HomeMy WebLinkAboutPlanning Commission Resolution 2020-17 10/27/2020DocuSign Envelope ID: 82EFDFOC-E156-42CE-BA60-35FF97EC34D1
RESOLUTION 2020-17
CITY OF PETALUMA PLANNING COMMISSION
RECOMMENDING THE CITY COUNCIL APPROVE A ZONING TEXT AMENDMENT OF THE
IMPLEMENTING ZONING ORDINANCE, ORDINANCE 2300 N.C.S., TO ALLOW THE CASA GRANDE
PLANNED UNIT DISTRICT LAND USE CONTROLS AND DEVELOPMENT STANDARDS FOR THE
PROPERTY LOCATED AT 240 AND 250 CASA GRANDE ROAD, APN 017-040-020 AND -059
WHEREAS, Doyle Heaton of Falcon Point Associates, LLC submitted an application for the Casa
Grande Project, including a Zoning Map Amendment, Zoning Text Amendment, Vesting Tentative
Subdivision Map, and Site Plan and Architectural Review for a 36-unit residential project within the
Residential 4 (R4) and Flood Plain Combining (FP-C) zones, located on a 45-acre site at 240 and 250 Casa
Grande Road(APN 017-040-020 and 017-040-059) (the "Project"); and
WHEREAS, City of Petaluma Implementing Zoning Ordinance (IZO) §25.010 provides in pertinent
part that no amendment that regulates matters listed in Government Code §65850 shall be made to the
IZO unless the Planning Commission and City Council find the amendment to be in conformity with the
General Plan; and
WHEREAS, recently adopted citywide goals include efforts to create diverse housing opportunities
for all Petalumans; and
WHEREAS, a duly noticed public hearing to consider the Project was advertised for October 27,
2020; and
WHEREAS, pursuant to IZO §25.050, the Planning Commission held a duly noticed public hearing
to consider the Zoning Text Amendment on October 27, 2020, at which time all interested parties had the
opportunity to be heard; and
WHEREAS, the Planning Commission considered the staff report dated October 27, 2020, including
the California Environmental Quality Act (CEQA) determination included therein; and
WHEREAS, The Planning Commission considered a recommendation for the associated Zoning
Map Amendment proposing to change the zoning district of the project site from Residential 4 (R4) to the
Casa Grande Planned Unit District, and
WHEREAS, IZO §25.010 provides for Zoning Text Amendments which in this case has been initiated
by the project applicant.
NOW THEREFORE BE IT RESOLVED by the Petaluma Planning Commission as follows:
1. The proposed amendments to adopt the text of the Casa Grande Planned Unit Development,
attached hereto as Exhibit 1 are in general conformity with the Petaluma General Plan 2025 with
recommended changes by staff in that the amendments implement the policies of both of the plans
as described in the October 27, 2020 Planning Commission staff report.
2. The public necessity, convenience, and general welfare permit the adoption of the proposed Zoning
Map Amendment and Zoning Text Amendment. The amendments will allow a small -lot development
and will allow the project to cluster development on a portion of the property that will, in -turn, allow
for the construction of a bioretention basin that will control flood waters for the existing site, as well as
Planning Commission Resolution No. 2020-17 Page 1
DocuSign Envelope ID: 82EFDFOC-E156-42CE-BA60-35FF97EC34D1
improve flooding conditions for nearby streets in the Del Oro Subdivision. The project will provide
needed housing and will provide five units of affordable housing at the low- and moderate -income
levels.
3. The proposed ordinance, attached hereto as Exhibit 1, is hereby referred to the Petaluma City Council
with recommended changes for consideration and findings in accordance with 170 §25.010 and
25.050.
4. An Initial Study was prepared in compliance with the California Environmental Quality Act for the
proposed project, inclusive of the proposed zoning text amendments. The proposed project has been
determined that it could result in potentially significant impacts related to Air Quality, Biological
Resources, Cultural Resources, Geology/Soils, Hazards, Hydrology, Land Use/Planning, Noise,
Transportation, and Tribal Cultural Resources. However, the Initial Study found that project impacts
would be mitigated to a less -than -significant level through implementation of recommended
mitigation measures or through compliance with existing Municipal Code requirements or City
standards. The Planning Commission approved Resolution No. 2020-15 on October 27, 2020,
recommending City Council adoption of the Mitigated Negative Declaration and Mitigation
Monitoring and Reporting Program for the project.
ADOPTED this 27t" day of October, 2020, by the following vote:
Commission Member
Aye
No
Absent
Abstain
Councilmember McDonnell
X
Chair Streeter
X
Vice Chair Bauer
X
Alonso
X
Hooper
X
Marzo
X
Potter
X
ATTEST:
DocuSigned by:
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�r+h1�2DiF6A 9fs44IFFSecretary
DocuSigned by:
NVU sfvu�v
APPROVED AS TO FORM:
DocuSigned by:
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Planning Commission Resolution No. 2020-17 Page 2
DocuSign Envelope ID: 82EFDFOC-E156-42CE-BA60-35FF97EC34D1
Exhibit 1
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PETALUMA
AMENDING THE TEXT OF THE IMPLEMENTING ZONING ORDINANCE, ORDINANCE 2300 N.C.S., TO ALLOW
THE CASA GRANDE PLANNED UNIT DISTRICT LAND USE CONTROLS AND DEVELOPMENT STANDARDS FOR THE
PROPERTY LOCATED AT 240 AND 250 CASA GRANDE ROAD, APN 017-040-020 AND -059
WHEREAS, City of Petaluma Implementing Zoning Ordinance (IZO) §25.010 provides in pertinent
part that no amendment that regulates matters listed in Government Code §65850 shall be made to the
IZO unless the Planning Commission and City Council find the amendment to be in conformity with the
General Plan; and
WHEREAS, recently adopted citywide goals include efforts to create diverse housing opportunities
for all Petalumans; and
WHEREAS, a duly noticed public hearing to consider the Project was advertised for the October
27, 2020 Planning Commission meeting; and
WHEREAS, pursuant to IZO §25.050, the Planning Commission held a duly noticed public hearing
to consider the Zoning Text Amendment on October 27, 2020, at which time all interested parties had the
opportunity to be heard; and
WHEREAS, the Planning Commission considered the staff report dated October 27, 2020, including
the California Environmental Quality Act (CEQA) determination included therein; and
WHEREAS, IZO §25.010 provides for Zoning Text Amendments which in this case has been initiated
by the applicant; and
WHEREAS, on XXXX XX, 2020, a public notice of the XXXX public hearing before the City Council to
consider the amendments was published in the Argus-Courier; and,
WHEREAS, IZO §25.010 provides for Zoning Text Amendments which in this case has been initiated
by the project applicant.
WHEREAS, on XXXX, the City Council of the City of Petaluma held a duly noticed public hearing to
consider the amendments; and
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF PETALUMA AS FOLLOWS:
Section 1: Findings. The City Council of the City of Petaluma hereby finds:
5. The proposed amendments to adopt the text of the Casa Grande Planned Unit Development,
attached hereto as Exhibit 1 are in general conformity with the Petaluma General Plan 2025 with
recommended changes by staff in that the amendments implement the policies of both of the plans
as described in the October 27, 2020 Planning Commission staff report.
6. The public necessity, convenience, and general welfare permit the adoption of the proposed Zoning
Map Amendment and Zoning Text Amendment. The amendments will allow a small -lot development
and will allow the project to cluster development on a portion of the property that will, in -turn, allow
for the construction of a bioretention basin that will control flood waters for the existing site, as well as
improve flooding conditions for nearby streets in the Del Oro Subdivision. The project will provide
needed housing and will provide five units of affordable housing at the low- and moderate -income
levels.
7. An Initial Study was prepared in compliance with the California Environmental Quality Act for the
proposed project, inclusive of the proposed zoning text amendments. The proposed project has been
determined that it could result in potentially significant impacts related to Air Quality, Biological
Resources', Cultural Resources, Geology/Soils, Hazards, Hydrology, Land Use/Planning, Noise,
Planning Commission Resolution No. 2020-17 Page 3
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Transportation, and Tribal Cultural Resources. However, the Initial Study found that project, impacts
would be mitigated to a less -than -significant level through implementation of recominended
mitigation measures or through compliance with existing Municipal Code requirements or City
standards. The Planning Commission approved Resolution No. XX on October 27, 2020,
recommending City Council adoption of the Mitigated Negative Declaration and Mitigation
Monitoring and Reporting Program for the project.
Section 2: City of Petaluma Implementing Zoning Ordinance, Ordinance No. 2300 N.C.S. is hereby
amended to incorporate the land use controls and development standards of the
Implementing Zoning Ordinance attached hereto as Exhibit 1.
Planning Commission Resolution No. 2020-17 Page 4
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Exhibit 1, Exhibit 1
Casa Grande
Planned Unit District (PUD)
Development Standards
August 202O
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Casa Grande
Planned Unit District
Table of Contents
1.0 Casa Grande PUD
1.1 Purpose
2.0 Definitions
2.1 Purpose
2.2 Definitions of Specialized Terms and Phrases
3.0 Applicability
3.1 Terms
3.2 Location
3.3 Relationship to IZO
4.0 Land Use District Map and PUD Unit Plan
4.1 Purpose
4.2 Land Use Districts Established
4.3 Land Use District Maps
4.4 PUD Unit Plan
5.0 Allowed Land Uses and Permit Requirements
Table 5.1
6.0 Development Standards
Table 6.1 Development Features and District Requirements
7.0 Access & Parking
7.1 Purpose
7.2 Vehicle Parking Spaces
8.0 PUD Modifications
8.1 Modification Procedures
9.0 Landscape and Fencing
9.1 Procedures and Methods
9.2 Preservation of Existing Landscape Elements
10.0 Exterior Lighting
10.1 Procedures and Methods
11.0 Inclusionary Housing
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11.1 Procedures and Methods
12.0 Flood Way and Flood Plain
12.1 Applicability
Exhibit A:
PUD Location Map
Exhibit B:
PUD Zoning Map
Exhibit C:
PUD Unit Plan
Exhibit D:
Building Setback Table
Exhibit E:
Preliminary Landscape Plan
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1.0 Casa Grande PUD
1.1 Purpose: The purpose of the Casa Grande Planned Unit District ("Casa Grande
PUD") is to allow flexibility on lot geometry in order to provide a higher density of market
and inclusionary single-family residential dwellings than would be possible under the
base R4 Zone District due to environmental constraints.
2.0 Definitions
2.1 Purpose: To establish the definitions of terms and phrases that are technical,
specialized or that may not reflect common usage.
2.2 Definitions of Specialized Terms and Phrases: All specialized terms and
phrases used in the Casa Grande PUD are defined at City of Petaluma
Implementing Zoning Ordinance ("IZO") Chapter 27 (Glossary), excepted as noted
herein.
3.0 Applicability
3.1 Terms: These regulations apply to all land uses, subdivisions, and development
within the Casa Grande PUD in the same manner provided at IZO §1.040
(Applicability of the Zoning Ordinance).
3.2 Location: These regulations are applicable to the property within the PUD as
shown on Exhibits A through D.
3.3 Relationship to IZO: Except as noted herein, when the Casa Grande PUD is silent
on a matter, the IZO shall apply. The Casa Grande PUD shall apply in all other
cases.
4.0 Land Use District Maps and PUD Unit Plan
4.1 Purpose: To precisely indicate the areas to be used for each land use within the
Casa Grande PUD.
4.2 Land Use Districts Established: The Casa Grande PUD is divided into two land
use districts:
a) Single Household Dwellings
b) Private Open Space
4.3 Land Use District Maps: The location and boundary of the land use district is
shown on Exhibits A and B.
4.4 PUD Unit Plan: The unit types are shown on Exhibit C.
Page 1 1
Planning Commission Resolution No. 2020-17 Page 10
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5.0 Allowed Land Uses and Permit Requirements
Table 5.1 Land Uses
Use
Land Use Control
Lodging - Short Term Vacation Rentals
Permitted
Dwelling, Single House
Permitted
Dwelling, Accessory
Accessory
Dwelling, Junior Accessory
Accessory
Home Occupation
Accessory
Residential, Accessory Structure
Accessory
Residential Care, Six or Fewer Clients in a Home
Permitted
Swimming Pool, Hot Tub, Spa _
Day Care - Small Family
Accessor r__
Accessory
Page 12
Planning Commission Resolution No. 2020-17 Page 11
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6.0 Development Standards
TABLE 6.1 REQUIREMENT BY DISTRICT
DEVELOPMENT FEATURE
SINGLE HOUSEHOLD DWELLINGS
OPEN SPACE
LOT SIZE
Minimum area and width required for each lot in a new subdivision
Minimum Area
2002 sf
NA
25.5 ft Interior 35 ft corner
NA
Minimum Width
78 ft
NA
Minimum Depth
SETBACKS
Primary structure
Minimum setbacks required.
—
Front
Side — Interior
See Building Setback Table and Exceptions
Exhibit "D"
Not
Permitted
Side — Street side
Rear
Minimum setbacks required.
Accessory Structure
Front
Not
Side — Interior
Permitted
Not
Permitted
Side — Street
See Building Setback Table and Exceptions
Rear
Exhibit "D"
The percent of the total site area covered by
Site Coverage
Maximum Coverage
structures, open orenclosed, excluding
uncovered steps. patios and terraces.
Primary Structure
60%
NA
Accessory Structure
10% of the required setback area or
500 sf, whichever is greater
Attached Cover Patio
NA
Maximum allowable height of structures. See
Height Limit
Maximum Height
Glossary (Chapter 27) for height
measurement requirements, and Chapter 12
for height limit modifications.
30 ft
Principal Building
Accessory Structure
Not
15 ft
Permitted
USABLE OPEN SPACE
300 sf/unit
NA
FENCING, LANDSCAPING 8&
TREE PRESERVATION
See Section 9.0
PARKING
_
See Section 7.0
Not Permitted
SIGNS
See IZO Chapter 20
Page 13
Planning Commission Resolution No. 2020-17 Page 12
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7.0 Access & Parking
7.1 Purpose: To provide on -street parking spaces for the public and residents within
the public right of way and off-street parking on private lots within the Casa Grande
PUD.
7.2 Vehicle Parking Spaces: Required private off-street and public on -street parking
within the Casa Grande PUD shall be:
23 Single Household Detached Dwellings: 2 covered and 2 uncovered.
1 Single Household Detached Dwellings: 1 covered and 1 uncovered.
6 Single Household Attached Dwellings: 1 covered and 1 uncovered.
8.0 PUD Modifications
8.1 Modification Procedures: From time to time, it may be necessary and desirable
to modify the Casa Grande PUD. Modifications shall be in accordance with IZO
Chapter 19 (Planned Unit District and Planned Community District).
9.0 Landscaping and Fencing
9.1 Procedures and Methods
A. Private landscape areas within the interior fence boundaries of the single-
family residential lots are not subject to the following PUD restrictions. Sheet L-1
Preliminary Landscape Plan (Exhibit E) that identifies the private areas.
B. Overall project landscaping and fencing maintenance shall follow an approved
landscape maintenance manual. The governing HOA shall use the submitted
manual as a guide for landscape maintenance requirements throughout areas
designated to be maintained by the HOA per the approved improvement plans.
C. All landscaping to be maintained by appointed HOA shall maintain
consistency with the approved landscape plans design and intent.
D. Other landscape areas not to be maintained by HOA will be maintained by the
home owner. These areas include the side and back yards of each private lot.
E. Owners of single-family residences can make alterations to their front yard
landscapes so long as they follow the PUD guidelines and receive approval by
the appointed HOA.
F. Landscaping within the common area shall be consistent with the approved
improvement plans. Any future modifications to this area will be subject to HOA
oversight and approval.
G. All landscaping and irrigation shall comply with the City of Petaluma Water
Conservation Ordinance or any other applicable landscape irrigation document
that may be adopted in the future.
Page 14
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H. Future replacement of plants may be allowed if plants used are from the
proposed plant lists as shown on said plan. The Planning Director must approve
modifications to the approved plant list.
I. All fence replacement must match design and detail shown in the approved
landscape construction plans. Modifications to the approved fence design may
be approved in accordance with Section 19.040.E.4 of the Implementing Zoning
Ordinance as well as the requirements of the CC&R's.
J. Fencing materials, height and location of all fencing facing the adjacent Casa
Grande Road shall be 6' double sided wood with 2' privacy screening to ensure
reduced noise impacts and privacy for proposed residential lots. All fencing shall
comply with the City of Petaluma IZO and the approved landscape plans for
fencing height and location restrictions.
K. Shared side yard access paths shall not be blocked and must be kept clear for
accessibility. Homeowners shall be held responsible for keeping the pathways
clear. HOA shall manage repairs and upkeep of side yard access pathways.
L. Landscape areas that serve to filter storm water runoff shall be planted with
plant material approved for bio-retention areas where seasonal flooding may
occur.
M. Bark mulch must be kept at a minimum 3" depth in all landscape areas.
N. Proposed street trees should be maintained in good health and be replaced if
in poor health or condition and shall be replaced with species recommended in
the approved landscape plans.
9.2 Preservation of Existing Landscape Elements
A. Any existing protected native and heritage tree or any tree or plant located
within the delineated riparian tree canopy drip line, shall be preserved and
maintained as recommended by a certified arborist. Encroachment of
landscaping, grading or any other form of intrusion into the tree root zone or
canopy drip line is not allowed, unless for maintenance purposes approved and
overseen by a certified arborist. Tree mitigation requirements shall follow the City
of Petaluma's Tree Preservation Section of the IZO as necessary to mitigate
future removal of any protected trees shown on the approved landscape
construction plans.
10.0 Exterior Lighting
10.1 Procedures and Methods: The exterior lighting standards shall be consistent
with the performance standards as stipulate in IZO Chapter 21.
11.0 Inclusionary Housing
Page 15
Planning Commission Resolution No. 2020-17 Page 14
DocuSign Envelope ID: 82EFDFOC-E156-42CE-BA60-35FF97EC34D1
11.1 Modification and Procedures: The Casa Grande PUD is subject to the
Inclusionary Housing IZO §3.040 (Applicability of the Zoning Ordinance).
12.0 Flood Way and Flood Plain
12.1 Applicability: The Casa Grande PUD is subject to the Flood Way and Flood Plain
District, where applicable, IZO Chapter 6.
Page 16
Planning Commission Resolution No. 2020-17 Page 15
DocuSign Envelope ID: 82EFDFOC-E156-42CE-BA60-35FF97EC34D1
EXHIBIT "A"
LOCATION MAP
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CASA
GRANDE
HIGH SCHOOL
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STEVEN J. LAFRANCHI & ASSOCIATES, INC.
CIVIL ENGINEERS - LAND SURVEYORS
LAND PLANNERS - LANDSCAPE ARCHITECTS
PETALUMA THEATRE SQUARE
140 $ECON4 ST EETSUI 3020 17 Page 16
Planning C qj")(!! s&Metck , �Hq3
707-762-3122 FAX 707-762-3239
DocuSign Envelope ID: 82EFDFOC-E156-42CE-BA60-35FF97EC34D1
EXHIBIT "B"
ZONING MAP
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STEVEN J. LAFRANCHI & ASSOCIATES, INC.
CIVIL ENGINEERS — LAND SURVEYORS
LAND PLANNERS — LANDSCAPE ARCHITECTS
PETALUMA THEATRE SQUARE
140 gEC� N�Q T,R Tt4%jf3
Planning C s J 0. 20-17 Page 17
707-762-3122 FAX 707-762-3239
DocuSign Envelope ID: 82EFDFOC-E156-42CE-BA60-35FF97EC34D1
EXHIBIT "C"
PUD UNIT PLAN
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Q 337 I 29 11 28 I 27 I 26 I 253a 1 35 1I 2 1 t(
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DEL SOL WAY
1.,
SITE BOUNDARY
INCLUSIONARY UNITS
MARKET RATE UNITS
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STEVEN J. LAFRANCHI & ASSOCIATES, INC.
CIVIL ENGINEERS - LAND SURVEYORS
LAND PLANNERS - LANDSCAPE ARCHITECTS
PETALUMA THEATRE SQUARE
140�5 � T �Ttyj(yt0 .16
Planning s o. 2017
707-762-3122 FAX 707-762-3239
DocuSign Envelope ID: 82EFDFOC-E156-42CE-BA60-35FF97EC34D1 EXHIBIT "D"
BUILDING SETBACK TABLE-No.2
LOT
FRONT
BACK
SIDE LOT
*LEFT FACING
SIDE LOT
*RIGHT FACING
CORNER SIDE
LOT 1
17'
12'
3.5'
4.6'
LOT 2
15'
14'
3.5'
3.5'
LOT 3
15'
14'
3.5'
3.5'
LOT 4
18'
15'
4.3'
LOT 5
20'
13'
4.3'
LOT 6
17'
11'
4.5'
3.5'
LOT 7
16'
16'
4.5'
3.5'
LOT 8
17'
11'
3.5'
3.5'
LOT 9
15'
13'
3.5'
3.5'
LOT 10
17'
13'
3.5'
3.5'
LOT 11
17'
11'
4.5'
3.5'
LOT 12
15'
13'
3.5'
3.5'
LOT 13
18'
15'
4.3'
LOT 14
20'
13'
4.3'
LOT 15
16'
16'
3.5'
4.5'
LOT 16
17'
11'
3.5'
4.5'
LOT 17
29'
16'
3.5'
4.5'
LOT 18
35'
13'
3.5'
3.5'
LOT 19
37'
11'
3.5'
4.5'
LOT 20
16'
15'
4.5'
3.5'
LOT 21
17'
10'
4.5'
3.5'
LOT 22
20'
12'
2.7'
9.8'
LOT 23
17'
11'
3.5'
11.4'
LOT 24
16'
16'
4.5'
3.5'
LOT 25
15'
13'
3.5'
3.5'
LOT 26
17'
11'
4.5'
4.5'
LOT 27
16'
15'
3.5'
4.5'
LOT 28
15'
12'
3.5'
3.5'
LOT 29
17'
10'
3.5'
3.5'
LOT 30
16'
15'
4.5'
3.5
LOT 31
15'
12'
3.5'
3.5'
LOT 32
16'
15'
4.5'
3.5'
LOT 33
20'
12'
3.5'
LOT 34
18'
14'
_
4.3'
LOT 35
17'
10'
4.5'
3.5'
LOT 36
16'
15'
4.5'
10'
* LEFT/RIGHT FACING SIDE DIMENSION IS BASED ON FACING THE UNIT.
BUILDING SETBACK EXCEPTIONS
FRONT SETBACK:
• EXCEPTION 1. - ROOF EAVES MAY PROJECT INTO REQUIRED FRONT SETBACK 2'.
• EXCEPTION 2. - PORCHES MAY PROJECT INTO REQUIRED FRONT SETBACK 3'.
SIDE SETBACK:
• EXCEPTION 1. - ROOF EAVES MAY PROJECT INTO SIDE YARDS 1'.
EXCEPTION 2. -THE SIDE SETBACK AT THE COMMON WALL OF DUET UNITS SHALL BE 0',
CORNER LOT STREET SIDE SETBACK:
• EXCEPTION 1. - ROOF EAVES MAY PROJECT INTO SIDE YARDS 2'.
REAR SETBACK:
• EXCEPTION 1. -COVERED PATIOS MAY PROJECT INTO REAR YARDS 6'.
• EXCEPTION 2. - ROOF EAVES MAY PROJECT INTO REAR YARDS 2'.
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