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Home My WebLink About2007-05-09_GP-LCP IC Agenda Meeting PacketI_" =1 ki I IT -11 General Plan/LCP Implementation Committee May 9, 2007 3:30 p.m. City Council Chambers 1. Approve Action Minutes from April 25, 2007 Meeting Attachment 1 3:30-3:35 2. Zoning Code Rewrite Approval of Revised Identified Issue List Attachment 2 3:35-3:45 3. Zoning Code Rewrite — Project Schedule Attachment 3 3:45-4:00 4. General Plan/LCP Implementation May 16 Public Workshop Agenda Attachment 4 4:00-4:05 5. Zoning Code Rewrite Height and Grade Attachment 5 4:05-5:15 6. Items for Future Agenda 5:15- 5:20 7. Public Comments on non -agenda items 5:20-5:30 CITY OF NEWPORT BEACH GENERAL PLAN/LCP IMPLEMENTAION COMMITTEE DRAFT ACTION MINUTES April 25, 2007 Action Minutes of the General Plan/LCP Implementation Committee held at the City Council Chambers, City of Newport Beach, on Wednesday, April 25, 2007 Members Present: X Ed Selich, Mayor Pro Tem, Chairman X Steve Rosansk , Mayor X Leslie Daigle, Council Member X Barry Eaton, Planning Commissioner X Robert Hawkins, Planning Commissioner X Michael Toer e, Planning Commissioner Advisory Grouo Members Present: X Mark Cross X Larry Frapwell X William Guidero X ]an Harrison X Brion Jeannette X Don Krotee X Todd Schooler X Kevin Weeda Dennis Wood Staff Representatives: X Sharon Wood, Assistant City Manager X David Lepo, Planning Director Robin Clauson, City Attorney Patrick Alford, Senior Planner X James Campbell, Senior Planner X Gregg Ramirez, Senior Planner Committee Actions Agenda Item No. 2 Motion: Ed Selich moved to direct staff to revise the list of Identified Issues to move those determined to be a priority by the Committee to the front. Vote: 5 Ayes, 1 Absent r_-r&i-ry:jj �►arrAFi Agenda Item No. 3 Motion: Ed Selich moved to direct staff to prepare an exhibit identifying the location of properties that may be subject to bluff development regulations. Vote: 5 Ayes, 1 Absent r_rr►r_�ry:n�1=fj i CITY OF NEWPORT BEACH ATTACHMENT 2 ZONING CODE UPDATE Issues Proposal Task Priority Issues 1 Bluffs protection and regulations (coastal and other) Together with LCP Implementation Plan #7 2.2, 2.3 2 Residential neighborhood character: Design standards or guidelines without a formal review process 2.3 3 Local Coastal Program Implementation Plan - Coordinate with staff 2 4 Height and grade regulations 5 Alternatives to FAR for regulating size and bulk of houses 2.2 6 Commercial interfaces with nonresidential uses and buffering requirements 2.2, 2.3 7 Nonconforming provisions 2.4 8 Residential setbacks to remain on District Maps vs. a more general regulation 2.2 9 Flexible zoning provisions to encourage development of desirable uses 2.3 10 Incentives/restrictions for waterfront uses 2.3 11 Incentives for marine businesses in West Newport Mesa 2.3 12 Lot consolidation incentives (West Newport, Old Newport Boulevard, Mariners' Mile) 2.2 , 2.3 Other Issues 13 New districts, including additional residential density categories, additional commercial categories, mixed-use districts and possible overlay zones to implement new General Plan 2.2 14 Inclusionary housing requirements 2.3 15 Prohibition of onshore facilities for offshore oil and gas production 2.2 16 Stronger waterfront access requirements 2.3 17 Public view protection 2.3 18 Revision of definitions 2.2 19 Revision of use classifications/tables 2.2 20 Modification Permit Chapter 2.4 21 Accessory structure regulations 2.3 22 Eating and drinking establishment regulations 2.3 23 Chapter 20.86 (Low and Moderate Income Housing in the Coastal Zone) 2.3 24 Convert Specific Plans to conventional zoning or overlay zones 2.2, 5 25 Transfer of Development Rights 2.3 26 Minimum standards for residential outdoor living area/open sace 2.3 Hogle-Ireland, Inc. • Jacobson & Wack • RBF Consulting • Crawford Multari & Clark • E1P 3-12-07 CITY OF NEWPORT BEACH ATTACHMENT 2 ZONING CODE UPDATE 27 Commercial parking standards and in -lieu fee 2.3 28 Residential parking requirements based on size of homes 2.3 29 Establish lighting standards for commercial and residential uses 2.3 30 Review all Specific Plans and convert to conventional zoning, overlays, orspecific plans as defined in State law 5 31 Standards for commercial parking on residential lots in Corona del Mar 2.3 32 New provisions for rebuilding nonconforming commercial floor area in Corona del Mar 2.2, 2.3 33 Natural habitat protection regulations for development adjacent to Buck Gulley and Morning Canyon 2.3 Hogle-Ireland, Inc. • Jacobson & Wack • RBF Consulting • Crawford Multari & Clark • E1P 3-12-07 ATTACHMENT 3 CITY OF NEWPORT BEACH ZONING CODE UPDATE PRODUCT AND COMMITTEE SCHEDULE DATE PRODUCT/EVENT RESPONSIBLE ACTION DATE DUE PARTY COMPLETE 4/18/07 Submit code outline Team Staff review. 4/18/07 and style sheet 4/25/07 Committee meeting Staff/Team Prioritize issue items. Discuss 4/25/07 Committee bluff protection. 5/04/07 Submit discussion Team Place on Committee agenda for 5/04/07 paper on height 5/09. measurement, grade, FAR. Submit schedule 5/09/07 Staff meeting Staff/team Discuss identified issues. 5/09/07 Committee meeting Staff/Team Discuss height measurement, Committee grade, and floor area limit (FAR) Discuss agenda for May 16th workshop. Review project schedule. 5/16/07 Submit first paper on Team Place on Committee agenda for zoning incentives 5/23. 5/16/07 Public Workshop Committee, Conduct public workshop and staff, consultant solicit input. 5/23/07 Staff meeting Staff/team Review input from public workshop. Discuss zoning incentives and other identified issues. 5/23/07 Committee meeting Staff/team Discuss input from public Committee workshop. Discuss zoning incentives. 6/06/07 Submit zoning district Team Staff review and place on 6/20 provisions and Committee agenda definitions to staff. Submit second paper on zoning incentives. 6/06/07 Staff meeting Staff/team Discuss zoning incentives and other identified issues. Discuss district maps. 6/06/07 Committee meeting Staff/team Discuss zoning incentives Committee 6/13/07 Submit paper on Team Staff review and place on 6/20 interfaces between Committee agenda. residential and nonresidential land uses. 6/20/07 Staff meeting Staff/team Discuss zoning districts and definitions. Discuss zoning incentives and other identified issues. 05/04/07 ATTACHMENT 3 DATE PRODUCT/EVENT RESPONSIBLE ACTION DATE DUE PARTY COMPLETE 6/20/07 Committee meeting Staff/team Discuss zoning districts and Committee definitions. Discuss residential/commercial interfaces/buffering. Discuss zoning incentives 7/05/07 Submit general Team Staff review and place on 7/18 development and Committee agenda. specific use standards to staff. Submit paper on nonconforming uses 7/05/07 Staff meeting Staff/team Discuss issues related to general development standards. 7/05/07 Committee meeting Staff/team Discuss zoning districts, Committee definitions, and devl. stds 7/18/07 Staff meeting Staff/team Discuss general and specific use standards and elated issues. 7/18/07 Committee meeting Staff/team Discuss general and specific use Committee standards. Discuss nonconforming uses. 8/01/07 Submit administrative Team Staff review and place on 8/15 provisions to staff. Committee agenda. 8/01/07 Staff meeting Staff/team Discuss general and specific use standards and related issues. 8/01/07 Committee meeting Staff/team Discuss general and specific use Committee standards 8/15/07 Staff meeting Staff/team Discuss administrative provisions 8/15/07 Committee meeting Staff/team Discuss administrative provisions Committee 8/29/07 Staff meeting Staff/team Review outstanding items. 8/29/07 Committee meeting Staff/team Review outstanding items. Committee 9/12/07 Submit preliminary Team Staff review and place on 9/26 draft zoning code and Committee agenda. CLUP IP to staff. 9/12/07 Staff meeting Staff/team Review outstanding items. 9/12/07 Committee meeting Staff/team Review outstanding items. Committee 9126/07 Staff meeting Staff/team Discuss preliminary draft and CLUP IP provisions. 9/26/07 Committee meeting Staff/team Discuss preliminary draft zoning Committee code and CLUP IP. 10/10/07 Submit screencheck Team Staff review and place on 10/24 draft zoning code and Committee agenda. CLUP IP to staff. 10/10/07 Staff meeting Staff/team Discuss preliminary draft zoning code and CLUP IP 05/04/07 ATTACHMENT 3 DATE PRODUCT/EVENT RESPONSIBLE ACTION DATE DUE PARTY COMPLETE 10/10/07 Committee meeting Staff/team Discuss preliminary draft zoning Committee code and CLUP IP and any outstanding issues. 10/24/07 Staff meeting Staff/team Discuss screencheck zoning code and CLUP IP. Schedule Planning Commission workshops (6) 10/24/07 Committee meeting Staff/team Discuss screencheck zoning Committee code and CLUP IP and any outstanding issues. 10/31/07 Submit public review Team Staff review and place on 11/07 draft zoning code and Committee agenda CLUP IP to staff. 11/07/07 Staff meeting Staff/team Discuss public review draft and any outstanding issues. 11/07/07 Committee meeting Staff/team Discuss public review draft Committee zoning code and CLUP IP 11/20/07 Staff meeting Staff/team Prepare for Planning Commission workshops 6 11/20/07 Committee meeting Staff/team Discuss public review draft Committee zoning code and CLUP IP. ??/??/07 Public workshop Committee, Receive public input on public staff, consultant review draft code and CLUP IP ??/??/07 Planning Commission Staff/team Conduct Planning Commission Workshops begin Workshops (6). Schedule Planning Commission hearin s.2 12/05/07 Staff meeting Staff/team Schedule City Council public hearings 2 ??/??/07 Committee meeting Staff/team Committee ??/??/07 Staff meeting Staff/team ??/??/07 Committee meeting Staff/team Committee 05/04/07 ATTACHMENT 4 City of Newport Beach GENERAL PLAN IMPLEMENTATION Public Information Meetinc May 16, 2007 6:00 p.m. Central Library, Friends Room Agenda 6:00 p.m. Welcome/Introduction 6:10 p.m. Overview of General Plan/Coastal Coastal Plan Implementation Committee a. Members b. General Plan Implementation Task List c. Q&A 6:30 p.m. Zoning Code Rewrite Project a. Introduction of Consultant Team b. Scope of Work and Schedule c. Identified Issues and Priorities d. Q&A 7:00 p.m. Interim Residential Design Criteria a. Overview of temporary criteria b. How to find more information c. Q&A 7:30 p.m. Coastal Land Use Plan Amendment a. Why Needed —Areas of Change b. California Coastal Commission —Application Procedure and Timeline c. Q&A 7:45 p.m. Water Quality and Run -Off Reduction a. Water Quality Program Overview b. Implementation and Enforcement c. Q&A 7:55 p.m. How to stay informed Technical Paper #1 ATTACHMENT 5 Height Limit, Grade, and Bulk Regulations A. Implementation of regulations has become problematic The current system of measuring building height is complex primarily because determination of the: Appropriate grade at which to measure height is based upon the term "natural grade", which is difficult to verify; and 2. Maximum allowable height is based on the principle of roof slope average, which has been misapplied due to a past code interpretation for a specific project where the roof plane was extended beyond the wall plate intersection to the setback line. In one example, hundreds of hours of staff time and months of delay were expended to examine old aerial photos, surveys, and geotechnical studies in an attempt to identify a grade that has not been seen for 60-80 years in order to design a 4 -story residence. The present system also requires the retention of grading plans and surveys so that the imaginary grade used for the purpose of measuring building height can be documented for any possible future expansion or alteration. Today, planning staff spends 2-3 hours per plan check to verify height alone. The present system has created an environment for mistakes to be made more readily. Additionally, it is possible to mislead staff with sloppy, inaccurate, incomplete, or false survey information or building plans. These situations lead to undesirable outcomes or requests for Special Circumstance Variances. A fundamental reform of the system is warranted. The regulations should be simplified while maintaining the same basic building allowances and appropriate safeguards to prevent overbuilding, taking into consideration the goals of the City and property owners. A revised and simplified system would: 1. Reduce design time 2. Reduce plan check time 3. Ease administration of the code over the long term 4. Reduce the environment for mistakes and abuse 5. Maintain the same basic building allowances as the present regulations May 4, 2007 Page 1 of 9 Technical Paper #1 Height Limit ,Grade, and Bulk Regulations B. Determination of grade — Natural grade. The grade is the baseline from which the height of the building is determined. The grade used to measure height is based upon the term "natural grade." In 1992, the City Council defined natural grade to be the "unaltered natural vertical location of the ground surface." They also re -drafted the definition of grade and broadened the use of finished grade. Previous standards prohibited the use of artificial surfaces (finished grades) and only allowed their use with the approval of the Planning Commission. The change in 1992 allowed the use of any finished grade when retaining walls or filled surfaces were used for the purpose of measuring height prior to October 12, 1972. Presently, the unaltered vertical location of the ground surface is used as the baseline from which the height of the building is determined unless another grade or elevation is identified by the code. Determining what the natural grade for a site is difficult when the site is altered. The code identifies four basic alternatives to the natural grade: 1. Finished grades used for height measurement created by new subdivisions. 2. Grades created prior to 1972 without a grading plan or building permit. 3. Grades in areas prone to flooding. 4. Grades set by the Planning Commission through Site Plan Review approval. The second item is where the Planning staff spends many hours in an attempt to identify the natural profile of the site, which often has not been seen for many years. As a result, staff must attempt to identify the natural profile using limited information. Finished grades are used when retaining walls and filled surfaces are present and excavated surfaces (e.g., basements or wine cellars) are not used. This last provision has been more broadly applied through the years so that no excavated grades are used to measure height today. Most often the existing grade is actually used if the excavation of the site occurs as part of the construction. Designers routinely ask staff to identify the baseline grade especially when there is even a modest slope gradient or there is a retaining wall indicating excavation. The lack of certainty of the baseline grade makes it very time consuming and frustrating for both designers and staff to identify one. If a designer wants a grade higher than the existing grade based upon the identification of a historical natural profile of the site, the resulting height of the building can be increased dramatically because the grade from which the height is measured is significantly higher than the existing grade. This leads to questions and complaints from surrounding residents when the building appears taller than expected. The natural grade will fluctuate on some sites and on occasion it falls in two different directions. With the height limit following this three dimensional contour, designing a residence to the limits of the code, which is the trend these days, becomes complex. May 4, 2007 Page 2 of 9 Technical Paper #1 Height Limit ,Grade, and Bulk Regulations Plan checking the project becomes a labor-intensive task even for an experienced planner and it is conducive to errors by the less experienced. C. Determination of roof height. Sloped roofs measured from the midpoint The height of a structure is the vertical distance between the highest point of the structure and the grade directly below. The height of a sloped roof is measured from its midpoint to the grade directly below. The midpoint of the roof is measured from the ridge to where the wall plate intersects the roof plane. The peak of the roof may not extend more than 5 feet above the allowed height limit. For example, the midpoint of the roof cannot extend more than 24 feet above grade and the ridge of that particular roof plane cannot extend more than 5 feet above the midpoint. See illustration below. Roof Ridge Midpoint of projected �..._._. _.. _... Roof Plane \ - \ Sy' -0" Max. Imaginary Prolongation Cc Wall oIr d Plate a o 0 Deck 0 o Q) `o O . Wall L (D :CPlate = I Grade 2. Staff interpretation extends roof plane. The code is clear on how to determine the midpoint of a roof: however, in about 1986, the Planning Director made an interpretation of the code for a specific project where the roof plane was extended beyond the wall plate intersection to the setback line. This had the effect of lengthening the roof plane artificially, thereby May 4, 2007 Page 3 of 9 Technical Paper #1 Height Limit ,Grade, and Bulk Regulations lowering the midpoint of the roof. The illustration above shows the artificial roof plane extension concept. Also a sliver of an actual roof plane can be constructed to satisfy midpoint requirements. The argument in favor of the extended roof plane extension "interpretation" was that the mass of the building was less because the peak did not exceed the 5 -foot allowance above the height limit. With this new interpretation, planning staff began applying it more broadly where today, it is a commonly applied un -codified rule. The unintended consequence of this uncodified rule is that a third level of a residence is more easily achieved due to the increased building height that may be achieved. Additionally, on sloping lots, the actual measurement of the height of an individual roof plan can take place outside of the building wall at a different grade elevation. The use of the imaginary roof extension is not supported by the Zoning Code; however discontinuing its use could have negative consequences to pending projects. D. Floor Area Limit Like building height, many residential structures especially on smaller lots, are being designed to the maximum floor area limit. For typical R-1 and R-2 lots the maximum floor area limit (maximum square footage) is determined by multiplying the buildable area of a lot (lot size minus setback area) by a factor of 1.5 or 2. It is not uncommon to see plans submitted that propose a 2699 square foot residence on a lot that is allowed a maximum of 2700 square feet. In order to ensure accuracy, the plan checkers manually calculate the square footage using the dimensions shown on the floor plans. Typically, a gross figure is determined then the allowed deductions for second and third floor stairwells, attics and basements with ceiling heights of less than 7 feet, and other exceptions are then deducted. Like determining the building height, calculation of floor area is often very time consuming. However, most Planned Community Districts and residentially zoned properties with a "B" overlay use a lot coverage provision whereby the footprint must not exceed a certain percentage of lot area, often 60%. Since only the outside perimeter of a proposed building is calculated to determine the lot coverage and since there is no limit on square footage, the plans are far easier to check. Another concern is the number of attic and basement areas with ceiling heights of 6 -feet 11 -inches that are possibly being turned into useable/conditioned space after the final building inspection. In order to help alleviate this issue the maximum ceiling height limit could be reduced to 4 or 5 feet. E. Otherlssues 1. Screened mechanical equipment above the height limit. Definition of screened? Screened from where, the public street? 2. Chimney heights for second/third floor exterior fireplaces on decks May 4, 2007 Page 4 of 9 Technical Paper #1 Height Limit ,Grade, and Bulk Regulations 3. Allowance for stairwells and elevator shafts to exceed height limit. 4. Subterranean encroachments into setbacks require modification permits since they are not addressed as allowable encroachments. Currently modification permits are required for 6" caisson encroachments. 5. How should plans in the pipeline be addressed? 6. Retaining walls. What kind of height limits should there be? F. Potential Code Amendments Measure height from average elevation of existing grade measured using elevations measured at corners of buildable area. It should be replaced with a procedure that measures height from an elevation that is based on the existing grade, which reflects the surface of the ground as it exists prior to disturbance in preparation for a project rather than the unaltered natural surface of the ground. Use of "natural" grade would be eliminated. 2. Elevations should also be referenced to a fixed reference point (e.g., referenced to curb) that can be verified in the field in order to insure compliance with the height limits. 3. Make provisions for sloped lots. On a lot or portion of a lot with a slope of more than 10/15 percent, the height limit could be an inclined plane (daylight plane) beginning at the height limit on the top of the slope and extending to the height limit at the toe of the slope. No portion of a structure should be allowed to intercept this daylight plane. This approach would allow development on slopes to develop to the City's height limits. See Figure below. May 4, 2007 Page 5 of 9 Technical Paper #1 Height Limit ,Grade, and Bulk Regulations Imaginary plane parallel to natural grade Maximum • ` height - Maximum ® measured height - .4= as vertical measured ®—III=III=III= " distance as distance _Ill III ;,III= Not to scale 4. Eliminate use of roof plane midpoint for height measurement - measure to highest point of roof. The ridge of a sloped roof will no longer be allowed to extend more than 5 feet above the height limit. All parts of the structure would have to be constructed within a single height limit, with the limited exceptions for chimneys, vents, cupolas, stairwells, and similar features G. Examples from other jurisdictions. Definition of "Building Height" The vertical measurement taken from the average ground elevation of the corners of the zoning lot at the street right-of-way line, to the highest point, vertex or ridge of a roof on the principal building. Geneva, Illinois Height determination on sloping lots. Where the slope of a lot (measured in the direction of the lot lines) is greater than one foot rise or fall in seven feet of horizontal distance from the elevation of the top of the curb at the property line, structure height shall be measured from the grade of the parcel, unaltered by any fill or excavation, to a plane parallel to the surface of the ground. The height of the plane above the ground shall be at an elevation set by the regulations for each zoning district. Structure height shall be measured vertically from the grade to the highest point of the coping of a flat roof (slope one in twelve or less), or the deck line of a mansard roof, or to the highest gable of a pitched or hip roof. Laguna Beach, CA Height measurement. The maximum allowable height shall be measured as the vertical distance from the natural grade of the site to an imaginary plane located the maximum allowed number of feet above and parallel to the grade. See Figure 3-5. The location of May 4, 2007 Page 6 of 9 Technical Paper #1 Height Limit ,Grade, and Bulk Regulations natural grade shall be determined by the Director, and shall not be artificially raised to gain additional building height. Grass Valley, CA Height measurement. Maximum height shall be measured as the vertical distance from approved grade to an imaginary plane located the allowed number of feet above and parallel to the average lot grade. Lake Havasu City, AZ Maximum height. Maximum height shall be measured from the natural or finished grade adjacent to any point at each exterior wall of the structure to the highest point of the roofline, above and parallel to the natural or finished grade. Diamond Bar, CA Height measurement. The maximum allowable height shall be measured as the vertical distance from the natural grade of the site to the mid -point between the highest horizontal plate and the ridge of a pitched roof, or to the highest point on a flat roof. See Figure 3-4. The location of natural grade shall be determined by the Zoning Administrator, and shall not be artificially raised to gain additional structure height. San Ramon, CA Height measurement. The maximum allowable height of a structure shall be measured from the lowest elevation of the existing grade at an exterior wall of the structure to the highest point of the structure, except as otherwise specified by this Zoning Code. Pasadena, CA Height measurement. The maximum allowable height shall be measured as the vertical distance from the existing grade of the site to an imaginary plane located the allowed number of feet above and parallel to the grade. See Figure 3-4. "Existing grade" shall be established by the Director, consistent with parcels in the immediate vicinity, and shall not be, nor have been artificially raised to gain additional building height. South Pasadena, CA May 4, 2007 Page 7 of 9 Technical Paper #1 Height Limit ,Grade, and Bulk Regulations From Palos Verdes 2.. Height IS imeastired based on wheMer the suibiect lot its considered an uphill, da,^xnhill, or other (pad) lot relal ve to the sfreee of access„ and based on the extent to which .the stmuOure slopes with, the lot. -Sec-jon 17.012.040(B)(1) of time Code defines he gh"t imeasurernents as foilluois: (a)� Tar sloping lots which slope up -hill from, ��e s�ieet of access or in the Saone direction as Me skeet of access and for which, no buiildiing padl exists;, the height shall he measured firomi the pre -construction (existing) grade ,at ire highest point on the CoQ to be covered •IYj the Structure to tine ridgeline or the Ihlg,hese point of the structure.' (Uph'illl Sloping ILot figure on inert page): W 'r]I (t7)� Tar sloping lots which slope dovicuhilll from the street of access-aundl fo,r Which no building pad exisl!s,, itie height shialll be measured from the average ele,)ation of kne setb+acE Mine abut-tingi the street of access to the ridge Mine -of the highest point of the struicture." Lei slopiingi dovinbill are definedl as ihose MOM a minimum slope of greater than 5% over ane swid�n orienggn of the buildable area (;wAdhever is the d-ownhill directi-on). flex May 4, 2007 Page 8 of 9 Technical Paper #1 Height Limit ,Grade, and Bulk Regulations From Santa Barbara C. Height measurement. The following methodology shall be used to determine the height of a structure. Additionally, Subsections D. through K. below, provide or reference additional specific height measurement criteria and exemptions for specific types of development. 1. Height of structures located outside of the Summerland Planning Area. The height or a structure located outside of the Summerland Planning Area shall be the vertical distance between the existing grade and the uppermost point of the structure directly above that grade. The height of any structure shall not exceed the applicable height limit except as provided in Subsections D. through K. below. See Figure 3-2. Figure 3-2 - Height Limit May 4, 2007 Page 9 of 9 �drul mlllsza) (-,eove 6 ,/1)7 DETERMINATION OF GRADE 1) NAVD88 Benchmark - No assumed data pointsl 2) Topographic Survey a. Five (5) spot elevations @ each main Side yard; b. Three (3) spot elevations @ each end (Front yard/ Rear Yard); c. All spot elevations to be taken as close to Property Line as possible 3) Use spot elevations as points & connect them to create wire frame grid of site. BUILDING SITE COVERAGE (BSC) (Le COUEPA rva-) 30'x 118' Lot Gross Lot Area = 3,540 sf Front Yard Setback = 20'-0" Rear Yard Setback = 5'-0" Side Yard Setback = 3'-0" ea. Net Buildable Area = 2,232 sf 4 Current Maximum Square Footage = 2 x Buildable Area = 4,464 sf -,4 Current Maximum Square Footage = 1.5 x Buildable Area = 3,348 sf Proposed 50% BSC = 0.5 x Gross Lot Area = 1,770 sf - -73 X 2+ - 13 5 2 � for 2 -story building, that's 3,540 sf house + 400 sf Garage Allowance = 3,940 sf 4� ' � f`Afz Proposed 56% BSC = 0.5 x Gross Lot Area = 1,947 sf --> for 2 -story building, that's 3,894 sf house + 400 sf Garage Allowance = 4,294 sf Proposed 60%, BSC = 0.5 x Gross Lot Area = 2,124 sf a for 2 -story building, that's 4,248 sf house + 400 sf Garage Allowance = 4,648 sf 4- 45'x 178'Lot Gross Lot Area = 5,310 sf Front Yard Setback = 20'-0' Rear Yard Setback = 5'-0" Side Yard Setback = 4'-0" ea. Net Buildable Area = 3,441 sf -;> Current Maximum Square Footage = 2 x Buildable Area = 6,882 sf -j Current Maxlmum Square Footage = 1.5 x Buildable Area = 5,162 sf Proposed 50% BSC = 0.5 x Gross Lot Area = 2,655 sf _ 4 for 2 -story building, that's 3,540 sf house + 400 sf Garage Allowance = 5,710 sf 4---- I •hA� Proposed 55% BSC = 0.5 x Gross Lot Area = 2,921sf -> for 2 -story building, that's 5,842 sf house + 400 sf Garage Allowance = 6,242 sf Proposed 60% BSC = 0.5 x Gross Lot Area = 3,186 sf -> for 2 -story building, that's 6,372 sf house + 400 sf Garage Allowance = 6,772 sf 4- 2,O FA(7- 60'x 178' Lot Gross Lot Area = 7,080 sf Front Yard Setback = 20'-0" Rear Yard Setback = 5'-0" Side Yard Setback = 4'-0" ea. Net Buildable Area = 4,836 sf -;� Current Maximum Square Footage = 2 x Buildable Area = 9,672 sf 4 Current Maximum Square Footage = 1.5 x Buildable Area = 7,254 sf Proposed 50% BSC = 0.5 x Gross Lot Area = 3,540 sf 4 for 2 -story building, that's 7,080 sf house + 400 sf Garage Allowance = 7,480 sf .6 PAP Proposed 55% BSC = 0.5 x Gross Lot Area = 3,894 sf --> for 2 -story building, that's 7,7880 sf house + 400 sf Garage Allowance = 8,188 sf Proposed 60% BSC = 0.5 x Gross Lot Area = 4,248 sf _ -3 for 2 -story building, that's 8,496 sf house + 400 sf Garage Allowance = 8,896sf d-- 2 K f Rl2 5 I U qo= l ig Ix 50 - k l,*5 ? 0 � �/�- q27 � Z�,z z�2 W°'4 jig `74&U 20 ; �% �, 0 /U BUILDING HEIGHT LIMIT/ ENVELOPE Typical Lot Side Elevation View Sloped Lot Side Elevation View B. -O. Typical Lot Front/Rear Elevation View