city of benicia objective planning standards

City Of Benicia Objective Planning Standards

City Council HearingSeptember 7, 2021

OBJECTIVE PLANNING STANDARDS CITY COUNCIL – 9/7/21

Objective Planning and Design Standards Background

Recommended Amendments:

– Objective Planning & Design Standards

– Zoning Ordinance

– Downtown Mixed Use Master Plan

Presentation Overview


Building and site design standards for multifamily and mixed-use residential development

First adopted in 2019

Amended in January 2021

Existing Objective Planning and Design Standards


Standards apply to all multifamily and mixed-use residential housing development projects

Standards apply to all projects, not just SB 35 applications

Applicability of Existing Standards


Existing development applications are subject to standards in effect at time applications were submitted.

The two Arsenal housing applications (1451 Park Road and Jefferson Ridge) are subject to the existing Objective Planning Standards

Existing Applications


City Council adopts Objective Planning Standards and requests further outreach and amendments

July 16, 2019

Stakeholder meetings 2019 and 2020

Targeted amendments adopted by City Council; further direction given January 2021

Planning Commission Study Session March 2021

HPRC Meeting June 2021

Planning Commission Hearing August 2021

Project History


Planning Commission Hearing

August 12, 2021

Planning Commission recommended adoption of proposed amendments

Other concerns:

– Impacts of SB 35 to Arsenal Historic District– Site contamination in Arsenal – Residential/industrial land uses compatibility in

Arsenal


General

Creates an easier to understand document with a revised organization, form, and style

Resolves conflicts with Zoning Ordinance and DMUMP standards

Eliminates standards that duplicate Zoning Ordinance and DMUMP standards

Clarifies subjective language

Recommended Amendments


Specific

Revises building material standards to address cost concerns for affordable housing while maintaining quality design

Strengthens tree protection requirement

Strengthens Arsenal view protection requirement

Establishes new Arsenal building placement and rhythm standards



Topics of Special Interest

Tree Protection

Arsenal View Protection

Arsenal Building Placement and Rhythm Standards



Existing Objective Planning & Design Standards

Removed trees must be replaced at 2:1 ratio

Trees must be protected during construction

Tree Protection



Require compliance with tree preservation policies in Municipal Code, General Plan, and conservation plans

Tree Protection

Policy 2 for the Ridge/Officers’ Row Subdistrict:“Retain significant tree plantings on private sites and along streets, as shown in Figure 5. Permit removal of large trees only if a property is unduly constrained from development by their retention, and they are replaced at a higher ratio elsewhere on site.”



“Unduly Constrained” means preservation would:– Physically preclude development at proposed

and permitted density– Result in unsafe conditions

An undue constraint does not include:– Need to modify site plan– Increased development costs

Tree Protection


Arsenal Views

Existing Objective Planning & Design Standards

Maps protected view corridors and sight lines

Requires applicant photosimulation to demonstrate compliance

Recommended Amendments:“New development within a view corridor shall not obstruct the view of any portion of a designated landmark structure or protected natural feature. Features that must remain unobstructed for each view corridor are shown in Attachment A.”

Landmark Structure

NaturalFeatures

View 1View Corridor

Features that must remain unobstructed

View of landmark structures and natural features must remain

completely unobstructed

Development that does not obstruct view of landmark structures is allowed

Attachment A

Existing Vegetation*

View 2Sight Line

*Must be removed to expand view of landmark if required by Section D.3

Features that must remain unobstructed

View of landmark structures must remain completely unobstructed

Development that does not obstruct view of landmark structures is allowed

Attachment A


Existing Zoning Standards

Arsenal Standards

CO CGFront Setback 15 ft. 10 ft.Side and Rear Setback NoneBuilding Separation As required by building code

Courtyards 10-20 ft. (live-work and mixed-use exempt)

Ridge/Officers’ Row Subdistrict Guideline 2.2:“Larger, multi-family buildings should use smaller building modules to reflect predominant scale and facade rhythms of nearby historic residences.”

Maximum Front Setbacks

Minimum Setbacks

Building Separation

Building Width

Pedestrian Ways

Jefferson Street Alignment

Recommended New Standards

❸

❶

❷

❹


Zoning Ordinance Amendments

Requires compliance with Objective Planning and Design Standards

Resolves conflict with new Arsenal building placement and rhythm standards in Objective Planning and Design Standards

Brings Arsenal floor area ratio (FAR) standard into compliance with General Plan

Resolves multifamily parking standard inconsistency with Objective Planning and Design Standards (1 space per unit, adopted in 2019)


Downtown Mixed Use Master Plan Amendments Adds statement requiring

compliance with Objective Planning & Design Standards


The amendment are Exempt because:– The amendments will not result in a direct or

reasonably foreseeable change in the environment (15060, subd. (c)(2))

– There is no possibility that amendment may have a significant effect on the environment (15061, subd.(b)(3))

The amendments will strengthen environmental protections, including protections of historic resources

CEQA


1. Move to waive the first reading and introduce an ordinance of the City Council amending Title 17 (Zoning) of the Benicia Municipal Code and find that the ordinance is exempt under the California Environmental Quality Act.

2. Move to adopt a resolution approving amendments to the Objective Planning and Design Standards for Mixed-Use and Multifamily Housing Development Projects and find that the resolution is exempt under the California Environmental Quality Act.

3. Move to adopt a resolution amending the Downtown Mixed Use Master Plan and find that the resolution is exempt under the California Environmental Quality Act.

Staff Recommendation

city of benicia objective planning standards

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