5 - Laserfiche WebLink

BACKGROUND General Plan, Specific Plan, and Zoning The general regulations for the General Plan, Downtown Specific Plan, and Zoning district are outlined below. Compliance with the regulations is analyzed further in the agenda report. General Plan: The subject lot has a General Plan Land Use designation of Retail/Highway/Service Commercial Business and Professional Offices. Mixed-use development in the Downtown, where residences are located behind commercial uses, is allowed in this land use designation. The General Plan notes the maximum floor area ratio (FAR) is as specified in the Downtown Specific Plan, 300-percent. Downtown Specific Plan: The subject lot is within the Downtown Specific Plan (DSP) area and has a land use designation of Downtown Commercial. DSP Policy LD-P.20 notes that ground-floor residential is permitted at this location if the following are met: �l Street fronting commercial space is required, with a maximum building depth of 50 feet to ensure viable commercial uses- Project complies. "Ni Re-development sites have no net loss of commercial square-footage- Project complies. -\l Corner lots maintain a commercial character on secondary frontages to the maximum extent feasible- Not applicable. • Residential at the rear of the site is designed to minimize visibility from the commercial street-front- Discussed below. • The proposed residential is fully parked on-site- Discussed below. Aside from the specific policy noted above, the DSP includes further regulations relating to new development in the Downtown Commercial land use area including limiting new buildings to two-stories (with three-stories permitted on a case-by-case basis following specific criteria outlined in LDP-P.16). Additionally, since the project is within the DSP area, the Downtown Design Guidelines also apply to the subject property which provide direction on building location, height and mass, design, landscaping, etc. Zoning: The lot is zoned Central Commercial (C-C). The C-C District has a maximum FAR of 300-percent, maximum building height of 40 feet, and requires a minimum site area of 1 ,000 square feet per dwelling unit. The lot is also in the Core Area Overlay District. The purpose of the Core Area Overlay District is to facilitate the development of smaller multi-family residential or mixed multi-family residential/commercial and office projects containing 10 rental units or less, such as the proposed project, by modifying some of the development standards. The Core Area Overlay, requires a minimum of 50 square feet of private open space for each bedroom in units with two or more bedrooms but does not require group open space and modifies the normal parking standards (e.g., no visitor spaces are required and all spaces can be uncovered). See below for further details on compliance with site requirements. Site Description The 8,510-square-foot subject site is relatively flat with an existing two-story 2,917-square-foot commercial office building toward the front, as seen on Sheet AS-1 of Exhibit B and Figures 1 and 2 below. There are currently 10 surface parking spaces located behind the office building which are accessed by a drive aisle on the east side of the building. P20-0568, 218 Ray Street Planning Commission 2 of 11