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HomeMy WebLinkAboutAGENDA REPORT 1986 1006 CC REG ITEM 10H 1a. n-(1) MOORPARK =TEM 1 o THOMAS C.FERGUSON STEVEN KUENY Mayor k City Manager DANNY A WOOLARD ���� CHERYL J.KANE Mayor Pro Tern trite��,� City Attorney JAMES A.HARTLEY (.�h,�Vie7 RICHARD MORTON Councilmember - 1 Director of ALBERT PRIETO Community Councilmember Development LETA YANCY-SUTTON R.DENNIS DELZEIT Councilmember City Engineer THOMAS P.GENOVESE MEMORANDUM JOHN V.GILLESPIE City Treasurer Chief of Police TO - The Honorable City Council FROM = Steven Kueny, City Manager • • DATE = October 2, 1986 SUBJECT = PROPOSED CRITERIA FOR ANNUAL ALLOCATION PROGRAM PURSUANT TO MEASURE "H" On September 15, 1986, staff was directed to prepare a set of criteria for the proposed allocation program based upon the criteria used in similar programs in other communities. The City Council was previously provided the adopted criteria from the cities of Camarillo, Petaluma, San Juan Capistrano and Thousand Oaks. In addition, we have also reviewed the proposed allocation system and related criteria from the City of Simi Valley. The first point to consider is whether the allocation hearing should be separate from the project approval hearing (entitle- ment) or held concurrently. While there might be some time savings if the two hearings are conducted simultaneously, it is felt that the two processes should be held separately. Under Measure "H" , there is a finite number of permits to be allocated each year and only those projects with conditional approval should receive consideration. In addition, by conducting a separate allocation. process, all conditionally approved projects would be reviewed at once with a resultant comparative ranking. A tentative point rating could be developed by staff as part of the staff report considered during the project processing. If separate hearings are conducted, then a condition should be included in the development plan permit stating that no further right for development will accrue or grading or building permit or other entitlement issued until an allocation is awarded. 799 Moorpark Avenue Moorpark, California 93021 (805) 529-6864 The Honorable City Council Page 2 October 2, 1986 • A second point to consider is whether projects approved prior to the enactment of Measure "H" should receive consideration of bonus points . The primary reason to include this provision is that some of those previously approved projects may have been approved with different and possibly lower standards and may not fare well in comparison to current standards and expectations. Conversely, by not providing bonus points to these projects, it may cause these projects to offer to provide improved amenities such as block walls in lieu of wood fencing. This may not necessarily be a major concern since all residential projects approved by Ventura County - before incorporation were reviewed by the City, and for the most part have been built out. A third point to consider is whether or not to use a minimum scoring requirement. Since the evaluation and ranking process is relative, a minimum requirement should be included to preclude a situation where a group of lower quality projects are evaluated together with the possible result of an allocation award from that group of projects. The fourth point to consider is-exemptions from the allocation process. Some exemptions should be considered. Since the objective of Measure "H" is to limit the number of dwelling units for consistency with the approved General Plan and Countywide Planning Program, any exemptions should be deducted from the annual allocation in the same manner as an adopted development agreement pursuant to Section C. ( 3) of Measure "H" . In addition, a specific definition of any allowed exemption should be included. This is especially important in the case of low income or senior citizen projects. For example, should a 125 unit apartment project with 25 of the 125 units the result of the Roos Density bonus program with the minimum number of units made available to low or lower income units be exempt from the allocation program? Possible exemptions include: 1. Lower income (800 of the median income) projects with •at least 25% of the project set aside at this income level for a minimum of 30 years 2 . Senior citizen projects where income is a criteria for eligibility 3. Single-family dwelling units on a single existing lot 4. Multiple-family dwelling units not to exceed on a single existing lot The Honorable City Council Page 3 October 2 , 1986 5. Projects where the minimum lot size for each unit is acres An alternative to including lower income, very low income and/or low and moderate income projects as exemptions from the allocation program is to provide bonus points for such projects. Bonus points could also be given to projects that develop at less than the maximum density permitted by the General Plan and applicable zoning provisions. In reviewing the criteria and point evaluation system used by other cities, it is felt that the one currently under consideration by the City of Simi Valley is the most com- prehensive. They have had the benefit of drawing upon the experiences of the other communities on this matter. In addition, rather than reducing points for less than minimum or expected performances, as is the case with Thousand Oaks and Camarillo, it provides a lower number of points for meeting minimum standards and gives higher points where lesser service impacts exist and better design is provided. The Simi Valley system also provides bonus points for increased amenities and/or contributions to public welfare in addition to the normal evaluation of public facilities/ services and quality of design. The evaluation system for the public facilities/services portion also includes standards with accompanying point rankings which makes this portion of the process more standard. Attached is the proposed "City of Simi Valley Allocation System" which is recommended as the criteria to be reviewed by the Council for possible use as the allocation program required pursuant to Section C. ( 2 ) of Measure "H" . RECOMMENDED ACTION Consider the points discussed in the report and as summarized below and direct staff regarding any further action. 1 . Separate or concurrent entitlement and allocation hearings 2. Bonus points as part of the allocation process 3 . Use of minimum scoring requirements ATTACHMENT ARTICLE 18 RESIDENTIAL BUILDING PERMIT ALLOCATION SYSTEM Sec. 9-1.1801 - PURPOSE - The purpose of this Article is to set forth the process and proceduresor issuance of residential building permits under the City's adopted Controlled Growth Limitation Plan (Ordinance No. 638). Sec. 9-1.1802 - APPLICABILITY OF THE RESIDENTIAL BUILDING PERMIT ALLOCATION SYSTEM - The provisions of the Residential Building Permit Allocation System set out in this chapter shall apply from the effective date of the ordinance codified in this chapter to all residential development that has received an entitlement approval as specified by Article 11 of Chapter 1 of Title 9 or approval of a tract map as specified by Chapter 2 of Title 9 with the exception of the following: (a) Projects exempt from the requirement of application for a Planned Development Permit or Cluster Development Permit, limited to only one such project per developer per calendar year; (b) Rehabilitation or remodeling of an existing dwelling, or conversion of apartments to condominiums, so long as no additional dwelling units are created, except as authorized by Government Code Section 65852.2(b). (c) Replacement of existing sinbte family or multiple family structures that have been damaged or destroyed through accident, fire, flood or other "act of God" on a one for one basis on the same site; (d) Mobile home parks; (e) One caretaker's dwelling on a single lot; (f) Development subject to a development agreement entered into prior to the effective date of Ordinance 638. Sec. 9-1.1803 - ESTABLISHMENT OF RESIDENTIAL DEVELOPMENT EVALUATION BOARD - In order to administer the system set forth in this Article, and especially to make the evaluations set forth in Section 9-1.1809, a residential development evaluation board (hereinafter called the Board) is established, consisting of - the duly appointed members of the Planning Commission of the City. The procedures and bylaws of the Board shall be developed by the Board subject to the approval of the City Council . The Community Development Department of the City shall serve as the staff of the Board. Sec. 9-1.1804 - ESTABLISHMENT OF ANNUAL RESIDENTIAL BUILDING PERMIT ALLOCATIONS (PERMIT ALLOCATIONS) - the number of dwelling units hereinafter to be constructed each year in the City (except for dwelling units exempted in accordance with the provisions of Section 9-1.1802) shall be as provided by all the provisions of Ordinance No. 638 (An Ordinance of the City Council of the City of Simi Valley Adopting a Controlled-Growth Limitation Plan and -204- Making Findings of Support Thereof) or its successor ordinance as provided therein. The City Council shall determine the availability of Permit Allocations from time to time based on the provisions of Ordinance No. 638. Sec. 9-1.1805 - ALLOCATION REQUIRED FOR BUILDING OR GRADING PERMITS - No residential building permit or associated grading permit of nonexempted projects may be issued unless a building permit allocation for such project has been granted. Residential projects exempted from the Building Permit Allocation System as specified by Section 9-1.1802 which have an approved entitlement under Article 11 of this Chapter may apply for building or grading permits at any time as permitted by all relevant Sections, Articles and Titles of the Simi Valley Municipal Code other than this Article. Sec. 9-1.1806 - RESIDENTIAL BUILDING PERMIT ALLOCATION APPLICATION (a) Application - Application for a Residential Building Permit Allocation shall be made on the prescribed form provided by the Department of Community Development. The application shall include the approval date and final disposition of the approved entitlement. In order for an application to be accepted by the City for filing and processing, there must be at least six months of time remaining on the entitlement approval . All applications shall be signed by the owner of the property or person with appropriate power of attorney. (b) Filing Fee - Each application shall be accompanied by the fee specified by City Council _resolution before it is accepted for filing and processing. (c) Filing Period - All applications for Residential Building Permit Allocations shall be filed during the two designated filing periods only. The two designated filing periods shall be the calendar months of April and November unless the City Council has determined that there are no available Residential Building Permit Allocations. In such cases, there will be no applications accepted by the City until the next designated filing period. (d) Number of Residential Building Permit Allocations Requested - The applicant may request Permit Allocation for all or part of the total number of dwelling units within his previously approved project as long as the number does not exceed sixty percent (60%) of the total permit allocation available which is the maximum number that can be . allocated to any one developer within the allocation period by the City Council . Sec. 9-1.1807 - RESIDENTIAL BUILDING PERMIT ALLOCATION SYSTEM PROCESSING (a) Tentative Point Ratin. - During project processing as required by Article 11 of this Chapter, staff shall prepare a tentative point rating based on the evaluation system contained in Section 9-1.1809 as part of the staff report. The Community Development Department will coordinate review by other agencies. -205- • (b) Filing - After approval of an entitlement for a residential project under Article 11 of this Chapter, an applicant may file for Permit Allocation as provided in Section 9-1.1806. (c) Residential Development Evaluation Board Review - (1) Public Hearings - The Residential Development Evaluation Board (Board) shall hold public hearings not later than the month of July for applications filed in April , and shall hold public hearings not later than the month of February for applications filed in November to evaluate residential building permit allocations. The public hearings shall be noticed only by placement of a quarter page advertisement in a local newspaper of general circulation within the City at least ten (10) days prior to the hearing and notice to the applicant. (2) Public Testimony - During the course of the Public Hearings, the Board shall receive public testimony concerning the staff recommended tentative point rating on any project under consideration. (3) Recommended Point Rating and Ranking - After closing the public testimony portion of the hearing, the Board shall consider the tentative point rating recommended by staff, the public testimony, and the evaluation system contained in Section 9-1. 1809 to establish the Recommended Point Rating for each application and rank the applications. (i) After having studied each application in regard to each of the criteria and having assigned evaluation points in accordance with the evaluation system, the Board shall reject and remove from consideration any application that does not score at least twenty-five (25) absolute points in Section 9-1.1809(a) (Availability of Public Facilities and Services) and at least twelve (12) absolute points in Section 9-1.1809(b) (Quality of Design and Contribution of Public Welfare and Amenity). (ii) Of the remaining applications, the Board shall establish the Recommended Point Rating by totaling the points that each project has been awarded. (iii ) The Board shall rank these applications by dividing the Recommended Point Rating by the total available points as indicated in the evaluation system (Section 9-1.1809) to produce a percentage score. The highest percentage scoring project shall be ranked first with subsequent decreasing percentage scoring projects ranked in descending order. In case of tie percentage scores, the project with the most absolute points shall have priority ranking. If the ranking is still tied, the Board shall re-examine the tied projects and recommend one above the other. -206- (iv) Projects containing affordable housing or senior housing shall be ranked separately from all other applications. (4) Board Recommendation to the City Council - Upon completion of review, the Board shall forward its Recommended Point Rating on each criteria of the evaluation system and the ranking given to each project to the City Council . (d) City Council Permit Allocation (1) Public Hearings - The City Council (Council) shall hold public hearings upon receipt of the recommendations of the Residential Development Evaluation Board to award Residential Building Permit Allocations. Public hearings shall be held not later than the month of August for applications filed in April , and shall be held not later than the month of March for applications filed in November. Noticing shall occur in the same manner as provided in Section 9-1.1807(c)(1) . (2) Review - The Council shall consider the Recommended Point Rating and ranking on each project proposed by the Board and may reevaluate any project for re-ranking. (3) Allocation Awards - The Council shall establish the Final Point Rating and final ranking of all applications forwarded from the Board. The Council shall then award. Residential Building • Permit Allocations frg_m the two lists (affordable/senior housing and all others) in accordance with the provisions of Ordinance No. 638 or its successor. (i) No single developer shall , in any one allocation period, be issued Permit Allocations in excess of sixty percent (60%) of the available Allocations. (ii) The award of a Permit Allocation for a project may be recorded by the applicant, and, if so, it shall run with the land and the specific project approved and may be utilized with respect to the project by any successor in interest to the original applicant, subject to the provisions of Section 9-1.1808. Permit Allocations, however, shall not be transferred to another project or property. (iii ) If a project does not receive a permit allocation, the applicant may re-apply during the next available filing period. Sec. 9-1. 1808 - LIFE OF RESIDENTIAL BUILDING PERMIT ALLOCATIONS (a) Time Limitation - Should a developer fail to inaugurate construction within twenty-four (24) months after award of the Residential Building Permit Allocation, the City Council , after a public hearing noticed per Section 9-1.1807(c)(I), may rescind all or part of the Permit Allocation and may reassign the Allocation to another -207- project that received an Allocation for the same year. Should the City Council not desire to reassign the rescinded Allocation, that Permit Allocation shall be added to the available Permit Allocations for the current or next available Allocation filing period. (b) Project Expiration - Should a project that has received a Residential Building Permit Allocation expire prior to inauguration of construction and prior to expiration of the Permit Allocation, the Permit Allocations shall be automatically rescinded and added to the available Permit Allocations for the current or next available Allocation filing period. Sec 9-1.1809 - EVALUATION SYSTEM The following point evaluation system shall be used for all evaluations of Residential Building Permit Allocation System. (a) Availability of Public Facilities and Services (sixty-seven total available points) (1) Water Service Efficiency and Impact Points for water service impact may be awarded to a project in accordance with Part (a) below. Points may also be awarded to projects in accordance with Part (b) below, provided that no project may score more than a total of ten (10) points pursuant to this criterion. (i) Water Supply Impact Points Standard 10 Domestic and fire flows can be met without further transmission pipeline, pumping station or storage tank improvements. 8 The project consists of less than twenty (20) dwelling units in an existing pressure zone that has insufficient storage available, but has sufficient fire and day-to-day operating storage. 6 The project consists of less than one hundred (100) but at least twenty (20) dwelling units in an existing pressure zone that has insufficient storage. available, but has sufficient fire and day-to-day operating storage. 4 The project consists of one hundred (100) dwelling units or more in an existing pressure zone that has insufficient storage and provides additional storage or pumping facilities. -208- 2 The entire project cannot be served hydraulically by an existing pressure zone system. (ii) Community Improvements Points Standard 2 The project will provide needed system improvements, as determined by the City, beyond those needed to satisfy the domestic or fire flow requirements of the project. To qualify, the improvements must be judged as being of substantial benefit outside project boundaries by the water purveyor and must not require direct financial participation by the water purveyor. (2) Wastewater Service Impact Points for wastewater service impact may be awarded to a project in accordance with the criteria below. No project may score more than a total of ten (10) points pursuant to this criterion. Points Standard 10 Where a project is required to connect to the wastewater system, wastewater service can be provided without plant or existing system improvements. 8 Treatment plant capacity exists but the project requires on-site sewer line improvements. 6 Treatment plant capacity exists but the project requires off-site sewer line improvements. 4 Treatment plant capacity does not exist, or project proposes to use wastewater lift station units, or project requires existing trunkline improvements. 2 Any combination of two or more of the above impacts identified in the 4 point category. (3) Storm Water Drainage Facilities Points for storm water drainage facilities may be awarded in accordance with Part (a) below. Points may also be awarded to projects in accordance with Part (b) belbw, provided, however, that no project may score more than a total of ten (10) points pursuant to this criterion. -209- 1 Project's estimated school impact can be accommodated only if mitigation measures are required and provided at all three levels , as determined by the Simi Valley Unified School District. '(ii) Need for Busing Add one (1) point for each level (elementary and intermediate only) for which at least fifty percent (50%) of the pupils estimated to reside in the project would not require busing to the school of attendance as determined by the applicable policy of the Simi Valley Unified School District. (6) Street Traffic Impact Points for degree of surface street traffic shall be measured to the nearest arterial which serves the project for the purposes of determining impacts and may be awarded in accordance with Part (a) , (b) and (c) below. The maximum number of points awardable in Part (a) shall be eight (8) , Part (b) maximum shall be four (4) , and Part (c) maximum shall be five (5). (i) Major Street Intersection Impact Points shall be based on projected peak-hour levels of service at the two major street intersections closest to the boundaries of the project. The Department of Public Works shall select the two intersections from the list of major intersections listed and analyzed in the current Traffic Model For The City of Simi Valley. The lowest level of service for A.M. or P.M. peak-hour traffic conditions, for traffic model cumulative volumes, at either intersection shall be used to determine the number of points awarded. Points Level of Service 8 A 7 B 5 C 3 0 0 EorF (ii) Freeway Interchange Impact Points shall be based on projected peak-hour levels of service at the ramp intersections of the one State Route 118 freeway interchange on the most probable route of travel between the project site and the freeway. The interchange shall be selected by the Department of Public Works. Projected cumulative traffic volumes and -212- levels of service in the current Traffic Model For The City of Simi Valley shall be used. The lowest level of service for A.M. or P.M. peak-hour traffic conditions at any ramp intersection of the selected interchange shall be used to determine the number of points awarded. Points Level of Service 4 AorB 2 C 1 D 0 EorF (iii) Community Improvement Points Standard 5 Project provides for the construction of a connecting street link in the system of streets listed in the Simi Valley General Plan Circulation Element. 2 Project provides for the construction of a portion of the length of a connecting link; or the project provides for the widening of an off-site, existing street listed in the Simi • Valley General Plan Circulation Element. (b) Quality of Design and Contribution of Public Welfare and Amenity (twenty-seven total available points) (1) Design Quality - Buildings No more than six (b) points may be awarded in this section. When designing a project the exterior appearance should: relate with the existing character or theme of the area, enhance the surrounding vicinity, be compatible with all adjacent uses, and maintain a high quality and standard of development. Standards to be considered are as follows: Exterior materials - The building materials of a project should be durable, have low maintenance, be of the same . or higher quality as surrounding developments, and not adversely impact adjacent uses. Relief - To avoid monotonous elevations, architectural relief can be used in the design to provide interest and variety. Details that create shade and cast shadows can be used to provide visual relief to the building. Detailing - Detailing should be used as a method of illustrating the theme or character of a building, and will add interest to the development. -213- Height - The scale of the project should not overwhelm any adjacent buildings. Through changing the roof line and varying the height, the perceived height of a project can be reduced. • Grade location - The definition of grade is important in determining how tall a structure will be in relation to the adjacent developments. Mechanical equipment screening - All equipment shall be screened from view with material similar with the architectural design of the project. The screening method should not have a tacked on appearance and should be an integral part of the elevations. Window and door placement - The visibility into adjacent areas is to be eliminated by the window and door locations. The patterns created by the window and door placement can help add variety and interest to the design. Compatibility - A development should be designed to enhance, harmonize, and be appropriate with the adjacent land uses. Points Standard 6 Project's architecture represents excellent design in its attention to detail in terms of all the above architectural standards; and, project meets all City standards and policies. 3 The proposal contains a "compatible" project which meets minimum general design requirements and policies. 0 All others. (2) Open Space and Landscaping No more than six (6) points may be awarded in this section. When different types of uses are adjacent to each other, landscaping is a method of minimizing the impact, maintaining a gradual transition, and securing a compatible relationship among uses. Plant materials absorb sound, act as a filter to the air, curtail erosion, provide shade and maintain privacy. Standards to be considered are as follows: Landscape buffer - A landscaped area shall be provided adjacent to all project lines. Landscape- buffers are most effective along project boundaries to mark a transition between uses. -214- • Percentage of site/building - The amount of landscaping required should correspond with the land use proposed. Some developments may require more landscaping if the proposed use is adjacent to a different intensity of land use. _ Plant material - The adjacent uses dictate the size and ' type of plant material to be provided as a buffer. Foundation planting - Where building foundations are visible from the public street or from adjacent uses, foundation landscaping is encouraged. Landscaping this area should compliment the building elevations, connect • the building to the site and increase privacy. Drainage - Storm water retention areas should not detract from the quality of the landscape design. When landscaping retention areas, the plant material should be compatible with the use. The slopes of these areas should be regulated. Large areas for retention should be designed, eliminating small unusable areas. Maintenance - The landscape design should facilitate continuous maintenance, and the use of low maintenance plants should be considered. Shade - Considerjng the valley's arid, sunny environment • all landscape design should provide shade for structures, outside recreational areas and parking areas. Low water usage - A reduction in the amount of plant materials that have a high water usage requirement is encouraged. Drought resistant shrubs and trees should be the predominant accent plants used in the landscape design. Attractive drought tolerant landscaping allows for a reduction in water usage, and can be used to provide -shade and screening. Screening - Plant materials are a method of buffering and screening outside storage, mechanical equipment, recreation areas and any other situation which could impact surrounding residents. Points Standard 6 The project's percentage and character of open space landscaping provides excellent use of plant material and naturatures and exceeds City requirements which will enhance the project and the area. -215- 3 The project provides open space planting with minimum required transitional planting and features between projects. 0 - The project includes substantial site regrading or was graded with minimal planting to comply with slope retention (all other projects). (3) Design quality - Site No more than six (6) points may be awarded in this section. The site layout is very important in creating the character of a project. Many different factors contribute to the formulation of a site plan. The physical , social and psychological needs of the users of the site should be considered within the design. Each individual site will have different elements which may affect the design. How the proposed design impacts the surrounding property owners should be a major priority. Standards to be considered are as follows: Setbacks - How far from or how close to the street an adjacent property a building is placed can affect the appearance of the development. If a site is adjacent to an undesirable condition, then an increased setback can be maintained to protect the users of the project. Signage - The placement and design of the signage for a development should be compatible with the proposed project • and with the surrounding area. Security - Physical and psychological barriers can create a secure project for both the site and its occupants. Walls - The physical separation between different projects and uses can minimize the impact of unattractive, noisy areas, and act as a buffer between properties. Trash and refuse collection areas - Areas which generate noise and odors should be located where they will not disturb adjacent uses, or the residents within the project - and should not be the visual focal point of a driveway or parking area. Outside storage - All outside storage areas shall be screened from public view and residential , office, and commercial districts or uses. Open space - Used meaningfully, open space can reduce the perceived crowdedness, density, and tightness of a project. Open space can also be used as a buffer to and from adjacent properties. -216- Privacy - Site design or floor plan layout should be organized to provide privacy for the proposed project and surrounding uses. Window and door placement, and patio/balcony areas should not overlook adjacent uses. Fire access - All developments should meet on-site fire hydrant and on-site emergency access standards regulated by the fire department. Building separation - The height of a structure should dictate the distance needed between buildings to insure the privacy and perceived openness for the occupants of a development. Lighting of building - Lighting locations should provide security, and visual interest yet not impact adjacent properties. Solar exposure - An energy efficient design to reduce the summer heat gain and encourage summer outdoor useable areas should be incorporated into the site. Noise impact - Site design should prevent any noise emitted from the proposed development interfering with any adjacent property. The occupants of a project should be protected from noise outside and within the site, through screening, setback S, and building materials. Pedestrian circulation - A network of convenient and safe pedestrian paths should be provided to connect the development to areas within the project, and to adjacent land uses. Compatibility with adjacent uses - Projects shall be designed so as to minimize negative impacts on surrounding uses. A gradual transition between the project and adjacent uses can be achieved through setbacks, building height, walls and landscaping, and window and door placement. Topography - The natural features of the land such as hillsides, views, or other features should be utilized when designing the site. Awareness of existing conditions can help avoid site design problems associated with floodplains, steep slopes, drainageways or other features. Building entry - An entrance should be easily identifiable and be a transition between the outside and the inside area. Building entries should also provide adequate lighting for security, but not impact adjacent properties. Utility Locations - All new and existing projects are encouraged to install the utilities underground. -217- The major concern when designing a parking lot is not necessarily fitting all the required parking on-site, but providing ample stall and aisle widths , having a useful pedestrian circulation system, providing adequate turning radii , having an ' efficient traffic movement pattern, maintaining a pleasant appearance, designing convenient parking locations, and integrating the parking with the character of the development. Standards in parking areas to be considered are as follows: Maneuvering areas - All maneuvering requirements should be accomplished entirely on-site. The maneuvering area design should not be complex, and should be easy to identify and navigate. Driveway locations - Driveways within a project should provide a good circulation pattern, which is convenient and safe. Pedestrian traffic should be incorporated into the project design. Screening walls along right-of-way - All parking areas shall be screened from view with a wall , berm or a combination of the two. Proximity to structures - The parking area should be conveniently located to provide ease of access to all users. Amount/number of spaces - Parking variances shall be discouraged except in mixed use or retirement projects as provided for in this Chapter. Parking lots should be visually broken up with landscape islands. Covered spaces - Covered parking should be compatible with the overall character of the project. Arrangement/compact spaces - Parking areas should be located in close proximity to the proposed use. Parking lot lighting - Lighting should provide adequate illumination, but not emit light beyond the development. Auto headlight' intrusion - Illumination from auto headlights should not disturb or disrupt any surrounding uses or occupants of the project. Security - Parking lots should be sufficiently illuminated, and provide a secure environment. Buildings should be designed to allow surveillance of parking areas to deter any opportunities of criminal action. -218- Points Standard 6 Project's site plan represents excellent design in its attention to detail in terms of all the above site and parking standards; and the project meets all City standards or policies. 3 Project's site plan contains a "compatible" design which meets minimum general design requirements and policies. 0 All others projects. (4) Provision of Usable Open Space Points for useable open space shall be awarded to a project in accordance with the following and based on the Planned Development Permit, Cluster Development Permit or Special Use Permit, whichever is applicable. The maximum number of points may not exceed six (6) points in this section. Points Standard 6 The provisions of public or private open space substantially exceed adopted standards, policies and regulations evidenced by the amount of usable open space or recreational facilities provided. Such recreation facilities (greenbelts, private parks, parkland dedications above the minimum requirements, etc.) may be contributions to areas outside the project boundary. (Substantially is defined for purposes of this section as 25% or greater.) 3 Project's provisions of usable public or private open space complies with all adopted standards, regulations , and policies for its • respective zone. 0 All other projects. (5) Deleterious Impact on Trees No more than three (3) points may be awarded for this criterion. Points Standard 3 Grading or trenching, as shown on the grading plan will impact 5% or fewer of the mature trees on site, inTludingimpacted off site -219- trees, if any. Tree impacts must be mitigated by conditions attached to the approved tentative tract map or appropriate development permit. The removal of dead or diseased trees or ' trees determined not appropriate for retention, as verified by the City, shall not be counted among the impacted trees. 1 Grading or trenching, as shown on the grading plan, will impact more than 5% but less than 25% of the mature trees on site, including impacted off site trees, if any. Tree impacts must be mitigated by conditions attached to the approved tentative tract map or appropriate development permit. The removal of dead or diseased trees or trees determined not appropriate for retention, as verified by the City, shall not be counted among the impacted trees. 0 Grading or trenching, as shown on the grading plan, will impact more than 25% of the mature trees on site, including impacted off site trees, if any. The impacts must be mitigated by conditions attached to the approved tentative tract map or appropriate development permit. The removal of dead or diseased trees or trees determined not appropriate for retention, as verified by the City, shall not be counted among the impacted trees. (c) Incentives (1) Provision of Water Conservation Features (five possible bonus points) • Minimum requirements for this section are meeting City codes and State law. Points may be accrued by providing any of the features listed below to a maximum of five (5) points. Bonus ohs Standard 2 Automatic sprinkler controls equipped with automatic rain shut off control . 2 Use of drought resistant, low water use plant materials. 1 Other significant approved water conservation features as approved by the Board or the City Council . -220- (2) Provision of Energy Conservation Features (sixteen possible bonus points) Minimum requirements for this section are meeting City codes and State_law. Points may be accrued by providing any of the features listed below to a maximum of sixteen (16) points. Bonus Milts Standard 4 Energy calculations and energy budgets calculated on a house by house basis requiring each and every house to meet the minimum • energy requirements versus an overall average as permitted by ABI63. 3 Units sited to maximize effectiveness of passive solar features considering sun angles, wind direction, natural ventilation and shading devices - solar access plan prepared. 2 Solar water heating system installed on all dwelling units that is capable of conserving 50% or more of the unassisted expected Annual Water-Heating Energy. 2 Effective solar space heating system installed on all dwelling units that is capable of conserving 40% or more of unassisted expected Annual Space-Heating Energy. 2 Heat pumps installed in all units. 1 Units. preplumbed for solar water heating system. 1 Southern orientation windows shaded with eave projections , louvers , shutters, trellis or similar shading devices in a manner that maximizes winter heating and sumer shading. 1 Other approved significant energy conserving features as approved by the Board or the City Council . -221- (3) Infill Development (two possible bonus points) No project may receive more than two (2) points under this section. Bonus Points Standard 2 The project completes a neighborhood by infilling. (4) Affordable Housing (fifteen possible bonus points) Projects complying with this section may be awarded bonus points in accordance with the criteria below. The maximum number of points available under this section shall be fifteen (15). Bonus Points Standard 10 Projects which contain a portion of the units as affordable housing in accordance with an approved affordable housing agreement shall be entitled to ten (10) bonus points. 10 Projects which are 100% senior citizen housing shall be entitled to ten (10) bonus points. 15 Projects which are 100% senior citizens housing and affordable in accordance with an approvediTfordable housing agreement shall be entitled to fifteen (15) bonus points. (5) Density Reduction (variable possible bonus points) Bonus Points Standard varies The project consists of the construction of fewer dwelling units than could have been - allowed by the requirements of the Hillside • Performance Standards or the General Plan. Two bonus points shall be given for each full five percent (5%) of reduction below the maximum allowed by the Standards or the General Plan, whichever is applicable. -222- (6) Project Seniority (thirty possible bonus points) Bonus Points Standard 5 or More Any project which received a permit allocation in a previous allocation period and is submitting for additional permits to complete the project shall receive five (5) bonus points for each allocation period that permits are sought. - (7) Small Projects (five possible bonus points) Bonus • Points Standard 5 Projects consisting entirely of one whole Planned Development Permit or one whole Cluster Development Permit of sixteen dwelling units or less may receive five bonus points. Sec. 9-1.1810 - CONDITION ON DEVELOPMENT PERMITS All entitlements for residential _development subject to this Chapter, including but not limited to Planned Development Permits, Cluster Development Permits, Special Use Permits and Modifications to Permits, which are governed by the Residential Building Permit Allocation System and are approved by the City during the term of Ordinance No. 638 or its successor shall be subject to a condition providing that permit approval is complete but no further rights for development will accrue and no grading permit, building permit or other City entitlement will be issued for the land within the permit area unless and until a Residential Building Permit Allocation is first awarded. Sec. 9-1.1811 - CONDITION ON SUBDIVISION MAPS All tentative maps for subdivision of five or more residential dwelling units which are governed by the Residential Building Permit Allocation System and are approved by the City during the term of Ordinance No. 638 or its successor shall be subject to a condition providing that the final map may be approved and the final map may be recorded prior to awarding of a Residential Building Permit Allocation, provided that no grading permit, building permit or other City entitlement will be issued for the land within the subdivision unless and until a Permit Allocation is first awarded. Where a tentative tract map on a subdivision of five or more units which are governed by the Residential Building Permit Allocation System was approved prior to the effective date of the Residential Building Permit Allocation System, the final map may be approved and recorded prior to the awarding of a Permit Allocation for land within the subdivision, provided that no grading permit, building permit or other City entitlement will be issued for the land within the subdivision unless and until a Permit Allocation is first awarded. -223-