The following development standards for R-1P, R-2P and R-3P zones are in addition to the applicable standard contained in Sections 15.17.040, 15.17.050, and 15.17.070.
A. All proposed development, including the rehabilitation of existing structures, will be reviewed for compliance with established design criteria and standards, specific to the preservation zones and identified significant properties. These adopted design criteria and standards, entitled "Design Guidelines for Residential Preservation Zones," are intended to serve as a baseline -- a set of elementary guidelines -- by which a proposal will be evaluated.
B. All proposed development shall be subject to the following types of review and approval. Routine maintenance of existing improvements (e.g., repainting of a structure, duplicating damaged or deteriorated exterior architectural features) is exempt from these review procedures as long as the original design is retained.
1. Those projects listed below which the Community Development Director determines are consistent with the design criteria and standards established or the residential preservation zones shall be subject to administrative review and approval by the Community Development Director.
a. Minor alterations, including the addition, change, or removal of exterior architectural features and existing hardscape.
b. Minor improvements such as air conditioning units, skylights, solar panels, greenhouse windows, roof mounted equipment, arbors, trellises and fences.
c. All development wherein structures are enlarged by less than 50 percent of the existing floor area, the total addition is less than 500 square feet, and such addition is not readily visible from the public street.
d. The demolition of accessory structures which have a floor area less than 500 square feet.
e. The construction of an accessory structure in a location that is behind or partially behind the main residence, when the architectural features of the accessory structure match those of the main residence including, but not limited to, siding, windows, trim, roofing and vents, in accordance with the Design Guidelines for Residential Preservation Zones.
a. All new development that proposes the creation of additional residential units on the lot.
b. Any combination of alterations and additions which result in a structure being enlarged by 50 percent or more of the existing floor area or more than 500 square feet.
c. Any addition to an existing structure wherein such an addition is readily visible from the public street.
d. The construction or demolition of an accessory structure which has a floor area of 500 square feet or more, or the construction of multiple accessory structures which have a cumulative floor area of 500 feet or more, unless 15.17.060.B.1.e applies.
a. The demolition of a residential structure in a preservation zone wherein more than 50% of the structure will be removed from a site either by relocation or destruction, or when any portion of the street facing elevation is demolished.
b. The demolition or alteration of any Significant Property or Historical Landmark.
4. A Community Development Director determination pursuant to 15.17.060.B.1 or 2 above may be appealed to the Landmarks Commission.
C. Proposed new construction will be subject to the following site development standards:
1. All buildings shall be encouraged to have a minimum front yard setback of 20 feet. In the R-2P and R-3P zones, proposals requesting a building setback less than 20 feet shall be subject to approval by the Landmarks Commission as a Minor Site Plan in accordance with Chapter 15.47 of this title. In the R-1P zone, proposals requesting a front setback less than the predominant setback on the street shall be subject to approval by the Landmarks Commission as a Minor Site Plan in accordance with Chapter 15.47 of this title.
2. Half of the required amount of parking may be in the form of a carport and/or an open, paved space. No parking area, however, shall be allowed in front of any principal building.
3. An existing driveway that no longer serves as access to a garage may be used for a parking space as long as the parking space is behind the front yard setback. A new driveway for the purpose of
providing an open parking space will be discouraged and subject to the approval of the Director of Community Development.
4. The total gross floor area of all dwelling units on the property shall not exceed 40 percent of the net lot area of any property on which at least one existing dwelling unit is preserved and shall not exceed 35 percent of the net lot area where no existing dwelling units are preserved.
D. The decision to approve or deny any proposed development will be guided by the following objectives:
1. The primary objective shall be the city’s commitment, as directed by state legislation and enunciated in the Housing Element of its General Plan, to the preservation and rehabilitation of existing affordable housing and neighborhood lifestyle. Additionally, the intent is to protect and enhance the historic character of development found within these preservation zones.
2. If the existing housing is clearly deteriorated or dilapidated beyond rehabilitation, or if a residential structure does not contribute to, or is not compatible with, the established character of the neighborhood, said housing may be removed.
3. In any case where new construction is proposed, said construction shall be reviewed in the context of the existing intensity and diversity of development and lifestyle in the neighborhood. Where proposed new construction is found to be incompatible with such by reason of obtrusiveness, excessive bulk, over development, inappropriate architectural style or nonresidential character, such a proposal shall be modified or denied.
4. For improvements involving an existing structure, the recommended policy shall be to retain, repair or restore original architectural elements, rather than to replace them. If such elements cannot be repaired or restored, the replacement should be made with the materials that are the same type as those used at the time of original construction when possible, but when necessary, substitutions may be made with materials that match in design, texture and color. Original materials shall be proven to be deteriorated beyond reasonable repair before substitute materials can be considered.
E. Notwithstanding the requirements for R-1P, R-2P and R-3P zones, the Landmarks Commission may consider a Site Plan application from a property owner and upon review of the application, facts, and consideration of alternatives at a noticed public hearing, may waive on a selective and limited basis the “preservation” requirements of this section that cause undue hardship.
(Ord. 3267 §5, 2018; Ord. 3232 (part), 2016; Ord. 2982, 2001).