In addition to the residential site standards found in SCCC §
13.10.323(B), the following standards and incentives apply to residential development in the Pleasure Point Community Design PP Combining District. Where there are differences between this section and SCCC §
13.10.323(B), the provisions of this section shall apply. Where there are differences between this section and SCCC §
13.10.681(D) regarding Accessory Dwelling Units (ADUs), the provisions of SCCC §
13.10.681(D) shall apply, including a height provision specific to the PP Combining District for ADUs above garages.
(A) Standards and Incentives Regarding Residential Building Mass and Height, and Access to Sun and Light.
(1) Second Story Setbacks. For new two-story residential structures or second story additions, or any new single-story structure or addition that exceeds 15 feet in height, the second story exterior side walls, or the portion of the single-story exterior side wall exceeding 15 feet in height, shall be set back from the side yard property line as follows:
(a) Lot Width of 35 Feet or Greater. Second story exterior side walls, or the portion of the single-story exterior side wall exceeding 15 feet in height, shall be set back at least 10 feet from the side yard property line. Residential buildings on such lots shall comply with the minimum and maximum dimensions of the building volume envelope limit diagram illustrated in Figure 13.10.446-1. Plans shall graphically demonstrate that new construction fits entirely within the building volume envelope as shown in Figure 13.10.446-1.
Figure 13.10.446-1 Building Envelope Limits for Lots 35 Feet or Greater in Width |
(b) Lot Widths of 30 Feet or Greater, But Less Than 35 Feet. Second story exterior side walls, or the portion of the single-story exterior side wall exceeding 15 feet in height, shall be set back at least seven feet from the side yard property line. In addition, side walls shall not exceed 22 feet in height (as measured from finished grade). The peak roof height limit is 28 feet at the center of the structure. A roof slope not exceeding 45 degrees (1:1 rise over run ratio) is allowed between the 22-foot outer portion of the roof and the 28-foot peak roof height. Residential buildings on such lots shall comply with the minimum and maximum dimensions of the building volume envelope limit diagram illustrated in Figure 13.10.446-2. Plans shall graphically demonstrate that new construction fits entirely within the building volume envelope as shown in Figure 13.10.446-2.
Figure 13.10.446-2 Building Envelope Limits for Lots 30 Feet, Zero Inches to 34 Feet, 11 Inches in Width |
(c) Lot Widths Less Than 30 Feet. Second floor setbacks are not required; however, the outer side wall shall not exceed 22 feet in height (as measured from finished grade). The peak roof height limit is 28 feet at the center of the structure. A roof slope not exceeding 45 degrees (1:1 rise over run ratio) is allowed between the 22-foot outer portion of the roof and the 28-foot peak roof height. Residential buildings on such lots shall comply with the minimum and maximum dimensions of the building volume envelope limit diagram illustrated in Figure 13.10.446-3. Plans shall graphically demonstrate that new construction fits entirely within the building volume envelope as shown in Figure 13.10.446-3.
Figure 13.10.446-3 Building Envelope Limits for Lots Less Than 30 Feet in Width |
(d) First Floor Wall Height Limitation for Lot Widths of 30 Feet or Greater. The height of the first story walls shall be limited to 15 feet as measured from finished grade, as illustrated in Figures 13.10.446-1 and 13.10.446-2.
(e) Decks/Walkways Allowed in Second Floor Setback. Decks or walkways are permitted in the second floor setback area on top of the first floor roof so long as the top of the hand railing does not exceed 15 feet in height from finished grade.
(f) Eaves and Chimneys Allowed in Second Floor Setback. Eaves and chimneys may extend up to three feet into the required second floor setback area.
(g) Attached Townhouse or Condominium Units. Attached townhouse or condominium units that do not have a required side yard and are not located at the perimeter of a project site are exempt from providing second story setbacks.
(2) Increased Allowed Lot Coverage for Small Lots. On lots less than 3,500 net square feet in size, the maximum lot coverage shall be 45 percent.
(a) On lots less than 3,500 net square feet in size, where the maximum lot coverage exceeds 40 percent, roof drainage downspouts shall be directed to vegetated areas or other nonerosive permeable surfaces, unless the applicant can demonstrate that such an action is infeasible.
(B) Standards and Incentives Regarding Residential Structure Facades, Front Yards and Parking.
(1) Front Porches. For front porches on new houses, and on existing houses that do not exceed FAR or lot coverage standards, the following criteria shall apply, as illustrated in Figure 13.10.446-4:
(a) Front porches may extend up to six feet into the required front yard setback as established by SCCC §
13.10.323(B);
(b) Up to 140 square feet of front porch area shall be excluded in lot coverage or FAR calculations;
(c) The height of any front porch roof subject to this subsection shall not exceed 15 feet from finished grade;
(d) A stairway to the front porch may extend up to four additional feet into the required front yard setback (i.e., for a total of 10 feet with porch and stairs combined) if the stairs are no more than four feet wide. To minimize reduction of line-of-sight visibility, stair railings must be nonopaque (i.e., partially see-through);
(e) Any front porch subject to these incentives shall remain unenclosed (i.e., including glass);
(f) If a proposed front porch does not meet the standards in subsection
(B)(1)(a) through
(e) of this section, as illustrated in Figure 13.10.446-4, it will be subject to the site regulations found in SCCC §
13.10.323(B).
(g) For any front porches constructed pursuant to this provision, all roof drainage downspouts from said porch shall be directed to vegetated areas or other nonerosive permeable surfaces, unless the applicant can demonstrate that such an action is not reasonably practicable.
Figure 13.10.446-4 Front Porch Incentive Standards |
(2) Reduce Prominence of Garage Doors. Combined garage door width shall occupy no more than 50 percent of the building facade width facing a street and shall be limited to a maximum of two car-widths wide (i.e., no more than 18 feet wide) for all new or expanded residential garages. Three or more car-width garages are not allowed if located on the building facade facing a street. Single one car-width garage doors (i.e., no more than nine feet wide) are allowed regardless of building facade width.
(3) Reduce Amount of Front Yard Area Devoted to Parking. On-site three-car tandem parking shall be allowed by right, with car one behind the other, three in a row, either within a garage or in the front yard setback, as illustrated in Figure 13.10.446-5.
Figure 13.10.446-5 Three-Car Tandem Parking Allowed |
(4) Garages Shall Not Protrude Beyond the Rest of the Facade. To reduce the visual impact of garages as viewed from the street, for new houses or garage additions, garages shall be flush with, or preferably behind, the rest of the house/building facade, as illustrated in Figures 13.10.446-6 and 13.10.446-7.
Figure 13.10.446-6 Allowed Configurations |
Figure 13.10.446-7 Prohibited Configurations |
(Ord. 5063 § 3, 2010; Ord. 5264 § 8, 2018; Ord. 5265 § 7, 2018; Ord. 5325 § 18, 2020; Ord. 5326 § 18, 2020)
