HomeMy WebLinkAbout12 Z.C. 94-004 12-04-95 NO.~ 12 ]2-4-95 Inter-Com DATE: DECEMBER 4, 1995 TO: FROM: SUBJECT: WILLIAM A. HUSTON, CITY MANAGER OFFICE OF THE CITY CLERK ORDINANCE NO. 1150, ZONE CHANGE 94-004 (EAST TUSTIN SPECIFIC PLAN) RE COMME NDAT I ON: Have second reading by title only and adoption of Ordinance No. 1150 (roll call vote). BACKGROUND: The following Ordinance No. 1150 was introduced at the. November 20, 1995 City Council'meeting: ORDINANCE NO. 1150 - AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUSTIN, CALIFORNIA, APPROVING ZONE CHANGE 94-004 TO CHANGE THE ZONING DESIGNATION AND THE EAST TUSTIN SPECIFIC PLAN LAND USE PLAN ON CERTAIN PROPERTIES WITHIN THE EAST TUSTIN SPECIFIC PLAN AREA, INCLUDING TEXTURAL AND STATISTICAL SUMMARY REVISIONS TO THE EAST TUSTIN SPECIFIC PLAN Valerie Crabill Chief Deputy City Clerk 1 ORDINANCE NO. 1150 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUSTIN, CALIFORNIA, APPROVING ZONE CHANGE 94-004 TO CHANGE THE ZONING DESIGNATION AND THE EAST TUSTIN SPECIFIC PLAN LAND USE PLAN ON CERTAIN PROPERTIES WITHIN THE EAST TUSTIN SPECIFIC· PLAN AREA, INCLUDING TEXTURAL AND STATISTICAL SUMMARY' REVISIONS TO THE EAST TUSTIN SPECIFIC PLAN The City Council of the City of Tustin does hereby ordain as follows: I. The City Council finds and determines as follows: ae That an application has been filed by The Irvine Company, requesting approval of Zone Change 94-004 to change the zoning and the East Tustin Specific Plan Land Use Plan on certain properties within the East Tustin Specific Plan area, including textual and statistical summary revisions to the East Tustin Specific Plan. That a public hearing was duly notice, called and held on-said application by the Planning Commission on March 13, 1995 and continued to March 27, 1995, and by the City Council on June 5, 1995. Project scope changes were further considered by the Planning Commission on october 9, 1995 pursuant to Government Code Section 65857. A second public hear'ing was duly noticed, called and held by the City. Council on November 20, 1995.. Ce That an Environmental Impact Report EIR 85-2, as modified by subsequently approved supplements and addenda, for the East Tustin Specific Plan has been certified with Addendum No. 5 in conformance with the requirements of the California Environmental Quality Act for the subject project. D. Proposed Zone Change 94-004 would be consistent with good land use design placing higher density residential products adjacent to. major arterials minimizing traffic and noise impacts. 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Ordinance No. 1150 Page 2 Ee Proposed Zone Change 94-004 would be consistent with the policies of the General Plan Land Use and Housing Elements With balanced land uses and not precluding owner occupied dwellings. II. The Irvine Company shall pay City's defense costs (including attorneys' fees) and indemnify and hold City harmless from and against any claims, losses, liabilities, or damages assessed or awarded against City by way of judgement, settlement or stipulation (including awards' ~or costs, attorneys' fees, and expert witness fees), arising from actions filed against the City challenging the City's approval of Zone Change 94-004. III. The City Council hereby approves Zone Change 94-004 as follows- ae The Zoning Designation on the City's Zoning Map shall be changed as follows: · .Parcel 2 of Parcel Map 88-315 shall be changed from Planned Community Community Facility (PCCF). to planned Community Residential (PCR) as shown in Exhibit A attached hereto. · A portion of Lot 27 of Tract 13627 located adjacent to Tustin Ranch Road along the entire Tustin Ranch Road street frontage and includes approximately 19 acres shall be changed from Planned Community Commercial (PCC) to Planned Community Residential (PCR) as shown in Exhibit B attached hereto. Be The East Tustin Land Use Plan shall be Changed as follows' · A portion of Lot 27 of Tract 13627 located adjacent to Tustin Ranch Road along the entire Tustin Ranch Road street frontage and includes approximately 19 acres shall be changed from General. Commercial (GC) to Medium High Density (MH) as shown in Exhibit C attached hereto. o The underlying land use designation related to the Elementary School designation located on Lot 6 of Tract 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Ordinance No. 1150 Page 3 12870 shall be Medium-Low Density (ML) as shown in Exhibit C attached hereto. o Parcel 2 of Parcel Map 88-315 shall be' changed from High School (HS) . to designate approximately 16 acres at Medium-Low (ML) Density Residential with a Neighborhood Park Site located at the northeast corner of Tustin Ranch Road and Heritage Way, and approximately 24 acres at Medium (M) Density Residential as generally depicted in Exhibit C attached hereto. C. The East Tustin Specific Plan document shall be changed to read as shown in Exhibit D attached hereto. De The changes to the City's Zoning Map and the East Tustin Specific Plan identified in subsections A, B and C above are contingent upon the execution of the Second Amendment to the East Tustin Development Agreement and General Plan Amendment 94-001 as adopted by Ordinance No 1148 and Resolution No. 95-114 respectively. IV. In order to implement the above changes, the applicant shall submit to the Community Development Department.the following materials within 30 days of final approval by the City Council' ae Twenty (20) copies and one (1) reproducible copy of the East Tustin Specific Plan with revisions required in Sections II.B and II.C above. Bo Twenty (20) copies and one (1) reproducible copy of a large scale Land Use Plan of the East Tustin Specific Plan with revisions required in Section II.B above. 10 11 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Ordinance No. 1150 Page 4 PASSED AND ADOPTED by the City Council of the City of Tustin, at a regular meeting on the 20th day of November, 1995. JIM POTTS MAYOR Pamela Stoker, City Clerk STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) SS CERTIFICATION FOR ORDINANCE NO. 1150 PAMELA STOKER, City Clerk and ex-officio Clerk of the City Council of the City of Tustin, California, does hereby certify that the whole number of the members of the City Council of the City of Tustin is five; that the above and foregoing Ordinance No. 1150 was duly and regularly introduced at a regular meeting of the City Council held on the 20th day of November, 1995 and passed and adopted at a regular meeting of the City Council held on the 4th day of November, 1995, by the following vote: COUNCILMEMBER AYES: COUNCILMEMBER NOES': COUNCILMEMBER ABSTAINED: COUNCILMEMBER ABSENT: Pamela Stoker, City Clerk IRVINE ,: :.:.-.-.-.-.-.-.-. .-.-. 13211 SITE EXISTING ZONING DESIGNATION: PC COMMUNITY FACILITY PROPOSED DESIGNATION: PC RESIDENTIAL PARCEL 2 OF PARCEL MAP 88-315 A.P.#: 500-221-02 A.P.#: 500-221.-03 iOURCE: CITY OF TUSTIN EAST TUSTIN SPECIFIC PLAN ZC 94-004 EXHIBIT A Figure 1-5 IDE o. oO.o EXISTING ZONING DESIGNATION: PC COMMERCIAL PROPOSED DESIGNATION: PC RESIDENTIAL.~PC COMMERCIAL Lot 27 of Tract 13627 A.P. 502-452-01 SOURCE: CITY OF TUSTIN EAST TUSTIN SPECIFIC PLAN ZC 94-004 EXHIBIT B Figure 1-6 m E Land Use Plan EAST TUSTIN SPECIFIC PLAN City of Tustin I~ LEGEND LOW ~ · · ZC 94-004 EXHIBIT C ZONE CHANGE 94-004 ORDINANCE 1150 EXHIBIT D EAST TUSTIN SPECIFIC PLAN TEXT REVISIONS 2.1 Land Use (ETSP Paqes 2-1 throuqh 2-4) The Land Use Plan, illustrated in Exhibit C, incorporates the planning goals and objectives in designating a variety of residential and non-residential land uses circumscribed and linked~ by an appropriate arterial circulation system. Each of the parcels within the plan having a specific land use designation is referred to as a "land use area"..These areas have been aggregated into 12 easily identifiable zones called "Sectors" The sector boundaries are defined by major roadways and topographical features; each sector contains one or more land use area. Table 2.1 summarizes the land use statistics. More detailed statistics for each sector are provided in SeCtion 2.14. Gross acres have been used for computing acreages and residential densities on the following tables. Gross acres include all land within a sector or land use area exclusive of arterial street rights-of-way. Table 2.1 Statistical Summary Land Use Desiqnation Acreaqe Residential Estate (up to 2 du/ac) Low (up to 5 du/ac) Medium Low (up to 10 du/ac) Medium (up to 18 du/ac) Medium-High (up t© 25 du/ac) 409 243 84 254 212 Open Space Private Parks Public Neighborhood Parks Community Parks Golf Course 4 10 46 158 Commercial/Business Neighborhood Commercial General Commercial Mixed Use 13 12 121 Institutional Elementary Schools Intermediate Schools 30 20 Ordinance 1150 Exhibit D Page 2 Other Uses Roads (arterial and major only *) 124 Acreage for all roads other than arterial and major roads,.has been included in the acreage for the surrounding land uses. Residential Land Use: The Land Use Plan designates five residential categories, each of which has maximum density. Residential densities are controlled in all of the following: land use areas, sectors and the Specific Plan Area... Mixed Use Designation: The Land Use Plan designates 121 acres in the southeast corner of the site, in Sector 12 between Bryan Avenue and the I-5 Freeway, as a mixed use area. A 70-acre commercia1 center will be developed in this area. Additional commercial uses or office and research and development uses may also be developed within this area. The Mixed Use designation permits flexibility for location and configuration of these use'~. It also creates the opportunity for development to respond to future changes in economic and market forces. The Development Standards for the Mixed Use Area are defined in Section 3.0. NOn-Residential Land Uses:-The Land Use Plan (LUP) includes a number of non-residential uses Such as: (1) Schools, (2.) Parks, (3) Open .Space and Recreation Facilities, and (4) Commercial Land Use Designations. These are summarized in the folloWing table: Table 2.2 Land Uses Inteqral to the LUP Institutional Use Quantity Approximate Total Acreaqe Intermediate School Community Park Golf Course 1 20 3 46 1 158 Commercial/Business Use General Commercial Neighborhood Commercial 12 13 Ordinance 1150 Exhibit D Page 3 Table 2.3 Land Uses Anticipated in LUP Institutional Use Ouantity Approximate Total Acreaqe Elementary School Public Neighborhood Parks Private Neighborhood Parks 3 30 3 9.8 2* 4* The exact number, location and size of private neighborhood parks will be established with subdivision maps. One junior high school site and several elementary scho01 sites are to be distributed throughout the Specific Plan area. Three other neighborhood parks are generally located in various sectors of the Plan[ Three (3) community parks are more specifically located; they include a nine acre site near the junior high'school, a 20-acre site, and a 17-acre site incorporating a knoll situated south-of Portola Parkway. Elementary and Intermediate schools and public neighborhood parks are symbolically 'illustrated on the Land Use Plan The specific sizes, locations and numbers of these facilities will be determined in accordance with the provisions of Subsection 2.8. Ordinance 1150 Exhibit D Page 4 2.10 Schools (ETSP Paqes 2-13 and 2-14) The Specific Plan area is within the boundaries of the Tustin Unified School District. The school district expects that the completion of the development in the East Tustin Specific Plan Area will require new facilities as well as the use of some of the existing facilities. The Specific Plan symbolically identifies a maximum number of school sites to serve the largest estimated population growth. These schools have all been generally located in areas that are central to estimated student population growth. One intermediate school site has'been identified for the Specific Plan area.~ The ultimate requirement for the precise number of schools is based on the number of students that are to be generated from the residential areas within the .Specific Plan area. The demand for schools may vary depending on the actual type and number of units built in each land use category. The size of school sites may vary depending on Specific school district needs and joint school/park programs.. Also phasing and precise locati6ns of sites are dependent on timing of development and more precise planning within sectors. The number, location, and size of schools illustrated symbolically on the Land Use Plan should be considered as a general guide, subject to further evaluation. As development plans are prepared for each sector the· land owner and school district will make specific provision for school facilities. These provisions Should be accomplished prior'to final development. The actual size and number of sites may cause an adjustment to acreage within the land use areas. If any school that is shown on the Land Use Plan is not needed or if the site acreage is less than estimated then the acreage that has been allocated to the school site will be reallocated to the underlying residential use. However, the maximum. number of units permitted within the sector where the acreage adjustment is made will not be changed except as provided in Section 3.0. Ordinance 1150 Exhibit D Page 5 Acreage ETSP Paqes 2-25 and 2-25 Table 2.4 Statistical Analysis Maximum Land Use Density Total Allowable Units SECTOR 1 125 Estate Density Residential 2 du/ac Subtotal 125 SECTOR 2 74 51 68 41' 20 ** 3 9 ** Estate Density Residential ~ow Density Residential Medium Low Density Residential Medium Density Residential Junior High School Neighborhood Park Community Park 2 du/ac 5 du/ac 10 du/ac 18 du/ac**** Subtotal 266 SECTOR 3 12 o 10 ** Low Density Residential Elementary School 5 du/ac 1,080 ± Subtotal 22 SECTOR 4 112 Estate Density Residential 2 du/ac 68 + Subtotal 112 SECTOR 5 98 18 Estate Density Residential Low Density Residential 2 du/ac 5 du/ac 21+ Subtotal 116 SECTOR 6 19 12 Medium High Density Residential General Commercial 25 du/ac 116± Subtotal 31 350± Ordinance 1150 Exhibit D Page 6 SECTOR 7 97 110 0 10 ** 4 37,** 158 Medium Density Residential Medium High Density Residential Elementary School Private Park Community Park Golf Course 18 du/ac 25 du/ac Subtotal 416 SECTOR 8 77 26 o 10 ** Low Density Residential Medium Density Residential Elementary School 4 du/ac 18 du/ac 2,808 ± Subtotal 113 SECTOR 9 39 Low Density Residential 5 du/ac 436± Subtotal 39 SECTOR 10 46 25 Low Density Residential Medium Density Residential 5 du/ac 18 du/ac 161. ± Subtotal 71 SECTOR 11 12 65 79 8 ** 13 Medium Low Density Residential Medium Density Residential Medium High Density Residential Neighborhood Park Neighborhood Commercial 10 du/ac 18 du/ac 25 du/ac 321 + Subtotal 177 SECTOR 12 121 Mixed Use 1,875 ± Subtotal 121 7,236*** Ordinance 1150 Exhibit D Page 7 Total allowable number of permitted units within a given sector may be increased if a sector unit transfer occurs as described in Subsection 2.1. The precise acreage and locations of private and public neighborhood parks, elementary school and intermediate school will be determined as part of the review of the Sector Subdivision Maps as identified under Review Procedure Subsection 1.5 and consistent with policies established in Subsections 2.9 and 2.10 of the Specific Plan. *** If the maximum allowable units in Tentative Tract Map No. 12345 are not constructed, the unconstructed units may be transferred to the Specific Plan area. **** Maximum density on Lot 11 of Tract 13627 shall be ten (10) dwelling units per acre. ., .o O This acreage figure is an estimated allocation for this land use. If it changes, other land uses acreage allocations in this sector may change. However, the total allowable units for the sector will remain the same. Total Allowable Units assumes that if a school and/or park currently designated for'this sector is not built in this sector and that the acreage goes into residential use. If these facilities are constructed, the land use area density limitation precludes construction of the total allowable sector units and such unbuilt units would be transferred to another sector. Ordinance 1150 Exhibit D Page 8 Sector 2 (ETSP Paqes 2-28 and 2-29). This sector consists of approximately 266 acres and extends from the northernmost tip of the site south to the proposed future road. The sector is bounded on the west by the crest of the north/south Peters Canyon ridge, Peters Canyon Wash, and Lower Lake Drive; on the north and-east by the City boundary; and on the south by the Future Road. The land beyond the eastern edge of the Sector is in the County's jurisdiction and is currently planted with orchards. The Sector encompasses a broad valley which contains the west tributary of Peters Canyon Wash. Much of the valley is relatively flat. This sector is planned to include a variety of land uses. The residential uses will range from the estate density to medium density. Estate density residential is located in the western and northern hillsides; low density is located in the upper valley and on a low knoll extending south from the north/south ridge; medium low and medium density occur in the central and upper portions of the valley; and medium low density is located at the southerly end of the valley-adjacent to the Future Road. These various residential densities have been organized, relative to the topography access and visibility from existing'development to the west. An intermediate school has been sited along Peters Canyon Wash. The precise location and size ~f this facility shall be determined as described in Subsection 2.10 of this Specific Plan. A nine-acre community park is planned just' south of the elementary school site in Sector 3, along the wash. A regional riding/hiking trail and Class I Bikeway are planned in proximity to Peters Canyon Wash reflecting Orange County General Plan. The following policies apply, to Sector 2:... Ordinance 1150 Exhibit D Page 9 Sector 6: (ETSP Paqes 2-36) This triangular configured sector contains 31 acres of flatland and has the potential to be circumscribed by arterial roadways. It is situated along the eastern edge of the site, bounded by the proposed Future Road extension on the west, Portola Parkway on the south and the Specific Plan boundary on the east. Twelve acres in the southeast portion of the sector are to be developed for a variety of general commercial uses. Medium high density residential development is planned for the remainder of this sector along Future Road. The following policies apply to Sector 6: no The maximum number of residential units permitted within this sector are as shown on Table 2.4. o In addition to the specific submittal requirements for the Subdivision Map of this Sector, refer to Section 1.5, a conceptual landscape plan for arterial roadways within this sector shall also be submitted with the Subdivision Map for approval by the Director of Community Development, refer to Section 2.12, Implementation for specific requirements. C. Concurrent with a Subdivision Map submittal for any portion of this Sector, a Conceptual Site Plan shall also be submitted for the entire sector as identified in Section 2.14.1. D. Concurrent with the submission of the Sector Subdivision Map as required under Section 1.5, the precise location of the E1 Modena Fault will be' determined by a detailed geological investigation conducted by the landowner and .appropriate building setbacks should be established in conformance with current State Standards. Ordinance 1150 Exhibit D Page 10 Sector 8 (ETSP Paqes 2-39 and 2-40). This sector consists of 113 acres and is virtually flat'. It is situated adjacent to the existing community on the west, and is bounded by the La Colina extension on the south, the Future Road extension on the east and the Racquet Hill Drive extension on the north. Most of the sector has been designated for low density residential development' along the western boundary so as to be compatible with the adjacent residential development. Approximately 26 acres along Future Road have been allocated for Medium Density Residential. Also planned for this area is an elementary school, the precise location and size will be determined as identified in Subsection 2.10.' The following polices apply to Sector 8:.-.. g o The distance between the edge of the western right-of-way of the "Future Road" and the closest point -of the foundation of the ~losest .residence of Pavillion/Saltair shall be.a minimum of 1,000 feet plus or minus 100 feet measured on a horizontal plane. The noise impacts of the Future Road on the existing residences to the west of the Specific Plan area shall be further mitigated by a continuous noise barrier consisting of a combination of berm, soundwall, and residences adjacent to the Future Road. This requirement for a continuous noise barrier applies along the western side of Future Road adjacent 'to the medium density residential deyelopment in Sector 8 and the low density development in between. The noise barrier line-of-sight from the residences along Saltair and Pavillion to vehicles traveling along the Future Road behind such noise barrier. In addition, in designing and orienting the residences in the two medium-density residential areas in Sector 8 and the low-density development in between, the developer shall, to the maximum extent feasible and consistent with other sound planning practices, construct multi-story structures which further mitigate the noise impacts of the FUture Road.on the existing residences to the west of the Specific Plan. A design goal impact of 55 or less CNEL for the existing residences at the foundation is hereby established. At such time that further noise analysis is done in this area (at the Tentative Tract stage), this analysis will model the projected CNEL level at these existing residences to confirm that the noise level of 55 CNEL will be met. Ordinance 1150 Exhibit D Page 11 It is the explicit intent of the East Tustin Specific Plan that La Colina Road in the Specific Plan area connect to the existing La colina Road and to the major arterial known as "Future ROad.'' this road shall consist of a four lane residential street, and should be incrementally improved, beginning with a two lane road. The roadway should not exceed a total right-of-way of 80 feet, and the first two lanes should be built at the edge of the right-of-way, with a raised landscape median making up the rest of the potential right-of- way. The precise alignment of La Colina Road will be determined at the Tentative Tract stage. The City and County will prepare a joint study, examining the impacts and mitigation measures of the connection, and recommending specific measures to deter through traffic. Ordinance 1150 Exhibit D Page 12 Sector 11 (ETSP Paqes 2-43) This sector consists of approximately 183 acres. It is bounded by the Future Road alignment on the west, Irvine .Boulevard on the north, Myford Road on the east, and' Bryan Avenue on the south. Several land uses are proposed within this sector. The residential uses include medium low and medium density which are to be located in the western portion of the sector. Medium high residential development is to be situated along the eastern boundary of the site encompassing the entire area between Bryan Avenue and Irvine Boulevard. At the northeast corner of the sector, a 13-acre neighborhood commercial site has been Planned at the intersection of Irvine Boulevard and Myford Road, an important entry point into the City from the east. Two neighborhood parks have been generally located in the area of the medium low and medium density residential development. The precise locations of these parks are to be determined as described in Subsection 2.8 of this Specific Plan. The following polices apply to Sector 11:... .Ordinance 1150 Exhibit D page 13 Acreage ETSP Paqes 3-13 and 3-14 EAST TUSTIN STATISTICAL ANALYSIS Maximum Land Use Density Total Allowable Units SECTOR 1 125 Estate Density Residential 2 du/ac Subtotal 125 SECTOR 2 74 51 68 41 20 ** 3 9 ** Estate Density Residential Low Density Residential Medium Low Density Residential Medium Density Residential Junior High School Neighborhood Park Community Park 2 du/ac 5 du/ac 10 du/ac 18 du/ac****' Subtotal 266 SECTOR 3 12 o 10 ** Low Density Residential Elementary School 5 du/ac 1,080 + Subtotal 22 68+ SECTOR 4 112 Subtotal 112 Estate Density Residential 2 du/ac 21+ SECTOR 5 98 18 Estate Density Residential Low Density Residential 2 du/ac 5 du/ac Subtotal 116 SECTOR 6 19 12 Medium High Density Residential General Commercial 25 du/ac Subtotal 31 3K~ Ordinance 1150 Exhibit D page 14 SECTOR7 97 110 o 10 ** 4 37 ** 158 · Medium Density Residential Medium High Density Residential Elementary School Private Park Community Park Golf Course 18 du/ac 25 du/ac Subtotal 416 SECTOR 8 77 26 o 10 ** Low Density Residential Medium Density Residential Elementary School 4 du/ac 18 du/ac 2,808 ± Subtotal 113 SECTOR 9 39 Low Density Residential 5 du/ac 436+ Subtotal 39 SECTOR 10 46 25 Low Density Residential Medium Density Residential 5 du/ac 18 du/ac 161 ± Subtotal 71 SECTOR 11 12 65 79 8 ** 13 Medium Low Density Residential Medium Density Residential Medium High Density Residential Neighborhood Park Neighborhood Commercial 10 du/ac 18 du/ac 25 du/ac 321 ± Subtotal 177 SECTOR 12 121 Mixed Use 1,875 ± Subtotal 121 7,236*** Ordinance 1150 Exhibit D Page 15 Total allowable number of permitted units within a given sector may be increased if a sector unit transfer occurs as described in Subsection 2.1. ** The precise acreage and locations of private and public neighborhood parks, elementary school and intermediate school will be determined as part of the review of the Sector Subdivision Maps as identified under Review Procedure Subsection 1.5 and consistent with policies established in Subsections 2.9 and 2.10 of the Specific Plan. *** If the maximum .allowable units in Tentative Tract Map No. 12345 are not constructed, the unconstructed units may be transferred to the Specific Plan area. **** Maximum density on Lot 11 of Tract 13627 shall be ten (10) dwelling units per acre. This acreage figure is an estimated allocation for this land use. If it changes, other land uses acreage allocations in this sector may change. However, the total allowable units for the sector will remain the same. Totai Allowable Units assumes that if a school and/or park currently designated for this sector is not built in this sector and that the acreage goes into residential use. If these facilities are constructed, the land use area density limitation precludes construction of the total allowable sector units and such unbuilt units would be' transferred to another sector. Ordinance Exhibit D Page 16 1150 (ETSP Paqe 3-47) C. Residential Off-Street Parking District Number of Number of Required Spaces Covered Guest/ Required Assigned Unassigned Spaces/Unit Parking (3) Estate 3 3 Car Garage 2 per unit Low ,,. 1. Sector 8, 9, 10 2 2. Sector 2 2 Medium Low 2 2 Car Garage 2 per unit · 2 Car Garage 2 per unit 2 Car Garage 1 per unit Medium & Medium High 1. Detached 2 2 Car Garage 1 'per unit 2. Attached Studio 1.0 1 Carport 1 Bedroom 1.5 1 Carport 2 Bedroom 2.0 2 Carports 3 Bedroom 2.0 2 Carports 4 Bedroom 2.5 2 Carports (1) (1) (1) (1) (1) 3. Multiple Family (apartments) Studio 1.0 1 Carport 1 Bedroom 1.5 1 Carport 2 Bedroom 2.0 2 Carports 3 Bedroom 2.0 2 Carports 4 Bedroom 2.5 2 Carports (1) (1) (1) (1) (1) 4. Patio Homes(2) 1-3 Bedrooms ~.0 2 Car Garage .75 per unit 4 Bedrooms 2.5 2 Car Garage 1 per unit (1) (2) Attached single family and multipte family developments shat[ provide a minimum of .5 per unit open unassigned parking spaces for 4 or mere dwelling units. If a two car enclosed private garage is provided, a guest parking standard of .75 open unassigned spaces per unit shall apply. Required guest parking for Patio Home products must be located within a 200 foot radius measured from the nearest building frontage facing a street, drive or court of the'designated unit which the parking space is intended to serve. (3) Guest/Unassignedparking may be providedonpublic or private streets where adequate right-of- way exists, except in the case of attached and multiple-family developments where guest parking will not be permitted on public streets. ETSPAMEND.ORD