per Section 9917 Vesting Tentative Maps: Citation and Authority, unless otherwise noted. 2e Per Section 9931 Dedications, unless otherwise noted. DRAFT 13/5/19 1 1817 190305 1 Draft Recommendations.docx JKA 110 / 20 PC Agenda Page 12 rrr rrr rr ,r e,ee Every subdivider who subdivides land shall dedicate a portion of such land, pay a fee, or do both, as set forth in this chapter for the purpose of providing park and recreational facilities to serve future residents of such subdivisions. Amount of Land To Be Dedicated The amount of land to be dedicated by a subdivider pursuant to this chapter shall be based on the following: For each single family detached dwelling unit and duplex, a total of three hundred seventy-five (375) square feet of park land shall be dedicated, and three hundred (300) square feet of park for all other dwellings. Amount of Park In -Lieu Fee of Land Dedication Where a fee is required by the City Council in -lieu park land dedication, the amount of such fee shall be determined as follows: (a) Five hundred dollars ($500.00) for each single-family dwelling unit; and (b) Three hundred eighty dollars ($380.00) per unit for all other types of dwelling units. Where a residential property is subdivided for single-family ownership, a credit towards park fees shall be applied on a unit for unit basis. If new units are added, the appropriate unit fee plus the inflation factor shall be multiplied by the total number of added units and the total charged as park -in -lieu fee for the development. Right to Receive Sunlight The Planning Commission may require, as a condition of approval of tentative maps, the dedication of easements for the purpose of assuring the right to receive sunlight across adjacent parcels in the subdivision for which approval is sought for any solar energy system, in accordance with the provisions of Section 66475.3 of the Subdivision Map Act. Improvements" The Planning Commission or the City Council may require a subdivider to construct or install improvements for the benefit of the residents of the subdivision. Streets and Highways All highway improvements, including drainage structures incidental thereto, shall be installed to alignments and grades as approved by the City Engineer. When required, traffic -control devices and street name signs shall be furnished and installed in accordance with City standards. Each highway, other than a major or secondary highway, and each street, shall have a width of right-of-way and a width of roadway sufficient to serve adequately the area proposed to be subdivided, taking into consideration the size and nature of the proposed subdivision and its relationship to surrounding properties. Construction shall be performed in accordance with City standards. Street Name Private streets shall be named. The private street name shall be different than the adjoining public street. Street Name Sign Street name signs shall be provided, as approved by the Traffic Engineer, Fire Apparatus Access Roads Approved fire apparatus access roads and an approved area for turn -around for dead-end roads in excess of 150 feet in length shall be provided as required by the Fire Marshal and the Fire Code. Fire Apparatus Access Road Markings Approved signs or other approved notices or markings, such as red curbs, shall be provided as required by th a Fire Marshall and the Fire Code. Street Lighting Street lighting systems shall be installed in accordance with City standards and those of the Utility Company. Trenches for underground cable and/or conduit shall be backfilled in accordance with City standards. Street Planting and Irrigation In any subdivision where subdivider proposes or is required to plant trees or shrubs in the streets, the subdivider shall first secure from the City Engineer, approval of the type or species and location of such trees or shrubs. Preparation of the soil prior to the installation of such trees or shrubs and the method of installation shall be in accordance with City standards. Irrigation systems along with backfilling of trenches shall conform with City standards. Lot Design Each lot in any subdivision shall have a frontage and depth not less than that required by the comprehensive Zoning 29 Per Section 9933 Improvements, unless otherwise noted. DRAFT 13/5/19 1 1817 190305 1 Draft Recommendations.docx JKA 1 11 / 20 PC Agenda Page 13 5,0006,0007,5008,500 10,000 Ordinance. Neighborhood Compatibility Standards Lot Area The area of subdivided lots, excluding any area dedicated for public or private street and alleys, shall not be less than the prevailing lot area and not less than the minimum zoned lot area. Add Definition for Prevailing Lot Area The prevailing lot area shall be determined by calculating the average square footage of all properties contiguous to the subject property. Floor Area Ratio (FAR) The maximum allowable FAR shall be based on the net lot area and shall not include the area of a private street or any other commonly held lots. Public Street Fronting Orientation All structures within a subdivision fronting a public street shall be oriented towards the public street. Preliminary Building Massing The Applicant for a subdivision shall illustrate the preliminary building massing in context to adjacent properties to confirm no issues or propose the mitigation of issues related to privacy, context, light, and air. Upon approval, the proposed location, height, and mitigating measures shall be recorded and re -reviewed for compliance before the issuance of a building permit. DRAFT 13/5/19 1 1817 190305 1 Draft Recommendations.docx JKA 112 / 20 PC Agenda Page 14 Draft Downey R1 Design Guidelines Recommendations The following is a summary of the proposed design guidelines for all single-family residential neighborhoods in Downey. 001 10I7,500 11 10,000 Downey's single-family residential neighborhoods, developed in the mid -20`h Century, are typically characterized by single -story Minimal Traditional and Ranch style houses built on suburban tracts that were previously agricultural. Given the decades -long development duration, many of the resulting tracts and blocks have dissimilar lot sizes and remnant larger interior parcels continue to be developed. The purpose of design review is to enhance the character of Downey's residential neighborhoods and to ensure that the design of new homes, additions, and alterations to existing dwellings relates to the existing community context and character. Design review by City staff is intended to promote high-quality design that favors construction craft and architectural style related to historical precedent and neighborhood context. This review process shall encourage creative and appropriate solutions that fit with their surroundings and enhance the overall consistent character and value seen in Downey residential communities while avoiding unnecessary delays or burdens in project approval, Authority Community Development Director who may delegate to staff. Applicability All new homes, additions, and exterior alterations to existing dwellings in the R-1 zone Process Step 1 Application Step 2 Staff Review Upon compliance, skip to Step 5, or go to Step 3 Step 3 Appeal to Community Development Director Upon compliance, skip to Step 5, or go to Step 4 Step 4 Appeal to Planning Commission Approval or Denial Step 5 Approval Conditions of Approval Development Standards Proposals shall meet the minimum requirements of the Development Standards Design Guidelines Checklist Proposal shall comply with the Design Guidelines Checklist Appeals Appeal to Community Development Director and then to the Planning Commission Characteristic Architectural Purpose "Prior to 1930, traditional houses were most often constructed by builders who were familiar with the overall composition and the individual details of each style. Today this is generally not the case — and careful study of precedents is important." -Virginia Savage McAlester, A Field Guide to American Houses History The majority of Downey's housing was built during the period after World War II and was financed by Federal Housing Administration (FHA) insured loans. The FHA preferred traditional style homes, known as Bankers Modern, comprised of Minimal Traditional, Ranch, and Split -Level style homes (see Downey Architectural Styles Timeline). DRAFT 13/5/19 11817 190305 1 Draft Recommendations.docx JKA 113 / 20 PC Agenda Page 15 000 rye 00 0010,000 Minimal Traditional (1935 - 1950) "Simplicity in exterior design gives the small house the appearance of maximum size." —Federal Housing Administration Minimal Traditional houses are characterized as single story homes with detached rear yard garages. Roof forms are low pitched (1:3 maximum) and are either hipped or gabled. Roof eaves have a maximum overhang of 1 feet. Homes are comprised of one and at most two major masses with a front facing wing. Minor massing elements are constrained to porches, bay windows, and platform steps. Double -hung windows are typically multi -pane (1:1 ratio). Ranches and Ranchettes (1935 - 1975) Styled Ranches (1935 -1985) Split Level (1935 - 1975) Additional Styles Additional styles are allowed but the Applicant shall provide precedents and meet the Design Compliance Findings (see below) as determined by the Community Development Director with, upon denial by the Community Development Director, an allowance for appeal to the Planning Commission. Educational Resources The architectural history and character -defining features of American single-family residential styles may be referenced within the following resources: • A Field Guide to American Houses by Virginia Lee McAlester • American House Styles: A Concise Guide by John Milnes Baker • The Abrams Guide to American House Styles by William Morgan Neighborhood Compatibility 1 Set Second Stories Behind the Ridgeline New second story construction and second story additions should be placed behind the first story ridgeline. 2 Use Characteristic Residential Architectural Styles, Colors, and Materials When considering the design of a residential project, observe, utilize, and creatively respect the existing architectural character, expressions, proportions, and materials seen in the surrounding community and along the same street and block. 3 Use 360° and Downey -Characteristic Architecture The use of Downey Characteristic Architectural Styles (see above) in residential design is encouraged and should extend to all exterior portions of the structure. 4 Utilize Pitched Roofs Utilize pitched roofs to maintain the substantially prevailing character of pitched roofs in Downey neighborhoods. One roof shape should be used consistently, either a gabled or hipped roof, for all roof elements including dormers. One roof pitch should be used consistently and may vary from low pitches (less than 30°), normal pitches (30°L45°), and steep pitches (more than 45°). The combined use of more than one roof shape or pitch is discouraged. 5 Constrain the Use of Double -Height Entries Double -height spaces should be contained with the volume of the interior of the primary structure and not expressed on or visible from street -facing exteriors. DRAFT 13/5/19 1 1817 190305 1 Draft Recommendations.docx JKA ) 14 / 20 PC Agenda Page 16 sir err 00 00 0000 6 Orient Garages to the Prevailing Neighborhood Context Garages adjoining front yards are discouraged, except where front -yard facing garages are substantially consistent with the orientation of garages observed along the same frontage along the same block and where it is impractical to locate the garage behind the residence due to considerations of topography, geometry of the lot, and/or the constraining dimensions of property boundaries. If a lot adjoins an alley, garage access should be from the alley, unless the alley does not provide enough width for access. 7 Maintain Existing Side Yard Driveways Where rear yard garages are substantially consistent with the orientation of garages observed along the same block, maintain side yard driveways to provide access to rear yard garages. If a new garage configuration is proposed, consider maintaining the side yard driveway as an open space to retain consistency with the open space pattern of the block. 8 Limit Fences, Walls, and Hedges at Front Yards Limit the use of fences, walls, and hedges at front yards to maintain the traditional single-family neighborhood front yard common landscape. Massing and Modulation 9 Reduce the Massing of Front Facing Garages When garages at front yards are utilized, the garage should be subordinate in massing and expression to the overall building scale and character. 10 Utilize Characteristic Major and Minor Massing The architectural style of buildings should determine the scale, changes in plane, and repetitive elements of major and minor massing. Buildings should be composed of a minimum of two major masses and incorporate transitional minor massing to minimize overall building bulk and relate adjacent single -story structures to new structures and open spaces. Minor massing elements that provide contrasts in scale include but are not limited to front entries, porches, balconies, dormers, chimneys, intersecting building and roof volumes, and massing transitions from first to second stories. In all instances, minor massing should be clearly subordinate to major massing in height, volume, and scale. Buildings composed mainly of minor masses are discouraged. 11 Modulate Front and Side Yard Facing Architecture Residences should include horizontal and vertical breaks in plane and material, or modulation, along side yards to relate to the scale of adjacent structures. Privacy 12 Limit Mass and Bulk from Extending into the Prevailing Rear Yard Limit the extension of building mass and bulk into non -required rear yards to maintain the prevailing rear yard conditions at adjacent residential properties. 13 Maximize Privacy at Windows Overlooking Side Yards Avoid placing windows at second stories with direct views into adjoining second story windows of existing homes. 14 Provide Landscape at Interior Side and Rear Yards Landscape, including shrubs, hedges, and trees, should be planted at side yards and rear yards to enhance the visual privacy between adjoining properties. Landscape 15 Use Complementary Landscape Design When an addition or new construction project is designed, the softscape and hardscape should be integral to the architectural style of the house, maximize privacy at side and rear yards, and meet State and City requirements for irrigation and low water use. 16 Provide Shade Trees Along Street Frontages The use of multiple shade trees along street -facing yards is encouraged. DRAFT 13/5/19 11817 190305 1 Draft Recommendations.docx JKA 1 15 / 20 PC Agenda Page 17 DRAFT 3/5/19 1 1817 190305 1 Draft Recommendations.docx JKA 116 / 20 PC Agenda Page 18 !il 7117,5008,500 10,000 Accessory Structures 17 Design Accessory Structures to Complement Residences Accessory structures should be designed with the same character and expression as the main residence. Design - Findings 1. The proposed building, structure, and/or landscape is in compliance with the goals, objectives, and policies of the City of Downey General Plan and any other applicable plans adopted pursuant to the General Plan. 2. The proposed building, structure, and/or landscape are in conformity with the standards of the Municipal Code including the location on the lot, area, height, and parking. 3. The proposed building, structure, and/or landscape are substantially consistent with the orientation to the street and sidewalk, location of parking and parking structures, setbacks, lot coverage, rooflines, mass and bulk, materials, colors, and landscape of the lots along the same frontage along the same block. 4. The proposed building, structure, and/or landscape, and associated walls and fences, are designed to reasonably protect adjoining and abutting single-family residential properties from noise and maintain the visual privacy of adjoining and abutting single-family residences. 5. The proposed building utilizes quality materials and details similar to or better than adjoining and abutting single-family residences so as to maintain and improve the local setting and community character in terms of appearance and value. DRAFT 3/5/19 1 1817 190305 1 Draft Recommendations.docx JKA 116 / 20 PC Agenda Page 18 Downey Definitions Accessory Dwelling Unit or "ADU" An attached or a detached residential dwelling unit, which provides complete independent living facilities for one or more persons and includes permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the single-family dwelling unit it is accessory to, and is located on a fixed or permanent foundation. The term "ADU" captures and supersedes the terms "Second Unit Developments" under the Municipal Code and any adopted Development Code of a Specific Plan or Community Plan. Balcony An unenclosed area either recessed or projected from the walls of a building. Balconies are thirty (30) inches or more above grade, are attached to and supported primarily by the exterior wall of the building, are accessible from the building's interior, and are unenclosed on one (1) or more sides except for a railing or parapet that is not greater than sixty (60) inches high. A balcony is not an accessory structure. Basement That portion of a building between the floor and the ceiling, which is partly below and partly above grade but so located that the vertical distance from grade to the finished floor level below is less than the vertical distance from grade to ceiling, in which case such basement shall be considered a story (see "Cellar"). Building Any structure built for the support, shelter, or enclosure of persons, animals, belongings, or property of any kind and having a roof supported by columns or walls and attached to the ground. Building, Accessory A detached building for which use is subordinate to and incidental to that of the main building on the same lot. The accessory building may include a garage, carport, playhouse, hobby shop, cabana, accessory living quarters or guesthouse, greenhouse, garden tool house, and other similar buildings. Building, Enclosed A building separated on all sides from the abutting open space, or from other buildings or structures, by a permanent roof and exterior walls, pierced only by windows and entrance and exit openings. Building Frontage That portion of a main building most nearly parallel to a street or parking area Building Height The vertical distance measured from the street curb level to the highest point of the coping of a flat roof, or to the highest point of a mansard roof, or to the highest gable of a pitch or a hip roof (see Figure 9.1.2). Building, Main The principal structure on the property and the building in which is considered a principal use of the lot upon which it is situated. Every dwelling (except an ADU or guesthouse) in a residential zone is a main building. Building Site A land area consisting of one (1) or more parcels of land under common ownership or control, including all yards, parking spaces, and other open spaces required by this chapter. Driveway Driveway shall mean: (a) On private property, the required paved access way from the street property line to any garage, carport, parking or loading space, or an approved auxiliary parking area; and (b) In the public right-of-way, the driveway approach is a required paved access way from the curb line to the street property line. DRAFT 13/5/19 11817 190305 1 Draft Recommendations.docx JKA 117 / 20 FG -Agenda Page 19 Dwelling, Single -Family A detached residential dwelling unit, designed for occupancy by one (1) family, and may also include housing types described in Government Code Section 65852. Dwelling Unit One (1) or more rooms arranged or used as living quarters by one (1) family and containing one (1) kitchen. (Amended by Ord. 1248, adopted 7/28/2009) Floor Area Ratio (FAR) The floor area of building(s) on a lot (including garages) divided by the lot area. Building elements such as garages, accessory structures, foyers, mezzanines and lofts, and enclosed patio and porches. Any floor or portion of a floor with a ceiling height greater than 12 feet above the floor is counted as twice the square footage of that area. A basement (where more than fifty (50) percent of the volume of the room is below grade) is exempted from the requirements limiting the floor area ratio (see Figure 9.1.5). Kitchen A room or space used, or intended, or designed to be used for the cooking or preparation of food. Landscaping The planting and maintenance of a combination of live plant materials, which may include native or exotic trees, groundcover, shrubs, vines, flowers, and lawn. Landscaping may also include synthetic turf, a limited amount of stones, permeable pavers, decomposed granite, benches, ponds, and statuary. Landscaping, Drought Tolerant Landscaping characterized by the use of vegetation that is drought tolerant or requires low water use. Lot A contiguous quantity or parcel of land in the possession of, or owned by, or recorded as the property of the same claimant or person, and shall further mean: (a) A parcel of real property when sown as a delineated parcel of land with a number or other designation on a tract or plat recorded in the office of the County Recorder; or (b) A parcel of land, the dimensions and boundaries of which are defined by a record of survey recorded pursuant to the provisions of the Subdivision Map Act of the State in the office of the County Recorder. (c) Where contiguous parcels of land in the same ownership are legally described and developed as permitted by this Code, such individual parcels shall be considered as separate lots. (d) A lot is also defined as a plot or parcel of land. Lot Area The total area within the boundary lines of a lot, excluding any area dedicated for public or private streets and alleys. Lot Line, Front The street line in the case of an interior lot; in the case of a corner lot, the street line separating the narrowest street frontage of the lot from the street; and in the case of a through lot, each street line shall be a front lot line. Lot Line, Rear A lot line which is opposite, most distant from, and most nearly parallel to the front lot line. Lot Line, Side Any lot line not a front lot line or rear lot line. Mezzanine An intermediate floor just above the ground floor; it often has a low ceiling and projects in the for of a balcony, and does not exceed one-third of the floor area of the room or space in which they are located. Parcel of Land Parcel of land shall mean the same as lot. DRAFT 13/5/19 1 1817 190305 1 Draft Recommendations.docx JKA 1 18 / 20 PC Agenda Page 20 Patio, Enclosed A level, paved or decked area directly abutting a principal building that is enclosed on all sides whose principal use shall be for outdoor entertaining or recreation. A patio is not used as a habitable room or as a parking space for vehicles. Patio, Open A level, paved or decked area directly abutting a principal building open on one (1) or more sides, which may be covered or uncovered, whose principal use shall be for outdoor entertaining or recreation. A patio is not used as a habitable room or as a parking space for vehicles. Permeable Paving A paving material that permits water penetration to a soil depth of eighteen (18) inches or more, including non- porous surface material poured or Iain in sections not exceeding one (1) square foot in area and collectively comprising less than two-thirds of the total surface area of the lot and loosely laid materials such as crushed stone or gravel. Porte Cochere A roofed space, open on three (3) or more sides, and attached to the side of a dwelling or building, for the loading or unloading of passenger cars (see Figure 9.1.10). Roof A structural covering over any portion of a building or structure, including projections beyond the walls or support of the building or structure, which is permanently attached. Roof. Flat A roof nearly horizontal and level (see Figure 9.1.12). Roof, Gabled A pitched roof having a gable at each end (see Figure 9.1.12). Roof, Gambrel A ridged roof with two (2) slopes on either side, the lower slope having the steeper pitch. It is often flared beyond the front or rear of the dwelling forming a deep overhang (see Figure 9.1.12). Roof, Hipped A hipped (or hip) roof slopes down to the eaves on all four (4) sides. Although a hipped roof is not gabled, it may have dormers or connecting wings with gables (see Figure 9.1.12). Roof, Mansard A mansard roof has two (2) slopes on each of the four (4) sides. The lower slope is steeper than the upper slope. Dormers are often set in the lower slope. The upper slope is usually not visible from the ground (see Figure 9.1.12). Setback Line, Front The line that defines the depth of the required front yard. Said setback line shall be parallel with the street line or the line established by the General Plan, and be removed therefrom by the perpendicular distance prescribed for the front yard in the zone. Setback Line, Rear or Side The line that defines the width or depth of the required rear or side yard. Said setback line shall be parallel with the property line, removed therefrom by the perpendicular distance prescribed for the yard in the zone. Where the side or rear yard abuts a street, the distance shall be measured as set forth in "setback line, front". Setback, Prevailing Where an existing development, structure, or use has an established front or street side setback greater than the setback required by this chapter, the prevailing setback is the front setback line determined by the shortest setback of the two (2) adjacent properties on both sides of the subject property, located on the same side of the street. If the subject property is a corner lot, the prevailing setback is determined by the shortest front setback line of the two (2) adjacent properties located on the same side of the street (see Figure 9.1.14). Story That portion of a building included between the upper surface of any floor and the upper surface of the floor next above, except that the topmost story shall be that portion of a building included between the upper surface of the topmost floor and the ceiling or roof above. DRAFT 3/5/19 11817 190305 1 Draft Recommendations.docx JKA 119 / 20 PGAgenda Page 21 Street Any public right-of-way or private recorded thoroughfare that affords a principal means of access to an abutting lot (see "Alley" and "Freeway"). Structure Anything constructed or erected which requires a location on the ground or which is attached to something having a location on the ground, but not including fences or walls seven (7) feet or less in height. Subdivision The process of dividing land and/or structures for parcelized sales. This process involves either parcel or tract maps. DRAFT 13/5/19 11817 190305 1 Draft Recommendations.docx JKA 120 / 20 PC Agenda Page 22 (N) Tree �40' 50, Front Facing Garage 5'Setback Zoning Envelope Typical New Construction x0 \ R. OLO7 CCOVERAGE za' 0.45 FAR 2ii Zoning Envelope ' 28 20' Typical Tract Home Typical Tract Home Draft R1 Recommendations 59000 SF Lot Downey Single Family Neighborhood Design Study NEW CONSTRUCTION PGA ends Page 23 Typical Second Story Addition h 10' r 28' >Ivr/ r` .a Typical Tract Home 45 35 100' LOT COVERAGE 20' 0.45 Zoning Envelope FAR 20 •, 8�L'ri�` I3' � � 28 25' ! LOTCOVERAGE I Typical Tract Home r' •lig erPr (N) Tree 40' sn �. 37' 50'1! \/ 35 100 20. >r Draft R1 Recommendations 5,000 SF Lot Downey Single Family Neighborhood Design Study SECOND STORY ADDITION 2 PC Agenda Page 24 (N) Tree N. ?n -Zoning Envelope 20• 9 P 1 .1 Typical Second Story Addition Typical Tract Home y' 43 �.p. /• Y / 46' 109' 36% LOTCOVERAGE za• 0.45 4 ____ Zoning Envelope FAR ZO " 14' 2$' LOT COVERAGE A4i I, e C y \ — .* f - Typical Tract Home Draft R1 Recommendations 6,000 SF Lot Downey Single Family Neighborhood Design Study SECOND STORY ADDITION 3 PC Agenda,. Page 25 zo� Zoning Envelope Typical New Construction Typical Tract Home Draft R1 Recommendations Downey Single Family Neighborhood Design Study PC Agenda Page 26 20' as Zoning Envelope � � c Typical New Construction 30' — Typical Tract Home •' LOT 300VERAGE Zpr 0.45 FAR z,4 20' Zoning Envelope LOT COVERAGE •�, ��` .,,J �� moi''" •\ 82' Front Facing Garage 5' Setback (N) Tree A 82' \ aE -tel' rJ 44, 'a .513• •. 1 . 20' Typical Tract Home EMMDraft R1 Recommendations 10000 SF Lot Downey Single Family Neighborhood Design Study NEW CONSTRUCTION 5 __ PC Agenda Page 27 1 .1 / \ Zoning Envelope Typical New Construction \ \'e" 30' \ \ / /\ \ Typical Tract Home 106' 116' • ,,♦ ' \ IDW \ /' 90 22 20' 30% y� LOTCOVERAGE ts' 20' 0.45 FAR Zoning Envelope 25 20 30' I� --,,`` _♦' ��♦ 181 <' 4 — Typical Tract Home r \Y y \ 7 Front FacingGarage 5'Setback 116'2 (N) Tree \ \ 108' \ / / 47 90 22' Draft R1 Recommendations 10,000 SF Lot Downey Single Family Neighborhood Design Study PREVAILING REAR YARD PG Acenda Page 28 5' (N) Tree `r _ LOT COVERAGE _ 20' yf aT�# Zoning Envelope 0.45 i FAR ,r }� 28' < \`\ LOTCOVERAGE i 1 y -.I-\ \. Typical Tract Home °31 Draft R1 Recommendations 159000 SF Lot Downey Single Family Neighborhood Design Study NEW CONSTRUCTION 7] PC Agenda Page 29 33% a 0. LOT COVERAGEJ V.45C' > Zoning Envelope` 17 y: a 87' 109, ! S (N) Tree Draft R1 Recommendations 28,000 SF Lot_ Downey Single Family Neighborhood Design Study SECOND STORY ADDITION 8 IAC AcLenda Page 30 ,r + r� - i L07COVERACE ' f 12& t Juxtaposed Lot Sizes 266 — Typical Tract Home Draft R1 Recommendations 28,000 SF Lot_ Downey Single Family Neighborhood Design Study SECOND STORY ADDITION 8 IAC AcLenda Page 30 Non -Conforming Fire Access Turn Around " ical Tract Homes _t fit r � - ?j r ."� 85' r fi4 104'Private Street Facing i PROPOSED STANDARDS _ `'` 36% w T RAGE 0.45 Q FAR Typlcal Tract Homes 36% LOT COVE 1 0.45 r -- -- I FAR .__. �.r 34% - 40TCOVFRAGF 0.45 -107' � L- -. - �J. I FAR � I ' 107' �{ _ 341. f` Fire Access _ . 84Public Street Facing Turn Around 105 PREVAILING LOT AREA IQ7. X 12,476 14a' .�-•. SUBDOE16 MO LOTAREA (N) Street Trees _ ;4 35 and Privacy Wall f EEWDraft R1 Recommendations Downey Single Family Neighborhood Design Study 47,684 SF Lot SUBDIVISION 9 PG Agenda Page 31_