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HomeMy WebLinkAbout04 PC REPORT SPA 2022-0004 DocuSign Envelope ID:776137C6-B64E-4D6D-8035-990E0617237A I AGENDA REPORT ITEM 94 MEETING DATE: JULY 12, 2022 TO: PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT DEPARTMENT SUBJECT: DOWNTOWN COMMERCIAL CORE SPECIFIC PLAN AMENDMENT (SPA) 2022-0001 APPLICANT: CITY OF TUSTIN 300 CENTENNIAL WAY TUSTIN, CA 92780 SITE ADDRESS: PROPERTY OWNERS: 14042 NEWPORT AVE KIM MICHAEL APNs: 432-074-07,08,09 3701 WILSHIRE BLVD UNIT 820 LOS ANGELES, CA 90010 14002 NEWPORT AVE FEAST FOODS LLC APN: 432-074-06 41760 IVY ST UNIT 201 MURRIETA, CA 92562 1122 EL CAMINO REAL YOON IN SIK AND YOON ANGELA KWANG APN: 432-074-04 13046 DESTINO LN CERRITOS, CA 90703 1142 EL CAMINO REAL JC VETERINARY SERVICES INC APNs: 432-064-04,05,06 1142 EL CAMINO REAL TUSTIN, CA 92780 APNs: 532-064-05 AND STATE OF CALIFORNIA 532-074-02 2501 PULLMAN ST SANTA ANA, CA 92705 LOCATION: DEVELOPMENT AREA 6-C (DA-6C) OF THE DOWNTOWN COMMERCIAL CORE SPECIFIC PLAN (SEE SITE ADDRESSES ABOVE). DocuSign Envelope ID:776137C6-B64E-4D6D-8035-990E0617237A DCCSP SPA 2022-0001 July 12, 2022 Page 2 GENERAL PLAN: DOWNTOWN COMMERCIAL CORE SPECIFIC PLAN (DCCSP) ZONING: DCCSP (SP-12), DEVELOPMENT AREA 6C (DA-6C) ENVIRONMENTAL: THE PROPOSED SPECIFIC PLAN AMENDMENT IS NOT SUBJECT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT ("CEQX-1 CAL. PUB. RESOURCES CODE SECTION 21000 ET SEQ.) PURSUANT TO SECTION 15061(13)(3) OF THE STATE CEQA GUIDELINES (CAL. CODE OF REGS., TITLE 14, SECTION 15000 ET SEQ.) BECAUSE IT CAN BE SEEN WITH CERTAINTY THAT THERE IS NO POSSIBILITY THAT THE ACTIVITY IN QUESTION MAY HAVE A SIGNIFICANT EFFECT ON THE ENVIRONMENT. REQUEST: A REQUEST TO AMEND THE DCCSP (SP-12) TO LIST "LIVE/WORK UNITS"AS AN ALLOWABLE RESIDENTIAL USE IN DEVELOPMENT AREA 6C (DA-6C) SUBAREA. RECOMMENDATION: That the Planning Commission adopt Resolution No. 4453, recommending that the City Council adopt Ordinance No. 1525 approving Specific Plan Amendment (SPA) 2022- 0001 to amend the DCCSP; SP-12 to list "live/work units" as an allowable residential use in DA-6C subarea. APPROVAL AUTHORITY: Government Code Section 65453 requires that a SPA be prepared in the same manner as a General Plan, except that a Specific Plan may be adopted by resolution or ordinance and may be amended as often as deemed necessary by the legislative body. BACKGROUND AND DISCUSSION: The DCCSP planning area (see Figure 1) consists of approximately 220 acres centered around the intersection of Main Street and EI Camino Real in Old Town Tustin. The DCCSP boundaries extend to the parcels on the north side of First Street and the east side of Newport Avenue, south to Interstate 5 (I-5), and west along First Street to State Route 55 (SR-55). The DCCSP includes six (6) Development Areas (DA), with DA-6 further divided into three (3) subareas (i.e., DA-6A, DA-613, DA-6C). DocuSign Envelope ID:776137C6-B64E-4D6D-8035-990E0617237A DCCSP SPA 2022-0001 July 12, 2022 Page 3 IRVINE BLVD H II SECOND ST EE w i r ni -cwosv. una. ti - k TH^TFIEEf rz 1 p Legend DA-1 Development Area 1 DA-4 Development Area 4 NAP Not A Part DA-2 Development Areal DA-5 Development Area S ® PpieC1bodY DA-3 Development Area 3 DA-6 Development Area 6 Figure 1 —DCCSP Planning Area Map, Development Areas, and Project Location Site Location and Description The proposed SPA 2022-0001 covers all properties within DA-6C subarea of the DCCSP. DA-6C subarea is bordered on the northeast by EI Camino Real, on the northwest by Newport Avenue, and on the south by Interstate 5 (1-5). (See Figure 1 and Figure 2). DA-6C subarea is approximately 3.3 acres and encompasses nine (9) parcels. Five (5) properties in DA-6C are improved with three (3) commercial buildings including an existing restaurant with drive-thru (APN 432-074-06), self-service car wash (APN 432- 074-04), and animal hospital (APNs 432-064-04, -05, -06). The remaining parcels are vacant land (APNs 432-074-02, -07-, -08, -09). DA-6C subarea allows a variety of retail, service, office, food service, medical, hospitality, and auto service uses. Residential uses are an allowable use in DA-6C subarea in an integrated mixed-use format, subject to the Residential Allocation Reservation (RAR) discretionary approval process. DocuSign Envelope ID:776137C6-B64E-4D6D-8035-990E0617237A DCCSP SPA 2022-0001 July 12, 2022 Page 4 AR i o e a AElt ar # iaaement,Esrl,HERE,Garf) Figure 2—I Project Site Aerial (DA-6C subarea) Specific Plan Amendment The proposed SPA 2022-0001 consists of a text amendment to the DCCSP to list "live/work units" as an allowable residential use in DA-6C subarea (Figure 3). Live/work units are a permitted use in various areas of the DCCSP; however, "Mixed-use residential" use is currently the only residential use allowed in DA-6C. The City has initiated the proposed SPA 2022-0001 after taking into consideration that DA-6C is irregular in shape, adjacent to the 1-5 freeway, detached and resembles an island from the surrounding areas, and presents development potential challenges. SPA 2022-001 to allow Live/Work within DA-6C would provide flexibility while still achieving the DCCSP goals and objectives. As mentioned, the DCCSP allows for integrated commercial and residential in a mixed- use or live/work setting. There are two (2) basic types of integrated mixed-use development- vertical and horizontal. Vertical mixed-use occurs when the residential use is located above the ground floor commercial use. Horizontal mixed-use occurs when a residential use is located on the first floor in a separate building from commercial use, but on the same parcel. Typically, a mixed-use development would have separate commercial components from the residential units including their entrances, parking and amenities. On the contrary, live/work unit typically is a single unit consisting of both a commercial/office and a residential component that is occupied by the same resident. The DCCSP has one (1) live/work unit project called Prospect Village located at the northwest corner of Prospect Avenue and Main Street. Although the Prospect Village live/work unit project was approved and built prior to the adoption of the DCCSP, it DocuSign Envelope ID:776137C6-B64E-4D6D-8035-990E0617237A DCCSP SPA 2022-0001 July 12, 2022 Page 5 provides for an example of vertical mixed-use project with commercial uses on the ground floor. Live/work units are subject to the provisions applicable to vertical mixed-use, are prohibited on principal streets, and only allowed on non-principal streets per the DCCSP Table 5.1 , Footnote 4 (see Figure 3). EI Camino Real, east of Newport Avenue, is identified as a non-principal street, while Newport Avenue, north of the 1-5 is identified as a principal street. Mixed-use is encouraged along EI Camino Real due to lower traffic volumes. If the proposed amendment to DCCSP is approved, live/work units would be appropriate along EI Camino Real in a vertical mixed-use format. The proposed SPA 2022-0001 to allow live/work units as a permitted use in DA-6C would encourage different types of integrated commercial and residential development, but still maintain a mixed-use environment to provide for a well-balanced land use pattern that accommodates existing and future needs for housing with commercial uses on the ground floor. SPA 2022-0001 is consistent with the General Plan in that it would encourage compatible and complementary residential development to meet regional housing needs where best suited from the standpoint of existing and future development in the area, accessibility, transportation and public facilities. SPA 2022-0001 would also provide a discretionary process for consideration of high quality, integrated vertical mixed use and residential development. The proposed SPA would amend Section 5.2 — Table 5.1 and would read as follows: Table 5.1 — Residential Permitted Use Table Table 51-Residential Permitted Use Table DCCSP DESIGNATIONS LAND USE DM (1) (2) (3) (4) (5J 0r UC CI MF MH foot- no� Corresponding DA Number - - c c d e i o¢ a¢ ort a Bd RESIDENTIAL R—id-1411 in historic."ii91e-famiy P _ P - t r'o-ces Multifamily residential - - - - - - - - R - 2 3 Mixed-.,se-'ii al R R R R R R -- -- -- - Liverwork units -- -- R R R R - -- -- -- 4,5 Mobil 1—parks -- -- -- -- -- -- -- -- -- P Key. P Permitted Use requires Design Review In oompllarnce with Crapter 6,Admmis:ration and Implementation Plan. R Requires discretionary app•oval of a Residential Allocation Reservation in compliance with Chapter 6, Administration and Implementation Plar_ - Prohibited Use. Fcotnotns- 1. See DCCSP Sectlor 3 2.1 of Special Use Rssfncbone 2. Parcels Bsisiing al the tin-,of adoption of the DCCSP within the MF land use designation are permitted one residential unit by right,subject to TCC Section 7262,Desigr Reviewprovided the unk is deducted from the residential bank(refer to Chapter 6). 3. See DCCSP Section 3.22 of Special Use Restrictions and Ordinance 1472 for approved Ventage multi-family esidential project in Multi-Femdy(MF). a. Prohl aired on principal streets only avowed or,ran-principal StreetS(refer to Figure 2.3,Principal or Non- Principal Streets)and subject to the Development Standards,Design Criteria,Entitlement Processing and Redo rec Find.ngs applicable to verlica nixed Use. 5. See UCCSP Sectlor 3.2.2 of Special Use Restrictions and Ordinance 1361 far allowable uses within Prospect Village tiveiwork project. Figure 3—Specific Plan Amendment DocuSign Envelope ID:776137C6-B64E-4D6D-8035-990E0617237A DCCSP SPA 2022-0001 July 12, 2022 Page 6 Senate Bill No. 330 SPA 2022-0001 is consistent with Senate Bill 330, which prohibits a county or city from enacting a development policy, standard, or condition that would have the effect of changing the land use designation or zoning of a parcel or parcels of property to a less intensive use or reducing the intensity of land use within an existing zoning district below what was allowed under the General Plan or Specific Plan Land Use designation and zoning ordinances of the county or city as in effect on January 1, 2018. The zoning in effect on January 1, 2018 for all properties in the current DA-6C subarea were commercially zoned, which allowed a mix of commercial and office uses, but did not allow residential uses or mixed-use residential uses, which are now allowed with the adoption of the DCCSP in July of 2018. The proposed amendment to DCCSP will not reduce the intensity of land use within the existing DCCSP DA-6C subarea. Native American Tribal Consultation Pursuant to California Government Code Section 65352.3 (Senate Bill 18), the City followed the statutory Native American tribal consultation requirements by obtaining a tribal consultation list from the Native American Heritage Commission (NAHC) and notifying representatives of the fifteen (15) identified Native American Tribes of SPA 2022-0001 . To date, City staff has not received request for consultation from any of the tribal representatives in response to this tribal consultation notice. NOTICING: A public notice was published in the Tustin News on June 30, 2022, and posted to the project site by July 1 , 2022. Notices were mailed to property owners within DA-6C and within 300 feet of DA-6C subarea by July 1, 2022. ENVIRONMENTAL: On June 19, 2018, the Tustin City Council adopted Resolution No. 18-24 adopting and certifying the Final Environmental Impact Report for the DCCSP project. The proposed SPA is not subject to the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) of the State CEQA Guidelines (Cal. Code of Regs., title 14, Section 15000 et seq.) because it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment. CONCLUSION: Analysis of SPA 2022-0001 has determined that the proposed amendment would retain the integrity of the DCCSP, provide flexibility while adding live/work units as an allowable residential use in DA-6C subarea. Findings to support the request have been included in Resolution No. 4453. Accordingly, staff recommends that the Planning Commission recommend that the City Council approve the proposed SPA 2022-0001 to the DCCSP. DocuSign Envelope ID:776137C6-B64E-4D6D-8035-990E0617237A DCCSP SPA 2022-0001 July 12, 2022 Page 7 DocuSigned by: DocuSigned by: E 48DE9B3EB4D246F... 2E IAE588F82047F... Leila Carver Irma Huitron Senior Planner Consultant Assistant Director DocuSigned by: -�. 0"-04W C ED45DA2623B54A5... Justina L. Willkom Community Development Director Attachments: A. Location Map B. Resolution No. 4453 Exhibit A - Draft Ordinance No. 1525 ATTACHMENT A LOCATION MAP ATTACHMENT A uee A ti-r;,,a " jit, illi"T, FELIA Pr or Its- Al + 114. k Y i i �.1 Q N 300 x; 0 Feet p,r Source ESRI,City of TLIStill a• �• Fix . : O . ATTACHMENT B RESOLUTION NO. 4453 • EXHIBIT A - DRAFT ORDINANCE NO. 1525 RESOLUTION NO. 4453 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, RECOMMENDING THAT THE TUSTIN CITY COUNCIL APPROVE SPECIFIC PLAN AMENDMENT (SPA) 2022- 0001 TO AMEND THE DOWNTOWN COMMERCIAL CORE SPECIFIC PLAN (DCCSP; SP-12) TO LIST "LIVE/WORK UNITS" AS AN ALLOWABLE RESIDENTIAL USE IN DEVELOPMENT AREA 6C (DA-6C) SUBAREA. I. The Planning Commission finds and determines as follows: A. That a Specific Plan Amendment (SPA) 2022-0001 was initiated by the City to amend the Downtown Commercial Core Specific Plan (DCCSP; SP- 12) to list "live/work units" as an allowable residential use in Development Area 6C (DA-6C) subarea. B. That the purpose of the DCCSP, adopted on July 3, 2018 by Ordinance No. 1497, is to allow residential development on commercially zoned properties. Residential uses are an allowable use in DA-6C subarea in an integrated mixed-use format, subject to the Residential Allocation Reservation (RAR) discretionary approval process. C. That Mixed-use and Live/work uses are allowed within various Development Areas of the DCCSP as identified in the Specific Plan document. While mixed use is permitted in DA-6C, Live/Work is listed as prohibited use. Live/work residential uses are allowed and have been built in other Development Areas of the DCCSP. D. That DA-6C is irregular in shape, adjacent to freeway, detached and resembles an island from the surrounding areas, and presents development potential challenges. SPA 2022-001 to allow Live/Work within DA-6C would provide flexibility while still achieving the DCCSP goals and objectives. E. That SPA 2022-0001 is consistent with Senate Bill 330, which prohibits a county or city, from enacting a development policy, standard, or condition that would have the effect of changing the land use designation or zoning of a parcel or parcels of property to a less intensive use or reducing the intensity of land use within an existing zoning district below what was allowed under the general plan or specific plan land use designation and zoning ordinances of the county or city as in effect on January 1, 2018, in that the zoning of the properties in effect on January 1, 2018 were commercially zoned, which allowed a mix of commercial and office uses, but did not allow residential uses or mixed-use residential uses, which are now allowed with the adoption of the DCCSP in July of 2018. SPA 2022- 001 will not change the density or intensity of the DA-6C subarea. Resolution No. 4453 SPA 2022-0001 Page 2 F. That SPA 2022-0001 complies with the Tustin General Plan, in that adding Live/work units as a permitted residential use in DA-6C complies with the following goals, policies, and special management areas: Land Use Element Goal 1 : Provide for a well-balanced land use pattern that accommodates existing and future needs for housing, commercial and industrial land, open space and community facilities and services, while maintaining a healthy, diversified economy adequate to provide future City services. Policy 1 .1 : Preserve the low-density quality of Tustin's existing single- family neighborhoods while permitting compatible multi-family development to meet regional housing needs where best suited from the standpoint of current development, accessibility, transportation and public facilities. Policy 1 .5: Encourage compatible and complementary infill of previously by-passed parcels in areas already predominately developed. SPA 2022-0001 complies with the Tustin General Plan Land Use Element Goal 1 , in that adding Live/work units as a permitted mixed-use residential use in DA-6C would encourage compatible and complementary residential development to meet regional housing needs where best suited from the standpoint of existing and future development in the area, accessibility, transportation and public facilities. The proposed addition of Live/work units would encourage different types of housing, but also maintain a mixed- use environment to provide for a well-balanced land use pattern that accommodates existing and future needs for housing with commercial uses on the ground floor. G. That on July 12, 2022, a public hearing was duly called, noticed, and held for SPA 2022-0001 by the Planning Commission. H. The Planning Commission finds that the proposed SPA is not subject to the California Environmental Quality Act ("CEQX-I Cal. Pub. Resources Code Section 21000 et seq.) pursuant to Section 15061(b)(3) of the State CEQA Guidelines (Cal. Code of Regs., title 14, Section 15000 et seq.) because it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment. II. The Planning Commission hereby recommends that the City Council adopt Ordinance No. 1525 approving SPA 2022-0001 attached hereto as Exhibit A, to Resolution No. 4453 SPA 2022-0001 Page 3 amend the DCCSP (SP-12) to list "live/work units" as an allowable residential use in Development Area 6C (DA-6C) subarea. PASSED AND ADOPTED by the Planning Commission of the City of Tustin at a regular meeting on the 12th day of July, 2022. DAVE J. MELLO, JR. Chairperson JUSTINA L. WILLKOM Planning Commission Secretary STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, Justina L. Willkom, the undersigned, hereby certify that I am the Planning Commission Secretary of the City of Tustin, California and that Resolution No. 4453 was duly passed and adopted at a regular meeting of the Tustin Planning Commission held on the 12th day of July, 2022. PLANNING COMMISSIONER AYES: PLANNING COMMISSIONER NOES: PLANNING COMMISSIONER ABSTAINED: PLANNING COMMISSIONER ABSENT: JUSTINA L. WILLKOM Planning Commission Secretary DRAFT ORDINANCE NO. 1525 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUSTIN, APPROVING SPECIFIC PLAN AMENDMENT (SPA) 2022-0001 TO AMEND THE DOWNTOWN COMMERCIAL CORE SPECIFIC PLAN (SP-12) TO LIST "LIVE/WORK UNITS" AS AN ALLOWABLE RESIDENTIAL USE IN DEVELOPMENT AREA 6C (DA-6C) SUBAREA. The City Council of the City of Tustin does hereby ordain as follows: SECTION 1. The City Council finds and determines as follows: A. That a Specific Plan Amendment 2022-0001 was initiated by the City to amend the Downtown Commercial Core Specific Plan (DCCSP; SP-12) to list "live/work units" as an allowable residential use in Development Area 6C (DA-6C) subarea. B. That the purpose of the DCCSP, adopted on July 3, 2018 by Ordinance No. 1497, is to allow residential development on commercially zoned properties. Residential uses are an allowable use in DA-6C subarea in an integrated mixed-use format, subject to the Residential Allocation Reservation (RAR) discretionary approval process. C. That Mixed-use and Live/work uses are allowed within various Development Areas of the DCCSP as identified in the Specific Plan document. While mixed use is permitted in DA-6C, Live/Work is listed as prohibited use. Live/work residential uses are allowed and have been built in other Development Areas of the DCCSP. D. That DA-6C is irregular in shape, adjacent to freeway, detached and resembles an island from the surrounding areas, and presents development potential challenges. SPA 2022-0001 to allow Live/Work within DA-6C would provide flexibility while still achieving the DCCSP goals and objectives. E. That SPA 2022-0001 is consistent with Senate Bill 330, which prohibits a county or city, from enacting a development policy, standard, or condition that would have the effect of changing the land use designation or zoning of a parcel or parcels of property to a less intensive use or reducing the intensity of land use within an existing zoning district below what was allowed under the general plan or specific plan land use designation and zoning ordinances of the county or city as in effect on January 1, 2018, in that the zoning of the properties in effect on January 1, 2018 were commercially zoned, which allowed a mix of commercial and office uses, but did not allow residential uses or mixed-use residential uses, which are now allowed with the adoption of the DCCSP in July of 2018. SPA 2022- 0001 will not change the density or intensity of the DA-6C subarea. Ordinance No. 1525 SPA 2022-0001 Page 2 F. That SPA 2022-0001 complies with the Tustin General Plan, in that adding Live/work units as a permitted residential use in DA-6C complies with the following goals, policies, and special management areas: Land Use Element Goal 1: Provide for a well-balanced land use pattern that accommodates existing and future needs for housing, commercial and industrial land, open space and community facilities and services, while maintaining a healthy, diversified economy adequate to provide future City services. Policy 1 .1 : Preserve the low-density quality of Tustin's existing single- family neighborhoods while permitting compatible multi-family development to meet regional housing needs where best suited from the standpoint of current development, accessibility, transportation and public facilities. Policy 1 .5: Encourage compatible and complementary infill of previously by-passed parcels in areas already predominately developed. SPA 2022-0001 complies with the Tustin General Plan Land Use Element Goal 1 , in that adding Live/work units as a permitted mixed-use residential use in DA-6C would encourage compatible and complementary residential development to meet regional housing needs where best suited from the standpoint of existing and future development in the area, accessibility, transportation and public facilities. The proposed addition of Live/work units would encourage different types of housing, but also maintain a mixed-use environment to provide for a well-balanced land use pattern that accommodates existing and future needs for housing with commercial uses on the ground floor. G. That a public hearing was duly called, noticed, and held on said application on July 12, 2022, by the Planning Commission. Following the public hearing, the Planning Commission adopted Resolution No. 4453 recommending that the Tustin City Council approve SPA 2022-0001 by adopting Ordinance No. 1525. H. That on _, 202_, a public hearing was duly noticed and called concerning SPA 2022-0001 (Ordinance No. 1525), and the public hearing was held by the City Council. I. That SPA 2022-0001 is not subject to the California Environmental Quality Act ("CEQX-I Cal. Pub. Resources Code Section 21000 et seq.) pursuant to Section 15061(b)(3) of the State CEQA Guidelines (Cal. Code of Regs., title 14, Section 15000 et seq.) because it can be seen with certainty that Ordinance No. 1525 SPA 2022-0001 Page 3 there is no possibility that the activity in question may have a significant effect on the environment. SECTION 2. The DCCSP is hereby amended by adding Section 5.2 Residential Permitted Uses — Table 5.1 , to read as provided for in Exhibit 1 . SECTION 3. Severability If any section, subsection, sentence, clause, phrase, or portion of this ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this ordinance. The City Council of the City of Tustin hereby declares that it would have adopted this ordinance and each section, subsection, sentence, clause, phrase, or portion thereof irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases, or portions be declared invalid or unconstitutional. PASSED AND ADOPTED, at a regular meeting of the City Council for the City of Tustin on this _t" day of , 202_. AUSTIN LUMBARD, MAYOR ATTEST: CARRIE WOODWARD, ACTING CITY CLERK Ordinance No. 1525 SPA 2022-0001 Page 4 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss. CITY OF TUSTIN ) CERTIFICATION FOR ORDINANCE NO. 1525 Carrie Woodward, Acting 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. 1525 was duly and regularly introduced and read by title only at the regular meeting of the City Council held on the _t" day of , 202_, and was given its second reading, passed and adopted at a regular meeting of the City Council held on the _tn day of , 202_, by the following vote: COUNCILMEMBER AYES: COUNCILMEMBER NOES: COUNCILMEMBER ABSTAINED: COUNCILMEMBER ABSENT: Carrie Woodward, Acting City Clerk Published: Ordinance No. 1525 SPA 2022-0001 Page 5 Exhibit 1-Proposed Specific Pian Amendment Table 5.1—Residential Permitted Use Table DCCSP DESIGNATIONS LAND USE DM (1) (2) (3) (4) (5) OT DC CI MP MH Se f ot- note Corresponding DA Number e a Q A A oa ,a ,a a ,A ❑ a ❑ o o a❑ ao d❑ o ac RESIDENTIAL Residential in histancsingle-famiy P P — — residences Multifamily residential -- -- -- -- -- — _ -- R Mixed-use residential R R R #RR — -- -- -- Livelwork units -- -- R — -- — -- a,5 Mobile home parks -- -- -- — -- -- P Key. P Permitted Use requires Design Review in compliance with Chapter 6.Administration and Implementation Plan. R Requires discretionary approval of a Residential Allocation Reservation in compliance with Chapter 6, Administration and Implementation Plan. — Prohibited Use Footnotes. 1. See DCCSP Section 3.2.1 of Special Use Restrictions. 2. Parcels existing at the time of adoption of the DCCSP within the MF land use designation are permitted one residential unit by right,subject to TCC Section 7262,Design Review,provided the unit is deducted from the residential bank(refer to Chapter 6). 3_ See DCCSP Section 3 2 2 of Special Use Restrictions and Ordinance 1472 for approved Vintage multi-family residential project in Multi-Family(MF). 4. Prohibited on principal streets;only allowed on non-principal streets(refer to Figure 2.3,Principal or Non- Principal Streets)and subject to the Development Standards,Design Criteria,Entitlement Processing and Required Findings applicable to vertical mixed Use. 5. See DCCSP Section 32.2 of Special Use Restrictions and Ordinance 1361 for allowable uses within Prospect Village livelwork project.