75D - PH - ZONING 301 E JEANETTE LANE

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ZOA No. 2013 -03 & SPR No. 2013 -05 October 14, 2013 Page 5 Building Height — The proposed structure provides a podium design with four residential floors above two levels of parking. The lower level of parking is semi - subterranean and the upper level of parking sits atop. The height of the top of the parapet from the lowest adjacent existing grade is 59 feet. Open Space — The project proposes three large outdoor courtyards, two 'skycourts', private decks and common area amenities. The open space proposed equates to a total of 205 square feet of open space per unit. All of the open space will be located above ground level with the majority atop the podium level. Of the 182 units, 10 units will have private open space in the form of balconies or patios. The remainder of the open space is aggregated within the courtyards, common area amenities and 'skycourt' areas. Landscaping — The project proposes to provide perimeter landscaping to a standard of 18 feet along Lawson Way, 6.5 feet along Jeanette Lane, 10 feet along Jeanette Way and 3 feet along the North Road. The project interior also includes landscaping within the courtyard areas. Proiect Backaround The 301 parcel is part of the larger master plan called City Place, a mixed use development plan that was approved by the City Council via a Specific Development (SD -59) zone on May 3, 1993. In 2004, the City Place mixed -use development entitlements were approved. At that time, the City Council by way of a development agreement required the developer to investigate the feasibility of developing a high rise project on the subject two acre site. As a result, in 2007 the developer proposed a high rise residential project on the site. Unfortunately, due to financial constraints the project was withdrawn with no entitlements issued. In early 2012, Vineyard Development filed plans in order to construct The 301 project. With the exception of the subject site, the remainder of the property has been fully developed with a mix of commercial, live -work units and townhomes. General Plan and Zonina Analysis The General Plan land use designation for the site is District Center (DC), which allows for major development sites such as the multi - family residential development. District Centers are designed to serve as anchors to the City's commercial corridors, and to accommodate major development activity. The project site is consistent with this General Plan land use designation. The site is surrounded by residential, retail uses and Santiago Park to the south and west; office and commercial development to the north; office and a care facility to the east. The zoning for the site is for City Place a mixed -use development, Specific Development District No. 59 (SD -59). This zone allows for a mix of uses including office, restaurant, retail and residential land uses. The applicant has requested several amendments to SD -59 in order to allow for an increase in the total number of units permitted on the development site, establishment of a multi- family parking ratio for the project and to allow tandem parking, an increase in building height and an amendment to the open space requirement. With these amendments, the proposed project would be consistent with the zoning designation (Exhibit 4). 75D -7