HomeMy WebLinkAboutInitial Plan; Zoning Review IPZR2013004 - Supporting DocumentsSTATEOFCALIFORNIA- NATURALRESOURCESAGENCY EDMUNDG
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CALIFORNIACOASTALCOMMISSION
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LongBeach,CA90802-4302
(562)590-5071
October3,2014
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Cit ofHuntintonBeach
2000 MAINSTREET CALIFORNIA92648
DEPARTMENTOFPLANNINGANDBUILDING
www.huntintonbeachca.ov
PlanninDivision BuildinDivision
714.536.5271 714.536.5241
November5,2013
Application:
Applicant:
PropertyOwner:
Request:
ProjectLocation:
DearMr.Adams:
InitialPlanZoningReviewNo.13-004
(PCHLive/Work)
MichaelAdams, PO Box 382, HuntingtonBeach,CA 92648
lsam Hanna,PO Box 17304,Anaheim,CA 92817
To reviewconceptual plansfor an approximately4,609 sq.ft. three-
story live/workdevelopmentconsistingof one residentialunitwith 3
bedroomsand 400 sq. ft. of commercialspace on the groundfloor.
The projectincludestwo tandem parkingspaces accessedfrom the
alley (4 parkingspaces).
716 Pacific Coast Highway, 92648 (north side of PCH, east of 8th
Street)
We appreciate the opportunity to review your conceptual plans received and dated
September 6, 2013, for the proposed live/workdevelopment. The comments provided
in this letter reflect PlanningDivision review only and should be considered preliminary,
subject to change upon receipt of any new information and/or submittal of an
entitlement application.
Zonin /GeneralPlan
The project site is located within the SP5-CZ (DowntownSpecific Plan —District 1 —
Coastal Zone). The General Plan designation for the subject property is MV-F8-d-sp
(Mixed Use Vertical —1.5 (MU)-0.35 (0)/25 du/ac —Design Overlay —Specific Plan
Overlay).
IPZRNo.13-004(Live/Work)
October29,2013
Page2of4
Prelimina Comments
In evaluating the plans in accord with Section 3.3.1.4 of the Downtown Specific Plan
(SP5)for a Live/Workunit, hereare commentsrelativeto the proposal:
The plans show an approximate total building area of 4,609 sq. ft. plus a rooftop
habitable room. The live/work unit is permitted to be a maximum of 3,000 sq. ft.
(SP5-3.3.1.4)
The plans needto depict a 2.5 ft. alley dedication alongthe entire rear property line
abuttingthe alley. The existingalleywidth is 17.5ft. The minimumwidth of the alley
shall be 20 ft., with no more than 1/2of the total alley dedication from one side, as
measuredfrom the centerlineof the public right-of-way.(SP5-3.2.6)
The rooftop mechanicalroom includeshabitableareawhich is considereda 4thstory
and is measuredas part of the total height of the building. A maximumof 35 ft. and
3 stories shall notbe exceededfor buildingheight.(SP5-3.3.1.8)
The plans shall depict upperstorysetbacksfor the residentialuses. A 10ft. average
setback is required from the ground floor fagade for portions of the front fagade
above the 2nd floor.(SP5-3.3.1.9)
A minimum 3 ft. rear yard setback for all building floors is required from the post
alley dedication propertyline.(SP5-3.3.1.13)
Public open spacerequirementsare not identifiedonthe plans. A minimumof 5% of
the gross site areashall be providedas publicopenspace.(SP5-3.3.1.15)
The total commercialbuildingfloor area of the live/workunit is unclear. Based on
the plans, it appears that the total commercial area of the live/work unit is
approximately 500 sq. ft. A minimum of one enclosed parking space accessibleto
customers (non-tandem)is requiredfor the commercialbuildingarea. In addition, a
minimum of three parking spaces are required for the residential unit. Since only
one parking space can be in tandem, the number of bedrooms would have to be
reduced.(SP5-3.3.26)
Desi nRecommendations
In addition to the abovecode requirements,the followingdesign guidelinesfound in the
Downtown Specific Plan —Guidelines and Strategies No. 5 —Book 2 are typically
relevantfor this type of project:
The ground floor fronting Pacific Coast Highway should incorporate a
public/courtyard plaza, with enhanced landscaping,site furniture such as benches
and tables, bicycleracks, and publicart. The groundfloor buildingfaçade should be
designed to relateto the publicplaza such as providinga recessedarea with shade
elements, providing building pop-outs, and integrating site lighting.(Design
Guidelines4.2.1.1and4.2.1.6)
G:Edwards\Miscellaneous\IPZR\IPZR 13-004(716PCH).clocx
IPZR No. 13-004 (Live/Work)
October29, 2013
Page 3 of 4
The building materialsused alongthe groundfloor façadeshouldbe heavierto form
the building base with at least 20% of construction/buildingmaterials that are non-
toxic, recycled-content materials. Accent materials such as tile, brick, stone, and
wood may providevisual interestto highlightbuildingfeatures.(DesignGuidelines
4.2.3.14)
Dark color(s) or treatmentson the groundfloor elevationsand lightercolor(s) on the
second and upper levels to distinguish the commercial and residential uses.
Elaborate detailing and harmoniousmaterials may improve entrances, open space
areas, and balconies.(DesignGuidelines4.5.1)
Vertical massing and repeated elements at each level should be broken by
horizontal and vertical articulation including changing color and texture along the
wall surfaces, adding trims and projections,and varying the planes of the exterior
walls in depth and/ordirection.(DesignGuidelines4.2.3.1)
Consistentwith the code requirementfor an average 10ft. setbackfor upperstories,
the building massingshould be made less imposing by gradually stepping the third
and fourth elevation levels from the street level elevation.(Design Guidelines
4.2.3.1)
Resident and commercialvisitors may experience conflictwhen parking. It may be
beneficialto separateresident/commercialparkingareas.
Re uiredPermits/Entitlements
The following entitlements are required to be reviewed and approved by the Zoning
Administrator:
Coastal Development Permit (CDP) application and applicable submittal
requirements includingan associatedfiling fee becausethe projectis locatedwithin
the CoastalZone pursuantto HBZSOChapter245.
Administrative Permit (AP) application and applicable submittal requirements
including an associated filing fee is required for a live/work project provided the
development conformsto the DowntownSpecificPlanstandards.
Design Review Permit (DR) application and applicable submittal requirementswith
an associated filing is required becausethe project is locatedwithin the Downtown
Specific Plan, wheredesign review is requiredfor all new construction. The Design
Review Board (DRB)will review the design, colors, and materialsfor the proposed
development andmakea recommendationto the ZoningAdministrator.
In order to assist staff in providing a complete plan check with your submittal, the
following informationshouldbe includedwith the projectsubmittalapplication:
1) A complete zoning conforming matrix shall depict required and proposed
developmentstandardsof the DowntownSpecific Plan(SP-5) includinglive/work
•
G:\Edwards\MiscelIaneous\IPZR\IPZR13-004(716 PCH).docx
IPZRNo.13-004(LiveANork)
October29,2013
Page4 of4
requirements,grossand net lot area, setbacks,buildingheight,privateand public
open space, landscaping,parking,etc.
2) Complete sets of fully dimensionedfloor plansand elevationsin all directions of
the site (north, south, east, and west) shall be includedin the plans. The north
elevation is missinginthe submittal.
If you have any questions, please contact me at (714) 536-5561 or via email
ethan.edwards surfci -hb.or .
Thank you for submittingyour Initial PlanZoning Reviewapplication.
Sincerely,
Ethan Edwards
Associate Planner
CC: JaneJames,PlanningManager
PropertyOwner
ProjectFile
G:\Edwards\Miscellaneous\IPZR\IPZR13-004(716 PCH).clocx
3- LANDUSES& DEVELOPMENTSTANDARDS
Summar of Develo mentStandardsDistrict1
Allowable Uses
MinimumParcelSize
MaximumSiteCoverage
MaximumDensity
inimum BuildingHeight
Maximum BuildingHeight
If 5
4-1-W,Ovt-PA6(44.
'Upper StorySetbac rd-4ths ory
ront YardSetback 5
nterior SideYardSetback 014-
xterior SideYardSetback
orner Setback
RearYardSetback
ublicViews
PublicOpenSpace DtcV
Storefront t46s,IP"
ublicArt
aseos
LoadingandServiceAreas
Refuseand RecyclingEnclosures
MainStreet LibrarySubdistrictiA
All District1
SeeFigure3-24
25'street frontage &
2,500sf net area
Nonerequired
sitearea<3(25-foot
wide) lots:30du/ac;
sitearea 3(25-foot
wide) lots: 5odu/ac
25'
<8,000sf net site
area:35'& 3stories
8,000sf net sitearea:
45' & 4 stories
10'average
o'- Max.5'
o'•
Equalto front setback
25'
3'
Referto Section
3%to 5%
Referto Section
Referto Section
Min1/250'street frontage
Referto Section
Referto Section
Referto Section
Figure3-24 3Jmn3Fyy S:enctams
LakeAve.Section
SeeFigure3-24
plusResidential/
Officeonground
floor
25'street frontage
& 2,500sf net area
Nonerequired 3.3.1.6
30du/ac
25'3.3.1.8
35'& 3stories
3.3.1.8
Nonerequired 3.3.1.9
Min10'3.3.1.10
3'3.3.1.11
5'3.3.1.11
Nonerequired 3.3.1.12
3'3.3.1.13
Required 3.3.1.14
Nonerequired 3.3.1.15
Nonerequired 3.3.1.16
Nonere uired
3.3.1.17
Nonere uired
3.3.1.18
Nonerequired 3.3.1.19
Nonere uired
3.3.1.20
Nonerequired 3.3.1.22
tr>014rar
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HUNTINGTON BEACH DOWNTOWN SPECIFIC PLAN NO.5
DOWNTOWN SPECIFIC PLAN
October 6,2011
3-45
3-LANDUSES& DEVELOPMENTSTANDARDS
Permitted UsesDistrict 1
Admin CUP CUP TUP
Use Permitted Permit from ZA from PCfrom ZA
Retailsales,outdoor "
Servicestations13
Theaters
Travelservices
' Must includeretail sales
2With no drivethrough windows andnot to exceed5,000squarefeet
3 Pursuantto Section230.94of the HBZSO
4 Not permitted onstreet level,street frontage for propertiesfronting MainStreetand/or PacificCoast
Highway.
5 Pursuantto Section3.2.24Outdoor Dining
'Pursuant to Section230.12of the HBZSO
rovidedthat:
Thelive/work unit ispermitted to beamaximumof 3 000 s uarefeet. 4604 No4'0S6)
Thenon-residentialareaispermitted to beamaximum50%of the areaof eachlive/work unit.
Thenon-residentialareafunction shallbelimited to the first or mainfloor onlyof the live-work
unit.
A maximumof 5non-residentialworker or employeesareallowedto occupythe non-residential
areaat anyonetime.
Dwellingunitsthat includeanofficethat islessthan ten percentof the areaof the dwelling unit
shallnot beclassifiedasalive/work unit.
Pursuantto Section3.3.1.3.PermittedUses,itemsi), and2)
9 Not to exceed5,0oosquarefeet
1°Thatcomplywith the standardsprovided in Section3.3.4.District4 -EstablishedResidentialandthe
standardscontainedinthe ResidentialInfill Lot DevelopmentsOrdinancein Section230.22 of the HBZSO
Exemptingretail marketswith no morethan 10percentof the floor areadevoted to sales,display,
andstorageof alcoholicbeverages(includingflorist shopsoffering the saleof abottle of analcoholic
beveragetogether with afloral arrangement),providedthe saleof alcoholicbeveragesisnot in
conjunctionwith the saleof gasolineor other motor vehiclefuel.
12 Pursuantto Section3.2.25.Outdoor DisplayAreasandSales
13With minimum14,000squarefeet of net lot area,subjectto the developmentstandardsoutlined in
Section230.32of the HBZSOandlocatedonlyon PacificCoastHighwaybetween 7th Streetandgth
Street
Note:
Projectswithioo' frontage or greater shallrequireaCUPfrom PC.
Projectswith lessthan 100'frontage andadditionsshallrequireaCUPfrom ZA.
Figure3-23 Pet yttecl Fts i2 a' ";
HUNTINGTON BEACH DOWNTOWN SPECIFIC PLAN NO. 5
3-44 DOWNTOWN SPECIFIC PLAN
October 6,2011
3- LANDUSES& DEVELOPMENTSTANDARDS
Permitted UsesDistrict 1 cDP A8L6'4-"A-4
Admin CUP CUP TUP
Permitte Permi from ZA from PCfrom ZA Use
Accessorydwelling units
Artists' studios'V
Banksandsavingsandloansbranchoffices2 V
Cartsandkiosks3 V
Commercialparking4
Culturalinstitutions
Eatinganddrinking establishments5 V
Eatinganddrinking establishments,with lessthan
12seats
Eatinganddrinkingestablishments,with alcohol
(hours of operation upto 11pm M-THand12am Fri-Sun.)
Eatinganddrinking establishments,with alcohol
(hours of operation pastii pm M-THandlor 12am Fri-Sun.)
Eatinganddrinking establishments,with dancing
Eatinganddrinking establishments,with live
entertainment
Foodandbeveragesales,without alcoholic
beveragesales
Healthandsportsclubs
Homeoccupations
Hotels,motels,andbedandbreakfasts
Live/workuni s7
Offices,businessandprofessional
Personalenrichmentservices9 V
Personalservices V
Publicfacilities
Realestatebusinesses
Religiousassembly
Multi-familyhousing,apartments,condominiums,V
andstock-cooperatives(up to 4 units)
Multi-familyhousing,apartments,condominiums,
andstock-cooperatives(more than4 units)
Single-familydetacheddwellings10 V
Retailmarketswith alcoholsales"V
Retailsales
Figure3-23 Pe,rel4
HUNTINGTON BEACH DOWNTOWN SPECIFIC PLAN NO,5
DOWNTOWN SPECIFIC PLAN
October 6,2011
V
V
V
V
V
V
3-43
V
615
716PacificCoast
Highway
MapproducedbyinformationcontainedintheCityof
HuntingtonBeachInformationServicesDepartment
GeographicInformationSystem.Informationwarrantedfor
Cityuseonly.HuntingtonBeachdoesnotguaranteeits
completenessoraccuracy_
MapProducedon512912007
STREETNAMES
CITYBOUNDARY
STREETCENTERLINES(CLA.SS)
Smartstreet
Major
Collector
Primary
7/ Secondary
Restdential
Travelway
Allev
ISOBATHS
HARBOR
k
45 90
Oneinchequals45feet
716PacificCoast
Highway
MapproducedbyinformationCilltai7re5intheCityof
HuntingtonBeachInformationServicesDepartment
Gear,.:JaphicInformationSystem.Informabonwarrantedfcr
Cityuseon!y.HuntinatonSearchteasnotguaranteeits
completenessoran sac'''.
MapProducedon5! 9;202,7
15
Oneinchequals45feet
STREETNAMES
CITYBOUNDARY
PI
STREETCENTERLINES(CLASS)
/1.SmaW:treet
Maior
Colle.ctor
Primar!,,
Secondary
Residentia
Travelway
lSOBATHE
HARBDR
Cit ofHuntintonBeach
2000 MAINSTREET CALIFORNIA92648
DEPARTMENTOFPLANNINGANDBUILDING
www.huntin tonbeachca.ov
Plannin Division Buildin Division
714.536.5271 714.536.5241
November5, 2013
Application:
Applicant:
PropertyOwner:
Request:
ProjectLocation:
Dear Mr.Adams:
InitialPlanZoningReviewNo.13-004
(PCHLive/Work)
MichaelAdams, PO Box382, HuntingtonBeach,CA 92648
Isam Hanna,PO Box 17304,Anaheim,CA 92817
To reviewconceptualplansfor an approximately4,609 sq.ft. three-
story live/workdevelopmentconsistingof one residentialunitwith 3
bedroomsand 400 sq. ft. of commercialspace on the groundfloor.
The projectincludestwo tandem parkingspaces accessedfrom the
alley (4 parkingspaces).
716 Pacific Coast Highway, 92648 (north side of PCH, east of 8th
Street)
We appreciate the opportunity to review your conceptual plans received and dated
September 6, 2013, for the proposed live/workdevelopment. The comments provided
in this letter reflect PlanningDivision review only and should be consideredpreliminary,
subject to change upon receipt of any new information and/or submittal of an
entitlementapplication.
Zonin /GeneralPlan
The project site is located within the SP5-CZ (Downtown Specific Plan —District 1 —
Coastal Zone). The General Plan designation for the subject property is MV-F8-d-sp
(Mixed Use Vertical —1.5 (MU)-0.35 (C)125du/ac —Design Overlay —Specific Plan
Overlay).
•IPZRNo.13-004(Live/Work)
October29,2013
Page2of4
Prelimina Comments
In evaluating the plans in accord with Section 3.3.1.4 of the Downtown Specific Plan
(SP5)for a Live/Workunit, hereare commentsrelativeto the proposal:
The plans show an approximate total building area of 4,609 sq. ft. plus a rooftop
habitable room. The live/work unit is permitted to be a maximum of 3,000 sq. ft.
(SP5-3.3.1A)
The plans needto depict a 2.5 ft. alley dedication alongthe entire rear property line
abuttingthe alley. The existingalleywidth is 17.5ft. The minimumwidth of the alley
shall be 20 ft., with no more than 1/2of the total alley dedicationfrom one side, as
measuredfrom the centerlineof the public right-of-way.(SP5-3.2.6)
The rooftop mechanicalroom includeshabitableareawhich is considereda 4thstory
and is measuredas part of the total height of the building. A maximumof 35 ft. and
3 stories shall notbe exceededfor buildingheight.(SP5-3.3.1.8)
The plans shall depict upperstorysetbacksfor the residentialuses. A 10ft. average
setback is required from the ground floor façade for portions of the front façade
above the 2ndfloor.(SP5-3.3.1.9)
A minimum 3 ft. rear yard setback for all building floors is required from the post
alley dedication propertyline.(SP5-3.3.1.13)
Public open spacerequirementsare not identifiedonthe plans. A minimumof 5% of
the gross site areashall be providedas publicopenspace.(SP5-3.3.1.15)
The total commercialbuilding floor area of the live/workunit is unclear. Based on
the plans, it appears that the total commercial area of the live/work unit is
approximately 500 sq. ft. A minimumof one enclosed parking space accessibleto
customers (non-tandem)is requiredfor the commercialbuildingarea. In addition, a
minimum of three parking spaces are required for the residential unit. Since only
one parking space can be in tandem, the number of bedrooms would have to be
reduced.(SP5-3.3.26)
Desi nRecommendations
In addition to the abovecode requirements,the following design guidelinesfound in the
Downtown Specific Plan —Guidelines and Strategies No. 5 —Book 2 are typically
relevantfor this type of project:
The ground floor fronting Pacific Coast Highway should incorporate a
public/courtyard plaza, with enhanced landscaping, site furniture such as benches
and tables, bicycleracks, and publicart. The groundfloor buildingfaçade should be
designed to relateto the publicplaza such as providinga recessedarea with shade
elements, providing building pop-outs, and integrating site lighting.(Design
Guidelines4.2.1.1and4.2.1.6)
G:1Edwards\Miscellaneous\IPZR1IPZR13-004(716 PCH).docx
IPZRNo.13-004(LiveANork)
October29,2013
Page3of4
III The building materialsusedalongthe groundfloor façade shouldbe heavierto form
the building base with at least 20% of construction/buildingmaterials that are non-
toxic, recycled-content materials. Accent materials such as tile, brick, stone, and
wood may providevisual interestto highlightbuildingfeatures.(DesignGuidelines
4.2.3.14)
Dark color(s) or treatmentson the groundfloor elevationsand lightercolor(s) on the
second and upper levels to distinguish the commercial and residential uses.
Elaborate detailing and harmoniousmaterials may improve entrances, open space
areas, and balconies.(DesignGuidelines4.5.1)
Vertical massing and repeated elements at each level should be broken by
horizontal and vertical articulation including changing color and texture along the
wall surfaces, addingtrims and projections, and varying the planes of the exterior
walls in depth and/ordirection.(DesignGuidelines4.2.3.1)
Consistentwith the code requirementfor an average 10ft. setbackfor upperstories,
the building massingshould be made less imposing by gradually stepping the third
and fourth elevation levels from the street level elevation.(DesignGuidelines
4.2.3.1)
Resident and commercialvisitors may experience conflict when parking. It may be
beneficialto separateresident/commercialparkingareas.
Re uiredPermits/Entitlements
The following entitlements are required to be reviewed and approved by the Zoning
Administrator:
Coastal Development Permit (CDP) application and applicable submittal
requirements includingan associatedfiling fee becausethe project is locatedwithin
the CoastalZone pursuantto HBZSOChapter245.
Administrative Permit (AP) application and applicable submittal requirements
including an associated filing fee is required for a live/work project provided the
development conformsto the DowntownSpecificPlanstandards.
Design Review Permit (DR) application and applicable submittal requirementswith
an associated filing is required because the project is located within the Downtown
Specific Plan, wheredesign review is requiredfor all new construction. The Design
Review Board (DRB)will review the design, colors, and materialsfor the proposed
developmentandmakea recommendationto the ZoningAdministrator.
In order to assist staff in providing a complete plan check with your submittal, the
following informationshouldbeincludedwith the projectsubmittalapplication:
1) A complete zoning conforming matrix shall depict required and proposed
developmentstandardsof the DowntownSpecific Plan (SP-5) includinglive/work
Ge\Edwards\Miscellaneous\IPZR\IPZR13-004(716PCH).docx
IPZRNo.13-004(LiveNVork)
October29,2013
Page4 of4
requirements,grossand net lotarea, setbacks,buildingheight,privateand public
openspace,landscaping,parking,etc.
2) Complete sets of fully dimensionedfloor plansand elevationsin all directions of
the site (north, south, east, and west) shall be included in the plans. The north
elevationis missingin the submittal.
If you have any questions, please contact me at (714) 536-5561 or via email
ethan.edwards surfci -hb.or
Thank you for submittingyour Initial PlanZoning Reviewapplication.
Sincerely,
Ethan Edwards
Associate Planner
CC:JaneJames,PlanningManager
PropertyOwner
ProjectFile
GAEdwards1Miscellaneous\IPZMIPZR13-004(716PCH).docx
DOWNTOWN SPECIFIC PLAN
ZONING MATRIX
716 PACIFIC COAST HIGHWAY
RECEIVED
SEP06 2013
Dept of Planning
& Building
Summary of Development Standards District 1
PROPOSED REGULATION
Allowable Uses Live Work Live Work
Minimum Parcel Size 25' Frontage 25' Street Frontage &
2,675 sf 2,500sf Net Area Min
Maximum Site Covera e None Required
Maximum Density Ulu @ 30du 1 8du Site Area <3 (25-foot wide) Lots 30du/ac,
Site Area ... (25-foot wide) Lots 50 du/ac
Minimum Buildin Hei ht 25'
Maximum Buildin Hei ht 34 7' 3 Stories • < 8,000sf Net Site Area 35' & 3 Stories
Up er Stor Setback -(2n -3r Stor ) 10' Avera e 10' Average (3r -4 Stor
Front Yard Setback 5'0'- 5' Max
Interior Side Yard Setback 0' & 3'0'
Exterior Side Yard Setback -E ual to Front Setback
Corner Setback 25'
Rear Yard Setback 6 5'3' Min
Public Views No Im act Refer to Section
Public Open Space 125sf 3% to 5% = 80sf-134sf
Storefront 75% Trans arent Storefront Refer to Section
Parking 4 Enclosed plus one parallel to alley Res - 2
Guest - 5
Commercial - 1
Total 3 5