December 3rdDecember 3rd –– LAPAC AgendaLAPAC Agenda

Pledge of AllegiancePledge of Allegiance

Roll CallRoll Call

Public CommentPublic Comment

Minutes: The Minutes of October 29, 2007, will be Minutes: The Minutes of October 29, 2007, will be

considered.considered.

Discussion of Draft Form Based Code and Bell Street

Design Guidelines.

Adjourn to January 7, 2008.Adjourn to January 7, 2008.

Clarifying Questions

Do we understand what is being proposed?

What is the CM-LA Boundary?

What are the major policy changes?

– Parking requirements, residential intensity, etc…

What are the major differences in allowed uses

between C-2 and CM-LA?

Discretion issues (How much discretion does CBAR

have? What triggers DP?).

Wastewater CapacityWastewater Capacity

Treatment Plant CapacityTreatment Plant Capacity--1,114 Units1,114 Units

Total Existing Community Plan Build outTotal Existing Community Plan Build out

–– County EstimateCounty Estimate--869869

–– LACSDLACSD-- 910910

Additional Units AvailableAdditional Units Available

–– CountyCounty--245245

–– LACSDLACSD--204204

Draft Los Alamos Bell Street

Form-Based Code

Form-Based Code Not Stand Alone Document

Parking

Setbacks

Building Types

Frontage Types

Etc., etc., etc.

Los Alamos Existing Zoning

Los Alamos Community Mixed Use Zone

(CM-LA)

CM-LA Zone Standards

Minimum building site area for residential use.

– minimum lot width of 20 feet.

Legal parcel

– must be a parcel that was legally created or certified in compliance with the Subdivision Map Act and the County’s Subdivision Ordinance.

Maximum Density and Location for Residential Use

– Density: One (1) unit per 700 s.f. of commercial development on same lot

– Location: No residential on ground floor of Bell Street. Residential allowed on second floor and rear buildings.

Maximum Square Feet and Location for Commercial Use

– No maximum commercial s.f.

– Location: Commercial allowed on first floor on Bell Street. Also allowed on second floor.

Setbacks for Structures

CM-LA Zone Standards

Separation Between Buildings

– None Required

– Pedestrian breezeway acceptable on Bell Street

Min: 5 ft.

Max: 15 ft.

– Buildings with frontages more than 50 feet in width shall be

designed to read as different buildings

CM-LA Zone Standards

Building Type

CM-LA Zone Standards

Frontage Types – Fronting Bell Street

Continuous FrontageArroyo Grande, CA

CM-LA Zone Standards

Building Type – Not Fronting Bell Street

CM-LA Zone Standards

Height Limit

– Bell Street Frontage: No structure shall exceed a height limit of 35

feet and 2-stories. Minimum building plate height for buildings

fronting Bell Street shall be 18 feet and a maximum of 21.5 feet.

– Rear and Side Street Frontage: No structures shall exceed a height

of 30 feet and 2-stories.

– General Height Limit Exceptions: LUDC Sec. 35.30.090: Height

Measurement, Exceptions and Limitations

CM-LA Zone Standards

Corner Buildings– Corner buildings should incorporate a ground floor entrance

facing the street intersection if feasible.

– Buildings should define the street corner with a rounded or chamfered building corner, a plaza, and/or an architectural feature such as a corner tower.

– These corner treatments count toward the total percentage of thebuilding facade required to be built to the build to line.

– Walk-through covered galleries at street corners may also be allowed.

Outdoor Patios– Portions of ground floor building facade facing Bell Street may be set back

up to 15’ from the Bell Street right-of-way

– A forecourt shall not be wider than 50% of the building frontage width.

Entry Doors– Located no more than 50’ intervals for commercial

CM-LA Zone Standards

Automobile Parking Standards– Parking onsite for residential uses at a minimum of one (1) space for every

residential unit.

– No parking requirements for non-residential uses onsite.

– Parking areas located adjacent to another parking area shall be designed to allow through traffic between parking areas.

– On-Site parking located behind the building, visually screened from views on the street and set back at least 35 feet from the right of way line.

– Garage parking shall be accessed at the rear of the buildings as to not be visible from the public street.

– Number of commercial parking spaces are required in compliance to LUDC Sec. 35.36.060 and are to be located off site.

– Onsite parking space size shall be in compliance with LUDC Sec. 35.36.080.

– Parking areas shall provide handicap parking spaces as required under State law.

– Driveways minimum width as required by the Fire Department, and not located on Bell Street, and if feasible, shall not be located within 40’ of a corner.

– An exception for allowance of a driveway on Bell Street shall only be granted to existing legal lots where the sides and rear of the lot is not adjacent to a street.

Setbacks for Parking

CM-LA Zone Standards

Sidewalk coverings

– Encroachment permits

Landscaping

– Required in LUDC Sec. 35.34.100 for surface parking lots.

– Landscaping is encouraged in courtyards and patios.

Sidewalks

– County Maintained Right-Of-Way

– CalTrans Maintained Right-Of-Way

Storage

– Enclosed areas for trash or outdoor storage

Utilities

– Located on the sides or rear of buildings, so as not to be visible

from the street edge if feasible.

– Mechanical equipment should not be visible from the street if

feasible.

C-2 vs CM-LA

Use Table

Development Plan Trigger

– C-2

DP required for buildings and structures >5,000 s.f.

– CM-LA

DP required for buildings and structures >15,000 s.f.

Dwelling Unit Calculations

– C-2

Two bedrooms for every 1,000 s.f. of commercial

Residential s.f. shall not exceed commercial s.f.

– CM-LA

1 dwelling unit for every 700 s.f. of commercial

Residential s.f. can exceed commercial s.f.

C-2 vs CM-LA

Parking Placement and Inventory

– C-2 requires onsite parking

– CM-LA requires onsite parking for residential only

– Bell Street Corridor parking Inventory

Existing parallel parking spaces = 479

Proposed angled parking spaces = 708

Peak on-street parking demand per CM-LA = 561

CM-LA Residential Buildout

– Wastewater Treatment capacity = 1,114 units

– Current Los Alamos zoning = 869 units

– Additional residential available = 245 units

– Maximum residential increase in CM-LA = 244 units

Draft Los Alamos Bell Street

Design Guidelines

Design Guidelines Intent

Provide design guidance to those altering or renovating an

existing building within the Bell Street Design Control Overlay.

Guidelines, not policy

Stand alone document

Review Process

Design Overlay

Sample Lots

Corner Lots

Through Lots

Street Frontage Lots

Design Guidelines Content

1. Introduction

2. Site Planning and Structural Placement

– Setbacks, building placement, building orientation, etc.

3. Building Massing and Form

– Building height, façade articulation, building frontage, etc.

4. Architectural Features

– Building entrances, Driveways, curb cuts, etc.

5. Building Details

– Building materials, windows, awnings, doors, etc.

6. Signage

– Lighting, coloring, fonts, etc.

7. Special Guidelines for Alterations to Buildings of Potential

Historic or Architectural Merit

8. Supplemental

– CBAR findings, checklists, glossary, etc.

Design Guidelines Content

When is a project subject to Design Review

– New Building Construction

– Demo and reconstructed buildings, second floor additions

– Changes to major elements and structural alterations

In a remodel only portions being altered are subject to design

review

Clarifying Questions

Do we understand what is being proposed?

What is the CM-LA Boundary?

What are the major policy changes?

– Parking requirements, residential intensity, etc…

What are the major differences in allowed uses

between C-2 and CM-LA?

Discretion issues (How much discretion does CBAR

have? What triggers DP?).

Adjournment

&

Website

www.countyofsb.org/plandev/comp/planareas/losalamos

Next Meeting (s)

•January 2008, Meeting

�Review Form Based Code and Revised Bell Street Design Guidelines

•February 2008, Workshop?