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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?
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