PC - Item 3A - Design Review 17-01 3348 Angelus Avenue S E M F ROSEMEAD PLANNING COMMISSION
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STAFF REPORT
CIVIC PRIDE
,NCDRPORATED 1959
TO: THE HONORABLE CHAIR AND PLANNING COMMISSION
FROM: PLANNING DIVISION
DATE: APRIL 3, 2017
SUBJECT: DESIGN REVIEW 17-01
3348 ANGELUS AVENUE
Summary
David Taing has submitted a Design Review application to construct a new two-story
single-family dwelling unit with 2,995 square feet of floor area at 3348 Angelus Avenue
(APN: 5288-019-010). Any new dwelling unit to be constructed that equals or exceeds
two thousand five hundred (2,500) square feet of developed living area shall be subject
to a Discretionary Site Plan and Design Review. The project site is located in a Light
Multiple Residential (R-2) zone.
Environmental Determination
Section 15303(a) of the California Environmental Quality Act guidelines exempts
projects consisting of construction and location of limited numbers of new, small
facilities or structures: installation of small new equipment and facilities in small
structures; and the conversion of existing small structures from one use to another
where only minor modifications are made in the exterior of the structure. Accordingly,
Design Review 17-01 is classified as a Class 3 Categorical Exemption, pursuant to
Section 15303(a) of California Environmental Quality Act guidelines.
Staff Recommendation
It is recommended that the Planning Commission ADOPT Resolution No. 17-05 with
findings (Exhibit "A"), and APPROVE Design Review 17-01, subject to the 24 conditions
outlined in Attachment "A" attached hereto.
Property History and Description
The project site is located on the east side of Angelus Avenue, between Hellman
Avenue and Dorothy Street. According to the Los Angeles County Assessor's Office,
the project site consists of one (1) parcel, totaling approximately 7,500 square feet of lot
area. In 1948, a single-family dwelling unit was built on the subject site.
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April 3,2017
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Front Elevation (Existing)
Site and Surrounding Land Uses
The project site is designated in the General Plan as Medium Density Residential and
on the Zoning Map as Light Multiple Residential (R-2) zone. The site is surrounded by
the following land uses and zones:
North
General Plan Designation: Medium Density Residential
Zoning: Light Multiple Residential (R-2)
Land Use: Residential
South
General Plan Designation: Medium Density Residential
Zoning: Light Multiple Residential (R-2)
Land Use: Residential
East
General Plan Designation: Medium Density Residential
Zoning: Light Multiple Residential (R-2)
Land Use: Residential
West
General Plan Designation: Medium Density Residential
Zoning: Light Multiple Residential (R-2)
Land Use: Residential
Administrative Analysis
As illustrated in Exhibit "B", the applicant is proposing to construct a new 2,995 square
feet single-family dwelling unit: 1,815 square feet and 1,180 square feet of floor area on
the first and second floor, respectively. The proposed project includes a new attached
three-car garage.
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April 3,2017
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Development Standards
Staff has verified that the proposed single-family dwelling unit would be in compliance
with the applicable development standards of the Rosemead Zoning Code, as
demonstrated in the following table:
Development Feature Required Proposed
Front Yard Setback 20'-0" 20'-0"
Greater of 5'-0" or 10% of lot North: 5'-0"
1St Floor width: 5'-0"
South: 5'-0"
Side Yard
Setback North: 8'-6"
2"d Floor 5'-0" minimum, 15'-0"combined South: 6'-6"
Combined: 15'-0"
Rear Yard Setback 35'-0" 35'-0"
0.40:1
Floor Area Ratio 0.35:1 (maximum)
(includes FAR Bonus)
Parking Three spaces in enclosed garage Attached three-car garage
Residential Design Incentives
Per Rosemead Municipal Code, Section 17.12.030(B)(1)(k), an additional five (5)
percent of bonus floor area may be obtained through the use of design incentives that
are listed in Table 17.12.030.2 of the Rosemead Zoning Code. The applicant has
requested an additional five (5) percent of floor area. In order to fulfill the request, the
applicant has proposed to incorporate the following qualifying design elements:
• Usage of windows that are recessed a minimum of four (4) inches on the front
elevation;
• Landscape plan with three (3) or more mature trees (defined as 24" box or
larger);
• Use of single-hung or double-hung windows of the front elevation;
• No front yard fencing or fencing lower than four (4) feet in height;
• Use of natural architectural materials (such as wood and stone);
• Use of drought-tolerant plant materials and automatic irriation with moisture
sensors; and
• Use of interlocking pavers, decomposed granite, or other decorative hardscape
materials for walkways and driveways.
A condition of approval has been recommended to require specific qualifying design
elements to remain in effect in order for the requested additional five (5) percent of floor
area to be granted.
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April 3,2017
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Floor Plan
The proposed first floor plan consists of a porch, covered patio, three-car garage,
laundry area, living room, dining room, family room, kitchen, two (2) bedrooms with
closets, bathroom, and powder room. The proposed second floor plan consists of three
(3) bedrooms with closets. three (3) bathrooms, two (2) walk decks, and a den.
Elevations
The applicant has proposed to utilize `Capistrano — Arcadia Canyon Brown" by Eagle
for the roof, "Smooth Stucco Finish — Meadowbrook" by La Habra for the exterior walls,
"Black Walnut" by Dunn Edwards for the wood fascia and rain gutter. "Eggshell" by La
Habra Stucco for the trims and moldings, and `Flat Black'' by Dunn Edwards for the iron
side yard gate and decorative railing. A range of brown colored stone veneer (Old World
Ledge, Coronado Stone Products) is proposed to be utilized at the bottom portion of the
exterior facade.
Parking and Circulation
Per Rosemead Muncipal Code. Section 17.112.040, single-family dwellings that consist
of five (5) or more bedrooms and over 2.000 square feet of floor area require a
minimum of three (3) parking spaces per dwelling unit in an enclosed garage. As
illustrated on the proposed site and floor plan, the applicant is proposing an attached
three-car garage for the single-family dwelling unit.
Per Rosemead Municipal Code, Section 17.112.090(B)(1)(a), driveways used to serve
not more than two (2) dwelling units shall be a minimum of twelve (12) feet wide. The
applicant is proposing a new twelve (12) feet wide driveway, with twenty-four (24) feet of
back-up space. Also, the applicant has proposed to utilize interlocking pavers for the
new driveway.
Fencing
The applicant has proposed to construct a new three (3) feet and eleven (11) inches
high concrete block wall within the required front yard, and six (6) feet high concrete
block walls beyond the required front yard. The proposed concrete block walls would be
tan colored to match the proposed dwelling unit.
Landscaping
Per Rosemead Municipal Code, Section 17.12.030(B)(1)(f), a minimum of one (1) tree
shall be planted in new or remodeled residential front yards for every fifty (50) feet of
street frontage. The applicant is proposing to plant one (1) new tree in the front yard.
Mechanical Elements
The two (2) air conditioning units have been proposed to be located within a recessed
wall along the south lot line with a new gate at the front of the single-family dwelling unit
to obstruct public view of these units. A water heater is also proposed to be mounted on
the exterior wall of the single-family dwelling along the south lot line. Another water
heater is proposed to be mounted within a recessed wall along the north lot line. As
such, the proposed mechanical elements would not be visible from the public right-of-
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April 3,2017
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way. A condition of approval has been recommended to require mechanical elements to
be painted to match the single-family dwelling unit.
Municipal Code Requirements
Per Rosemead Municipal Code, Section 17.12.030(B)(1)(j), any new dwelling unit to be
constructed that equals or exceeds two thousand five hundred (2,500) square feet of
developed living area shall be subject to a Discretionary Site Plan and Design Review.
Rosemead Municipal Code, Section 17.28.020(C), provides the criteria by which the
Planning Commission may approve. approve with conditions. or disapprove an
application:
A. The plans indicate proper consideration for the relationship between the
proposed building and site developments that exist or have been approved for
the general neighborhood.
The subject property is located within an established residential area of the City.
The applicant has provided an aesthetically complementary design, which
consists of a modern two-story residential design and new landscaping. The
development would improve the overall aesthetics of the surrounding
neighborhood.
B. The plan for the proposed structure and site development indicates the manner
in which the proposed development and surrounding properties are protected
against noise, vibrations, and other factors which may have an adverse effect on
the environment, and the manner of screening mechanical equipment, trash,
storage and loading areas.
The proposed structures are designed with front, side, and rear setbacks that
meet or exceed the minimum requirements of the Light Multiple Residential (R-2)
zone, and creates a sufficient buffer between the proposed dwelling unit and the
surrounding properties to protect against noise, vibrations, and other factors,
which may have an adverse effect on the environment and neighborhood. This
development would not generate any foreseeable permanent negative impacts to
the noise levels of the surrounding area. All construction work would be required
to comply with the timeframe and decibel levels indicated in the City of
Rosemead Noise Ordinance. Conditions of Approval will address factors such as
construction hours, noise, and landscaping.
C. The proposed building or site development is not, in its exterior design and
appearance, so at variance with the appearance of other existing buildings or site
developments in the neighborhood as to cause the nature of the local
environment to materially depreciate in appearance and value.
The proposed project would not depreciate the appearance and value of the local
environment. Staff has worked closely with the applicant to achieve a residential
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April 3,2017
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design that would complement the neighborhood character. The applicant has
proposed a contemporary architectural design, which incorporates some
aesthetic characteristics found in residences currently built in the San Gabriel
Valley. The proposed dwelling unit has been designed to create visual interest at
the street level. The proposed design elements are similar to many homes in the
surrounding area.
D. The proposed building or structure is in harmony with the proposed
developments on land in the general area, especially those instances where
buildings are within or adjacent to land shown on the General Plan as being part
of the Civic Center or in public or educational use, or are within or immediately
adjacent to land included within any precise plan which indicates building shape,
size, or style.
The subject property is not part of the Civic Center Plan, precise plan, or land
reserved for public or educational use. The applicant has proposed an appealing
architectural design, which will create an improved site that is aesthetically
complementary to the surrounding area.
E. The proposed development is in conformity with the standards of this Code and
other applicable ordinances in so far as the location and appearance of the
buildings and structures are involved.
The proposed development satisfies all of the minimum zoning code
requirements for the Light Multiple Residential (R-2) zone, and all applicable
referenced code sections of the Rosemead Municipal Code.
F. The site plan and the design of the buildings, parking areas, signs, landscaping.
luminaries, and other site features indicates that proper consideration has been
given to both the functional aspects of the site development, such as automobile
and pedestrian circulation, and the visual effect of the development from the view
of public streets.
Access to the project site would continue to be from Angelus Avenue. The design
and construction of this project would preserve and provide adequate access and
circulation for vehicular and pedestrian traffic. The proposed dwelling units and
landscaping will significantly improve the visual effect of the site from the view of
the public street.
Public Notice Process
This item has been noticed through the regular agenda notification process, which
includes a 300-foot radius public hearing notice to fifty-five (55) property owners,
publication in the Rosemead Reader on March 23, 2017. and postings of the notice at
the six (6) public locations and on the subject site.
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Prepared by: Submitted by:
LLUJLLJ
Cory Hanh Michelle Ramirez 61-JAA,
Associate Planner Community Development Director
EXHIBITS:
A. Planning Commission Resolution 17-05
B. Site Plan, Floor Plan, and Elevations (Dated March 16, 2017)
C. Assessor Parcel Map (APN:5288-019-010)
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April 3,2017
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EXHIBIT "A"
PC RESOLUTION 17-05
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ROSEMEAD, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA,
APPROVING DESIGN REVIEW 17-01, PERMITTING A NEW 2,995
SQUARE FEET SINGLE-FAMILY DWELLING UNIT WITH AN
ATTACHED THREE-CAR GARAGE. THE SUBJECT SITE IS LOCATED
AT 3348 ANGELUS AVENUE (APN: 5288-019-010), IN THE LIGHT
MULTIPLE RESIDENTIAL (R-2) ZONE.
WHEREAS. on February 9, 2017, David Taing submitted a Design Review
application requesting approval to construct a new two-story single-family dwelling unit
with 2,995 square feet of floor area at 3348 Angelus Avenue;
WHEREAS, 3348 Angelus Avenue is located in the Light Multiple Residential (R-
2) zoning district;
WHEREAS, Section 17.28.020(C) of the Rosemead Municipal Code provides the
criteria for a Design Review:
WHEREAS, Sections 65800 & 65900 of the California Government Code and
Section 17.28.020(C) of the Rosemead Municipal Code authorize the Planning
Commission to approve, conditionally approve. or deny Design Review applications;
WHEREAS, on March 23, 2017, fifty-five (55) notices were sent to property
owners within a 300-foot radius from the subject property, the notice was published in
the Rosemead Reader, and notices were posted in six (6) public locations and on site,
specifying the availability of the application, and the date, time, and location of the
public hearing for Design Review 17-01;
WHEREAS, on April 3, 2017, the Planning Commission held a duly noticed and
advertised public hearing to receive oral and written testimony relative to Design Review
17-01; and
WHEREAS, the Rosemead Planning Commission has sufficiently considered all
testimony presented to them in order to make the following determination.
NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City
of Rosemead as follows:
SECTION 1. The Planning Commission HEREBY DETERMINES that Design
Review 17-01 is classified as a Class 3 Categorical Exemption, pursuant to Section
15303(a) of the California Environmental Quality Act guidelines. Section 15303(a) of the
California Environmental Quality Act guidelines exempts projects consisting of
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April 3,2017
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construction and location of limited numbers of new, small facilities or structures;
installation of small new equipment and facilities in small structures; and the conversion
of existing small structures from one use to another where only minor modifications are
made in the exterior of the structure.
SECTION 2. The Planning Commission HEREBY FINDS AND DETERMINES
that facts do exist to justify approving Design Review 17-01, in accordance with Section
17.28.020(C) of the Rosemead Municipal Code as follows:
A. The plans indicate proper consideration for the relationship between the
proposed building and site developments that exist or have been approved for the
general neighborhood.
FINDING: The subject property is located within an established residential area
of the City. The applicant has provided an aesthetically complementary design, which
consists of a modern two-story residential design and new landscaping. The
development would improve the overall aesthetics of the surrounding neighborhood.
B. The plan for the proposed structure and site development indicates the
manner in which the proposed development and surrounding properties are protected
against noise, vibrations, and other factors which may have an adverse effect on the
environment, and the manner of screening mechanical equipment, trash, storage and
loading areas.
FINDING: The proposed structures are designed with front, side, and rear
setbacks that meet or exceed the minimum requirements of the Light Multiple
Residential (R-2) zone. and creates a sufficient buffer between the proposed dwelling
unit and the surrounding properties to protect against noise, vibrations, and other
factors, which may have an adverse effect on the environment and neighborhood. This
development would not generate any foreseeable permanent negative impacts to the
noise levels of the surrounding area. All construction work would be required to comply
with the timeframe and decibel levels indicated in the City of Rosemead Noise
Ordinance. Conditions of Approval will address factors such as construction hours,
noise, and landscaping.
C. The proposed building or site development is not, in its exterior design and
appearance, so at variance with the appearance of other existing buildings or site
developments in the neighborhood as to cause the nature of the local environment to
materially depreciate in appearance and value.
FINDING: The proposed project would not depreciate the appearance and value
of the local environment. Staff has worked closely with the applicant to achieve a
residential design that would complement the neighborhood character. The applicant
has proposed a contemporary architectural design, which incorporates some aesthetic
characteristics found in residences currently built in the San Gabriel Valley. The
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April 3,2017
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proposed dwelling unit has been designed to create visual interest at the street level.
The proposed design elements are similar to many homes in the surrounding area.
D. The proposed building or structure is in harmony with the proposed
developments on land in the general area, especially those instances where buildings
are within or adjacent to land shown on the General Plan as being part of the Civic
Center or in public or educational use, or are within or immediately adjacent to land
included within any precise plan which indicates building shape, size, or style.
FINDING: The subject property is not part of the Civic Center Plan, precise plan,
or land reserved for public or educational use. The applicant has proposed an appealing
architectural design, which will create an improved site that is aesthetically
complementary to the surrounding area.
E. The proposed development is in conformity with the standards of this Code
and other applicable ordinances in so far as the location and appearance of the
buildings and structures are involved.
FINDING: The proposed development satisfies all of the minimum zoning code
requirements for the Light Multiple Residential (R-2) zone, and all applicable referenced
code sections of the Rosemead Municipal Code.
F. The site plan and the design of the buildings, parking areas, signs,
landscaping, luminaries, and other site features indicates that proper consideration has
been given to both the functional aspects of the site development, such as automobile
and pedestrian circulation, and the visual effect of the development from the view of
public streets.
FINDING: Access to the project site would continue to be from Angelus Avenue.
The design and construction of this project would preserve and provide adequate
access and circulation for vehicular and pedestrian traffic. The proposed dwelling units
and landscaping will significantly improve the visual effect of the site from the view of
the public street.
SECTION 3. The Planning Commission HEREBY APPROVES Design Review
17-01 for the construction of a new 2,995 square feet two-story single-family dwelling
unit at 3348 Angelus Avenue, and subject to the conditions listed in Attachment "A"
attached hereto and incorporated herein by reference.
SECTION 4. This action shall become final and effective ten (10) days after this
decision by the Planning Commission, unless within such time a written appeal is filed
with the City Clerk for consideration by the Rosemead City Council as provided in
Rosemead Municipal Code, Section 17.160.040 —Appeals of Decisions.
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SECTION 5. This resolution is the result of an action taken by the Planning
Commission on April 3, 2017, by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
SECTION 6. The Secretary shall certify to the adoption of this resolution and
shall transmit copies of same to the applicant and the Rosemead City Clerk.
PASSED, APPROVED, and ADOPTED this 3rd day of April, 2017.
Daniel Lopez, Chair
CERTIFICATION
I hereby certify that the foregoing is a true copy of a resolution adopted by the Planning
Commission of the City of Rosemead at its regular meeting, held on the 3rd day of April,
2017 by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
Michelle Ramirez, Secretary
APPROVED AS TO FORM:
Gregory M. Murphy, Planning Commission Attorney
Burke, Williams & Sorensen, LLP
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April 3,2017
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ATTACHMENT "A"
(PC RESOLUTION 17-05)
DESIGN REVIEW 17-01
3348 ANGELUS AVENUE
(APN: 5288-019-010)
CONDITIONS OF APPROVAL
APRIL 3, 2017
Standard Conditions of Approvals
1. Design Review 17-01 ("Project") is approved for the construction of a new 2,995
square feet two-story single-family dwelling unit, in accordance with the plans
marked Exhibit "B", dated March 16, 2017. Any revisions to the approved plans
must be resubmitted for Planning Division review and, if satisfactory, approval.
2. The following conditions must be complied to the satisfaction of the Planning
Division prior to final approval of the associated plans, building permits,
occupancy permits, or any other appropriate request.
3. The conditions listed on this exhibit shall be copied directly onto any
development plans subsequently submitted to the Planning and Building
Divisions.
4. Approval of Project shall not take effect for any purpose until the applicant(s)
have filed with the City of Rosemead ("City") a notarized affidavit stating that
he/she is aware of and accepts all of the conditions of approval as set forth in the
letter of approval and this list of conditions within ten (10) days from the Planning
Commission approval date.
5. The on-site public hearing notice posting shall be removed by the end of the 10-
day appeal period of Project.
6. Project is approved for a period of one (1) year. The applicant(s) shall commence
the approved project or request an extension within 30 calendar days prior to
expiration. The one (1) year initial approval period shall be effective from the
Planning Commission approval date. For the purpose of this petition, project
commencement shall be defined as beginning the permitting process with the
Planning and Building Divisions, so long as the project is not abandoned. If
Project has been unused, abandoned, or discontinued for a period of one (1)
year, it shall become null and void.
7. The Planning Commission hereby authorizes the Planning Division to make
and/or approve minor modifications to the project and to these conditions of
approval.
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April 3,2017
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8. Project is granted or approved with the City and its Planning Commission and
City Council retaining and reserving the right and jurisdiction to review and to
modify the permit, including the conditions of approval based on changed
circumstances. Changed circumstances include, but are not limited to, the
modification of the use, a change in scope, emphasis. size, or nature of the use,
or the expansion, alteration, reconfiguration, or change of use. This reservation
of right to review is in addition to, and not in lieu of, the right of the City, its
Planning Commission, and City Council to review and revoke or modify any
permit granted or approved under the Rosemead Municipal Code for any
violations of the conditions imposed on Project.
9. The applicant(s) shall defend, indemnify, and hold harmless the City of
Rosemead or its agents, officers, and employees from any claim, action, or
proceeding against the City of Rosemead or its agents, officers, or employees to
attack, set side, void, or annul, an approval of the Planning Commission and/or
City Council concerning the project, which action is brought within the time period
provided by law.
10. The applicant(s) shall comply with all Federal. State, and local laws relative to the
approved use, including the requirements of the Planning, Building, Fire. Sheriff,
and Health Departments.
11. Building permits will not be issued in connection with any project until such time
as all plan check fees and all other applicable fees are paid in full. Prior to
issuance of building permits, any required school fees shall be paid. The
applicant shall provide the City with written verification of compliance from the
applicable school districts.
12. The numbers of the address signs shall be at least six (6) inches tall with a
minimum character width of 3/4 inch, contrasting in color and easily visible at
driver's level from the street. Materials, colors, location, and size of such address
numbers shall be approved by the Community Development Director, or his/her
designee, prior to installation.
13. The hours of construction shall be limited from 7:00 a.m. to 8:00 p.m., Monday
through Saturday. No construction shall take place on Sundays or on any federal
holiday, without prior approval by the City. The applicant shall abide by the noise
control sections of the Rosemead Municipal Code.
14. The Building Division, Planning Division, and Engineering Division shall have
access to the project site at any time during construction to monitor progress.
15. All requirements of the Building and Safety Division, Planning Division, and
Engineering Division shall be complied with prior to the final approval of the
proposed construction.
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April 3,2017
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16. All ground level mechanical/utility equipment (including meters, back flow
prevention devices, fire valves, A/C condensers, furnaces, and other equipment)
shall be located away from public view or adequately screened by landscaping or
screening walls so as not to be seen from the public right-of-way.
17. Violations of the conditions of approval may result in citation and/or initiation of
revocation proceedings.
18. The project site shall be graded to drain to the street, but in no case shall such
drainage be allowed to sheet flow across public sidewalk. A grading and/or
drainage plan shall be prepared, submitted to, and approved by the Building
Official, and such grading and/or drainage shall take place in accordance with
such approved plan.
Project Specific Conditions of Approval
19. All property that is vacant, under construction, or being demolished shall be
totally enclosed around the perimeter by a fence that is a minimum of six (6) feet
in height as measured from adjacent property, subject to the approval of the
Community Development Director or other designated officials. The following
requirements shall be satisfied:
a. The required fence shall be adequately constructed from chain-link,
lumber, masonry or other approved materials. The fence shall be entirely
self-supporting and shall not encroach or utilize structures or fencing on
any adjacent property without prior written approval of the adjacent
property owner.
b. The fence shall be installed prior to the initiation of any construction or
demolition and shall be continuously maintained in good condition.
c. Signs stating "PRIVATE PROPERTY, NO TRESPASSING" shall be
posted on the fence.
20. All gutters, downspouts, mechanical elements, and/or architectural features shall
be painted to match the single-family dwelling unit.
21. The applicant(s) shall submit a final landscape and irrigation plan to the Planning
Division prior to the issuance of building permits. The landscape and irrigation
plan shall comply with the City's Water Efficient Landscape Ordinance and with
the Guidelines for Implementation of the Water Efficient Landscape Ordinance
and include a sprinkler system with automatic timers and moisture sensors. All
landscaping and irrigation shall be installed and completed prior to final Planning
Division approval.
22. All walls and/or fences shall match or complement the single-family dwelling unit
in color, material, and design; and shall be consistent in appearance.
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April 3,2017
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23. An additional five (5) percent of floor area has been granted through the use of
the following design incentives, and such design elements shall remain in effect:
a. Usage of windows that are recessed a minimum of four (4) inches on the
front elevation;
b. Landscape plan with three (3) or more mature trees (defined as 24" box or
larger);
c. Use of single-hung or double-hung windows of the front elevation;
d. No front yard fencing or fencing lower than four (4) feet in height;
e. Use of natural architectural materials (such as wood and stone);
f. Use of drought-tolerant plant materials and automatic irriation with
moisture sensors; and
g. Use of interlocking pavers, decomposed granite, or other decorative
hardscape materials for walkways and driveways.
24. A permanent outdoor barbecue grill may be installed within the approved
barbecue area. Conventional kitchen stove-tops may only be installed within the
approved kitchen area of the single-family dwelling.
Planning Commission Meeting
April 3,2017
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