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HomeMy WebLinkAboutTC Ord 1970-09-14 (2) ORDINANCE NO.2.L.N.S. AN ORDINANCE OF THE CITY OF TtBURON ES~BLISHING COMBINED C DIStBICTS The City Council of the City of Tiburon does ordain as follows: Section L Amendment. '!he Zoning Ordinance of the City of Tiburon is hereby amended by adding Section 10-12 to read as follows: Section 10-12. Combined "C" Districts A. Application of Ragulations the following regulations shall apply in all districts which carry the letter '~" combined witn the basic residential designation of the zone. B. PurDoSlt!.. 1. To allow variations in siting, setbacks and orientation, not otherwise possible or practical under standard zoning requirements. 2. To take maximum advantage of views and na tura I terra in. 3. To allow development of a site that ''1ould result in undesirable development if developed under standard zoning requirements. 4. To provide the maximum feasible development of usable common outdoor recreation and open area. c. Limi ta tions 1. the development of apartments or the configuration of single and two-family dwellings to appear like apartment structures shall not be permitted. 2. "C" districts shall be allowed only in combination with the basic residenti~l districts of R-I, R-2, RQ-l and RQ-2. 3. the creation of open space which is difficult to maintain, too steep, too small to use, or which would create added fire hazards to surrounding residences shall not be permitted. D. Uses Permitted the following uses are permitted in combined '~It districts: the uses allowed in the basic residential district, provided, however, that groupings of dwellings (clustering) a8 hereinaft~r provided shall be pe~itted if the requirements set forth in this section are satisfied. E. ReQuirement of IilSter and Precise Plan Owners of land within combined '~" Districts who desire development shall, prior to any land or road grading or subdivision and prior to any improvements being made on said property, submit a Mister Plan to the Planning Commission, together with the required fee. No building permits shall issue for improvement of any type until a Redraft Date: 7,J.v,:-: Revised: o/17/~J -1- Master Plan and PrecisG Flan for the development have, after public hearing, been approved by resolutions of the Planning Commission and City Council. Mister Plan. The i~ster Plan and text shall be prepared by such qualified professional practitioners in city planning, urban design, architecture, landscape archite.cture and civil and structual engineering as m~y be directed by the city agency approving said plans. The ~nster Plan shall include all contiguous property under a single ownership and shall include such in- formation as may be appropriate for purposes of interrelating the proposed development with existing and proposed use of adjacent property. The Mister Plan shall include: 1. A general site plan showing the following: 8. existing location and uses of all structures and areas; b. proposed location and uses of all structures and areas; c. Lot design, circulation system including existing and proposed streets, walkways, and other rights-of-way or easements; d. preliminary grading, drainage, and landscaping proposal indicating existing and proposed topography at appro- priate contour intervals, location of existing trees and groupings and other natural features and proposed land- scape treatment showing location and types of trees, ground cover, walkways, paving, and fencing; 2. Preliminary floor plans, elevations, perspectives and sufficient visual and written info~Qtion to indicate proposed architectural character, including setbacks, height, bulk, coverage, density, materials, indoor-outdoor relationships, relationships between structures, and predominant views by occupants and other users of the site and structures; 3. Preliminary engineering studies in sufficient detail to indicate ~dequacy of soils, flood control, storm drainage, sewage disposal, and public utilities for the property; 4. A preliminary staging proposal indicating sequence and approximate time schedule for all development indicated; L h. 5. A statement of concepts, indicating how the development satisfies relevant human needs for open space, views, variety, harmony within the develop- ment and to the surrounding area, clarity of organization; 6. A proposal for dedication and/or improvement and maintenance of open spaces, circulation ways, view easements, and recreation areas for property covered by the Master Plan. Precise Plan Subsequent to the approval of the Master Plan by the Planning Commission, the applicant shall submit to the Planning Commission a Precise P.lan pursuant to the provisions of Section 27-2, together with the required fee. Detached structures following setback requirements on Lot Type I may be axempt from Precise Plan procedures only if so specified as part of the previous Muter Plan approval. Redraft Ihte: Revised: 7/10/70 8/17/70 -2- F. lli.dings The Planning Commission and City Council shall not approve any pro- posed Master and Precise Plans unless the evidence presented in support of said Plan clearly establishes: 1. That the development will be superior to that which could otherwise be achieved without clustering, 2. That, as compared with theodevelopment that would be allow- able under standard zoning regulations applicable to the basic residential district, the improvements proposed will result in; a. at least equivalent views and usable outdoor open area for the proposed residents and neighbors; b. equivalent privacy for the individual living units; c. a more efficient parking arrangement; d. a development which blends ~th the surrounding development in architectural character and scale. G. Amendmen ts The Master and Precise Plans may be amended or modified by following the same procedure required to adopt said plans. H. Revocation and Expiration 1. Precise Plans shall automatically expire one year after their approval by the City Council unless construction has been commenced within that year or unless previously extended by resolution of the Planning Commission and City Council. 2. Master Plans may be revoked by resolution of the Planning Commission for failure to commence construction within two years of their approval by the City Council if con- struction has not commenced within those two years. All Mlster Plans for "c" districts shall automatically be placed on the calendar of the Planning Commission for re- view two years after their approval by the City Council. 3. Master and Precise Plans may be revoked by resolution of the Planning Commission, approved by the City Council, in both cases after public hearing, if there has been a substantial failure to carry out the purposes and undertakings set forth in either of them. I. Land and Structure Regulations 1. Density shall be the same as that allowed in the basic residential district subject to all land division regulations and the city slope policy. 2. Maximum building height shall be 3D-feet, but may be reduced by Plan approval. 0 3. Each dwelling unit shall have adjacent developed private outdoor living area at least equal to 50% of the total net floor area, ex- clusive of garage. One-half (\) of this required area may be supplied by developed common recreation areas, if so approved as part of the M1 s ter Plan. 4. Lot sizes, setbacks, coverage, and other lot standards shall be as follows: LOT TYPEI: Intended for detached structures on individual parcels where the decreased lot size is balanced by immediately adjacent common outdoor recreation and open area. Redraft Date: Revised: 07/10/70 8/17/70 --3-- HAX.NO.OF HIMlMUM MININill1 I1INIMUM MINIMUH MAXIMUN UNITS PER LOT STREETi: DISTANCE AVG.LOT LOT ZONE LOT SIZE SETBACK BETW.BLDG. WIDTH COVERAGE R-2- C 2 3,750 201 15' 40' 50% R- 1- C 1 5,000 20' 20' 50' 40% RD- 2 - C 1 10 ,000 25 ; 30' 75' 25% RD- 1- C 1 20.000 30' 40' 100' 15% 1. Buildings in R-2-C and R-I-C zones may be attached at the common property line, providing that the minimum distance between buildings is observed at at the opposite property line. LOT TYPE II: Intended for attached structures on individual parcels where the decreased lot size is balanced by immediately adjacent common outdoor recreation and open area. MAXIMUM NO. HAXlMUM NO. MINIHUM MINIMUM OF UNITS OF ATTACHED LOT*~': S TREE T* ZONE PER LOT maTS SIZE SETBACK R-2- C ~ 4 H. P. 20' R-I- C 1 4 H. P. 20' RD-2-C N.A. 0 N.A. N.A. RQ-l- C N.A. 0 N.A. N.A. MAXIMUM LOT** COVERAGE M.P. M. P. N.A. N.A. LOT TYPE I I!. Intended for dwelling groups on single parcels, where two or more dwelling units are under single ownership and are not intended to be sold individually, and where decreased lot size is balanced by immediately adjacent common outdoor recreation and open a rea. MAXIMtJ1.1 NO. MINU1UM SQ .FT. PER MINIMUM ~IMUU OF ATTACHED LOT OR DWELLING STREET* LOT ZONE UNITS PER LOT SIZE UNIT SETBACK COVERAGE R-2-C 4 7,500 1,875 20' 50% R-l- C 4 10 ,000 or 5,000 20' 40 % R0-2-C 0 H.A. or N.A. N.A. RO-l-C 0 N.A. N.A. N.A. *Minimum Street Setback shall be exclusive of one-story garage, carport, uncovered deck, and structures no higher than six (6) ft. above the ground elevntion at the street property line. **Lot size and lot coverage for Type II lots shall be established at the time of ~aster Plan approval. (M. P. - Master Plan; N.A. - Not applicable.) 5. Lot types and building setback lines shall be established by MIster Plan approval according to otandards set forth in this ordinance. Where lot types and zone boundary lines abut other zones, side and rear setbacks shall be the same as for the abutting zone. All building setback lines shall be recorded on a final subdivision map or parcel map, whichever is applicable. 6. Common open and recreation areas shall be permanently established prior to the approval of final subdivision maps, if subdivided, or prior to the issuance of any building permits, in at least one of the following manners: a. b. c. Dedication to the City or a City Open Space Maintenance District; Dedication to a Community Service District; Deed restriction approved by the City Attorney. Redraft Date: Revi sed: 7/10/70 8/17/70 -4- Section 2. Separability. If any section, subsection, sentence, clause or phrase of this ordinance is for any reason held to be invalid or unconstitutional by the decision of a Court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of the ordinance. The City Council of the City of Tiburon hereby declares that it would have passed this ordinance, and each section, subsection, clause or phrase thereof, irr€spective of the fact that anyone or more other sections, subsections, clauses or phrases may be declared invalid or unconstitutional. Section 3. Effective Date. This ordinance is to take effect and be in force thirty (30) days from and cfter the date of passage, and before the expira- tion of fifteen (IS) days after its passage, the same shall be published with the names of the members voting for and against the same, at least once in a newspaper of general circulation published in the City of Tiburon. PASSED AND ADOPTED a t a of the City of Tiburon held on the following vote: re gu1 ar meeting of the City Council September 14 , 1970, by AYES: COUNCILMEN: Becker, Ellinwood, Fanning, Sennett, Rice NOES: COUNCILMEN: None ABSENT: COUNC ILMEN : Non e Hayor Tiburon ATTEST: ~ /'~Q 1 GE D. ROSE, City Clerk Redraft Oate: Revised: 7/10/70 8/17.70 -5-