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HomeMy WebLinkAboutStaff Report 179-05chapter. A list of corrections (errata sheet) to the LDR chapter following thecomrnunity meetings are included as Attachment B. The revised Low Density Residential Chapter (Attachment A) reflects the changes recommended by the PTC. Revisions from existing ordinance language and requirements are highlighted in a strikethrough/underlined format. A Summary Table of Key Revisions (provided to Council members under separate cover and available to the public on the ZOU website) outlines the changes from current requirements and highlights those areas where changes are different than those already discussed and recommended in the R-I chapter. Changes resulting from the discussion of applicable R-I issues would also be reflected in the LDR chapter as well. In particular, the following issues in the LDR zones should be modified pursuant to the R-I discussions. Second Stories on Substandard Lots The proposed provisions for the R-2 district include regulations on substandard lots similar to those for the R-I zone, including allowing for second story homes, subject to the Individual Review process. For the R-I zone, staff has offered an alternative to allow second stories, but with a maximum of 24 feet in height and only on lots with widths of30 feet or greater. If this or another alternative are adopted for R-I, staff recommends that the same requirement be applied to R-2 substandard lots. Second Dwelling Units in R-2 and RE Districts The proposed ordinance would, similar to the R-I revisions, allow for small (450 square feet or less) second units in the R-2 District on lots of 6,000 to 7,500 square feet, consistent with the recommendation for R-I lots of that size. If the minimum lot size in R-I is increased to 7,000 square feet, staff recommends that such change not apply in R-2, so that small units would still be allowed on 6,000 square foot lots. The basis for this recommendation is that R-2 lots are generally intended to accommodate two units and staff believes that small second units are consistent with this district and the desire to encourage additional second units. Recommendations for second units in the RE district would allow for small second units (450 square feet or less) on lots smaller than one acre in size, but larger than 7,500 square feet. Any changes to the R-I chapter should not affect this recommendation. Maximum Lot Sizes/Lot Mergers The LDR chapter includes the creation of maximum lot sizes in the R-2 and RMD zones that are just less than twice the minimum lot size to discourage lot mergers that could result in the reduction of potential housing units in the City and would protect against construction of larger homes (after the lot merger) that could be out of character for the neighborhood. Exceptions are provided for cases where lot mergers are required to eliminate nonconformities and to allow for lot mergers that do not reduce the number of lots or potential housing units. These provisions are intended to implement Housing Element Program H-5 and are virtually identical to those proposed in the R-I chapter. If the R-I requirements are modified, the R-2 and RMD provisions should be revised accordingly. CMR: 179:05 Page 2 of3 ATTACHMENT A Chapter 18.10 LOW-DENSITY RESIDENTIAL DISTRICTS Sections: 18.10.010 Purposes 18.1 0.020 Applicable Regulations 18.10.030 Land Uses 18.10.040 Development Standards 18.10.050 Permitted Encroachments, Projections and Exceptions 18.10.060 Parking 18.10.070 Second Dwelling Units 18.10.080 Accessory Uses and Facilities 18.10.090 Basements 18.10.100 Standards for Agricultural Uses 18.10.110 Home Improvement Exceptions 18.10.120 Architectural Review 18.10.1 ~ 0 Historical Review 18.10.140 Neighborhood Preservation Combining District (NP) Standards 18.1 0 .l.QHO·--\CGft'falan*dH-faaltflheffir=eedH-+U:I-Sseses 18.10.010 Purposes Three low-density residential districts are defined in this chapter. Requirements for the Single Family Residential CR-l) District and related subdistricts and combining districts are included in Chapter 18.12. The specific purpose of each low-density residential district is stated below: . (a) Residential Estate District [RE] The RE residential estate district is intended to create and maintain single-family living areas characterized by compatibility with the natural terrain and native vegetationve environment. The RE district provides locations for residential, limited agricultural, and open space activities most suitably located in areas of very low density or rural qualities. Second Accessory dwelling units and ether accessory structures or buildings are appropriate where consistent with the site and neighborhood character. Community uses and facilities should be limited unless no net loss of housing units would result. (b) Two Family Residential District [R-2] The R-2 two-family residence district is intended to allow a second dwelling unit under the same ownership as the initial dwelling unit on appropriate sites in areas designated for single-family use by the Palo Alto Comprehensive Plan, under regulations that preserve the essential character of single-family use. Community uses and facilities should be limited unless no net loss of housing would result. 18.10.040 Development Standards (i) Second story additions or new two-story structures are subject to the Single Family Individual Review guidelines and review process described in Section 18.12.110. (ii) Forlots less than 50' in width, the required street side setback shall be 10 feet. (iii) Site coverage for a two-story structure: 40%. ~Nothing in this subsection (c) shall affect or otherwise redefine the provisions of Section 18.88.050(a) as to whether a substandard lot may be used as a lot under this title. (2)' Flag Lots (A) A flag lot shall be defined as set forth in Section 18.04.84(B). (B) Flag Lot Development Standards: (i) The maximum height shall be 17 feet, as measured to the peak of the roof . .GiL There shall be a limit of one habitable floor. Habitable floors include lofts, mezzanines, and similar areas with interior heights of five feet (5') or more from the roof to the floor, but shall exclude basements and shall exclude attics that have no stairway or built-in access. The chief building official shall make the final determination as to whether a floor is habitable. (iii) Front Setback: 10 feet. Flag lots are not subject to contextual front setback requirements. (iv) Flag lots are not subject to contextual garage placement requirements. (c) Maximum Lot Sizes in R-2 and RMD Districts This provision limits the potential for lot combinations with a net loss of housing stock and resultant homes that would be out of scale with homes in the surrounding neighborhood. In the R-2 and RMD districts, no new lot shall be created equal to or exceeding two times the minimum lot size prescribed for the district, as prescribed in Table 2. Lots larger than the prescribed maximum size are permitted only under the following circumstances: (i) where a Village Residential land use is approved concurrent with the new lot, resulting in no net loss of housing on the site(s); (ii) where underlying lots must be merged to eliminate nonconformities and no net loss of housing units would result; and (iii) where an adjacent substandard lot ofless than 25 feet in width is combined with another lot, resulting in no net loss of housing units on the site. 6 18.10.050 Permitted Encroachments, Proiections and Exceptions (d) Garage Doors in R-2 District ',In the R-2 district, for garages located within 50 feet from a street frontage, on lots less than 75 feet in width, the total combined width of garage doors which faee-.are parallel to the street at an angle of 90 degrees shall not exceed 20 feet. (e) Special Setbacks \ Where applicable, setback lines imposed by a special setback map pursuant to Chapter 20.08 of this code shall be followed for the purpose of determining legal setback requirements. (1) Certification of Daylight Plane Compliance Upon request by the building official, any person building or making improvements to a structure in the low density residential districts shall provide a certification that the structure, as built, complies with the daylight plane provisions in subsection (a). Such certification shall be prepared by a licensed engineer, architect, or surveyor, and shall be provided prior to frame inspection. (g) Ligbting in R-2 District In the R-2 district, recreational and security lighting shall be permitted only so long as the lighting is shielded so that the direct light does not extend beyond the property where it is located. Free-standing recreational and security lighting, installed on or later than March 11, 1991, shall be restricted to twelve feet 02') in height. (b) Location of SenrieeNoise-Producing Equipment All noise-producing equipment, such as air conditioners, pool equipment, generators, commercial kitchen fans, and similar service equipment, shall be located outside of the front, rear and side yard setbacks. Such equipment may, however, be located up to 6 feet into the street sideyard setback. All such equipment shall be insulated and housed and any replacement of such equipment conforms to these standards where feasible. Where equipment is to be placed in the rear yard setback, and the rear property line abuts a side yard of the adjacent property, the equipment shall be situated a minimum of 6 feet from the rear property line. If visible from off site, shall be screened or fenced from view. If the Director determines that location out ofthe required setbacks is not practical, such equipment enclosthe taken to reduce noise levels to the satisfaction of the Director. All service equipment must meet the City Noise Ordinance, Chapter 9.10. 18.10.050 Permitted Encroachments, Projections and Exceptions The following projections and encroachments into required yards, daylight plane and height are permitted, provided a projection shall not be permitted to encroach into a 7 18.10.050 Permitted Encroachments, Projections and Exceptions special setback, as established by the setback map pursuant to Chapter 20.08 of the Palo Alto Municipal Code, except as noted in (a)(1)(D) below. (a) SetbackIYard Encroachments and Projections (1) Horizontal Additions In the R-2 district and the RMD district, where a single-family dwelling legally constructed according to existing yard and setback regulations at the time of construction encroaches upon present required yards, one encroaching side (first floor wall) of the existing structure at a height not to exceed 12 feet, may be extended in accord with this section. Only one such extension shall be permitted for-a-the life of such building. No such addition shall be pennitted to encroach upon a special setback established by the setback map pursuant to Chapter 20.08 of . the Palo Alto Municipal Code. This subsection shall not be construed to allow the further extension of an encroachment by any building which is the result of the granting of a variance, either before or after such property became part of the city. (A) (B) (C) (D) Front Yard. In cases where the existing setback is less than 20 feet, but at least 14 feet, the existing encroachment may be extended for a distance of not more than 100% of the length of the encroaching wall to be extended; provided, that the total length of the existing encroaching wall and the additional wall shall together not exceed one-half the maximum existing width of such building. Interior Side Yard. In cases where the existing setback is less than 8 feet, but at least 5 feet, the e~isting ~ncroachment may be extended for a distance of not more than 100% of the length of the existing encroachmentencroaching wall to be extended, but not to exceed 20 additional feet. Street Side Yard. In cases where the existing setback is less than 16 feet, but at least 10 feet, the existing encroachment may be extended for a distance of not more than 100% of the length of the encroaching wall to be extended, but not to exceed 20 feet. Special Setbacks. hi cases where a Special Setback is prescribed pursuant to Chapter 20.08 of the Municipal Code, and the existing setback is less than the Special Setback distance, but is at least 14 feet for the front setback or at least 10 feet for the street side yard setback, the existing encroachment may be extended for a distance of not more than 100% of the length of the encroaching wall to be extended, provided that the total length of the existing encroaching wall and the additional wall shall together not exceed one-half the maximum existing width of such building. ill Rear Yard Encroachments for Portions of Homes A portion of a main building that is less than half the maximum width of the building may extend into the required rear yard no more than six feet and with a height of no more than one story, except that a comer lot having a common 8 18.10.050 Permitted Encroachments, Projections and Exceptions rear property line with an adjoining comer lot may extend into the required rear yard not more than ten feet with a height of no more than one story. ill-Allowed Projections (A) Cornices, Eaves, Fireplaces, and Similar Architectural Features For cornices, eaves, fireplaces, and similar architectural features, excluding flat or continuous walls or enclosures of usable interior space, the following projections are permitted: CD A maximum of two feet into a required side yard. Fireplaces in a required side yard may not exceed five feet in width. Fireplaces not exceeding five feet in width may project into a required side yard no more than two feet. (li) A maximum of four feet into a required front yard (iii) A maximum of four feet into a required rear yard (B) Window Surfaces Window surfaces, such as bay windows or greenhouse windows, may extend into a required side or rear yard a distance not to exceed two feet, or into a required front yard a distance not exceeding three feet. The window surface may not extend into any yard above a first story. (C) Detached Storage Structures In addition to the provisions for location of accessory structures under Section 18.12.080 (b), the following further projections are permitted. For structures not over six feet in height or twenty-five square feet in floor area, used exclusively for storage purposes, the following projections are permitted: CD A maximum of two feet into a required side yard (li) A maximum of four feet into a required front yard (iii) A maximum of four feet into a required rear yard (D) Uncovered PorchesPatios tm.d Decks, Stairways, Landings, Balconies, or Fire Escapes For uncovered porches (less than 30 inches above grade), patios, decks, stairways, landings, balconies, or fire escapes the following projections are permitted, provided these projections are not permitted above the first story: CiA) A maximum of three feet into a required side yard (liB) A maximum of six feet into a required front yard (iiiG) A maximum of six feet into a required rear yard 9 18.10.050 Pennitted Encroachments, Projections and Exceptions (E) Canopy or Patio Cover A canopy or patio cover may be located in the required rear yard or that portion of the interior side yard which is more than 75 feet from the street lot line measured along the common lot line. Such canopies shall be subject to the following conditions: CiA) A canopy or patio cover shall not be more than 12 feet in height. (liB) The canopy or patio cover shall b~ included in the computation of building coverage. (iiiG) The canopy or patio cover and other structures shall not occupy more than 50 percent ofthe required rear yard. (ivG) The canopy or patio cover shall not be enclosed on more than two sides. (£6) Pools, Spas, and Hot Tubs (iA) Pools, spas, and hot tubs may extend into a required rear yard a distance not to exceed fourteen feet, provided that a minimum setback of six feet from the property line shall be maintained. (liB) No swimming pool, hot tub, spa, or similar accessory facility shall be located in any portion of a required front or street side yard. miG) No swimming pool, hot tub, spa, or similar accessory facility shall be located closer than six feet from an interior side yard property line. (b) Height and Daylight Plane Exceptions The following features may exceed the height limit established by the specified districts: (1) RE and R-2 Districts: In the RE and R-2 districts, flues, chimneys, and antennas may exceed the established height limit by not more than 15 feet. (2) RMD District: In the RMD district, flues, chimneys, exhaust fans or air conditioning equipment, elevator equipment, cooling towers, antennas, and similar architectural, utility, or mechanical features may exceed the height limit established in any district by not more than 15 feet, provided that no such feature or structure in excess of the height limit shall be used for habitable space, or for any commercial or advertising purposes. (c) Daylight Plane Exceptions The following features may extend beyond the daylight plane established by the applicable district, provided that such features do not exceed the height limit for the district unless pennitted to do so by subsection (b): (1) RE and R':'2 districts: (A) Television and radio antennas; 10 18.10.070 Second Dwelling Units b. Minimum separation from the main dwelling: 12 feet. c. Maximum size of living area: 900 square feet. The second dwelling unit and covered parking shall be included in the total floor area for the site. Any basement space used as a second dwelling unit or portion therof shall be counted as floor area for the purpose of calculating the maximum size of the unit. d. Maximum size of covered parking area for the second dwelling unit: 200 square feet. e. Maximum height: one story and 17 feet. f. The detached second dwelling shall be architecturally compatible with the main residence, with respect to style, roof pitch, color and materials. (0 Required Open Spaee Required open space per d1.velling unit may be 'combined or separate, §o long as a minimam of 200 square feet is directly accessible from each unit, and provided, further, for the purposes ofthis requirement, usable open space shall not include any required front or street side yard. 4. Street Access The second dwelling unit shall have street access from a driveway in common with the main residence in order to prevent new curb cuts, excessive paving, and elimination of street trees. Separate driveway access may be permitted by the Zoning Administrator upon a determination that separate access will result in fewer environmental impacts such as excessive paving, unnecessary grading or unnecessary tree removal, and that such separate access will not create the appearance, from the street, of a lot division or two-family use. 5. Parking The following parking criteria apply to both detached and attached second dwelling units: a. Two parking spaces shall be provided for each second dwelling unit, with at least one of the spaces being covered; provided, however, that if the floor area of the second dwelling unit is 450 square feet or less, only a single parking space is required, and it maybe covered or uncovered. b. Additional parking for the second dwelling unit shall be screened to off site views by means of yegetation or fencing. Such parking shall be located out of required front setbacks and not closer than 15 feet from the street in a street side setback. New parking areas created in the street side setback shall be of permeable materials if required by the Planning Director. 14 18.10.080 Accessory Uses and Facilities 18.10.080 Accessory Uses and Facilities Accessory uses and facilities, as referenced in Section 18.10.030, shall be permitted when incidental to and associated with a permitted use or facility in the R-E, R-2, or RMD districts, or when incidental to and associated with an allowable and authorized conditional use therein, subject to the provisions below and of Chapter 18.88 of this Title. (a) Types of Accessory Uses Accessory uses and facilities include, but are not limited to, the following list of examples; provided that each accessory use or facility shall comply with the provisions of this title: (1) Residential garages, carports, and parking facilities, together with access and circulation elements necessary thereto; (2) Facilities for storage incidental to a permitted use; and (3) Recreational uses and facilities for the use and convenience of occupants or employees,or guests thereof, of a principal use or facility; (b) Location and Development Standards Except as otherwise provided in this section, accessory buildings shall at all times be located in conformance with requirements for principal buildings, and shall not be located in any required front, side, or rear yard. See Section 18.10.050(a)(3)(C) for allowed encroachments for small storage structures. Accessory buildings may be located in a required interior yard subject to the following limitations: (1) An accessory building shall not be used for living and/or sleeping purposes unless the building was legally constructed for or was legally converted t6 living and/or sleeping purposes prior to October 13, 1983. (2) An accessory building shall not be located in a required front yard, required street yard, or required rear yard of a through lot. (3) An accessory building shall not be located in a required interior side or rear yard unless the building is at least seventy-five feet from any property street line adjacent to a street, measured along the respective lot line. Provided, on comer lots, accessory buildings including detached garages and carports may be located in the rear yard iflocated at least 75 feet from the front street and at least 20 feet from the side street property lines. (4) Accessory buildings located within a required interior yard as permitted by this section shall be subject to a maximum height established by a daylight plane beginning at a height of eight feet at the property line and increasing at a slope of one foot for every three feet of distance from the property line, to a maximum height of twelve feet. 15 18.10.110 Horne Improvement Exceptions (E) the owner provides satisfactory evidence to the planning division director prior to issuance of a building permit that any features or portions of features that extend into a required side or rear yard will not be harmful to any mature trees on the subject property or on abutting properties; (E) such features have either a drainage system that meets the requirements of the public works department or are substantially sheltered from the rain by a roof overhang or canopy of a permanent nature; (G) any roof overhang or canopy installed pursuant to subsection (E) is within and is counted toward the site coverage requirements established in Section 18.1 0.040; (H) such areas are architecturally compatible with the residence; and CD such areas are screened to off site views by means of landscaping and/or fencing as determined appropriate by the zoning administratorplanning director. IS.10.100 Standards for Agricultural Uses In the RE district, agricultural use shall be allowed subject to the following regulations: (a) Keeping and Raising of Livestock. Keeping and raising of livestock, poultry, or other animals may be conducted accessory to a residential use, and raising of animals for commercial purposes is prohibited. (b) Required Site Area for Keeping of Livestock. (1) At least 21,528 square feet (0.5 acre) of site area shall be required for each horse, mule, donkey, cow, steer or similar livestock. (2) At least 21,528 square feet (0.5 acre) of site area shall be required for each three goats, hogs, sheep, or similar livestock. (c) Location of Livestock Facilities. Barns, stables, sheds, chicken houses, and other similar facilities for the shelter and feeding of animals, exclusive of domestic household pets, shall be located a minimum of 40 feet from any lot line (property line), and shall be located a minimum of 40 feet from any dwelling or guest cottage. IS.1 O.II..;;..O ___ ....;;H=o=m;;.;;e;...;I=m=..;;.p.;;...ro;;;..v.;..;e;;;.;;;m=e.;;...n;;;.t;..;E=x..;;..ce;;..!p<;;...;t..;;..io;:;..;;n=s Horne Improvement Exceptions may be granted for existing single-family residences in the R-E, R-2, and RMD districts, pursuant to the provisions of Section 18.12.120 CR-l Chapter). 18 18.10.120 Architectural Review 18.1 O.12.;;;.O ___ ..::..;A=r...;;;;c=h=it=ec=t=u~ra=I:....;:R=e~v;...:.i.=...ew:...:.. Architectural Review, as required in Chapter 16.48 of Title 16 of the Municipal Code, is required in the R-E, R-2, and RMD districts whenever three or more adjacent residential units are intended to be developed concurrently, whether through subdivision or individual applications. Architectural review is also required for second dwelling units of more than 900 square feet, when located in the Neighborhood Preservation Combining District (NP). 18.1 O.13.;;;.O---' __ ....;:H=is;.;;.to=r:....:i~ca=.:I::....;:R=ev..:....:i:..=;e...:..:w:....;a=.:n:.:.;d::::...,;::.I:.::.nc.;:;.;e;;..;;n.;;.::t;.;..iv:....;:e=s Historic home review, as required in Chapter 16.49 of Title 16 of the Municipal Code, is required in the R-E, R-2, and RMD low density residential districts for alterations or modifications to any residence designated on the City's Historic Inventory as a Category 1 or Category 2 historic structure as defined in Section 16.49.020 ofthe Municipal Code or any contributing s~ructure located within a locally designated historic district. Exemptions to gross floor area requirements are available for historic homes pursuant to the definition of Gross Floor Area in Section 18.04.65(C2). Home Improvement Exceptions provide for additional square footage and certain other exceptions for historic homes pursuant to Section 18.12.120 (R-1 Chapter). . . 18.10.14.;;;.O ___ ....;:N;...;..;;;.;ei:.=go.;;;;h;.;;;b~o..:..rh:.::.o=o;;;;.;d=--..;:;P...:.r-=e.:::.;se;;..;;r'--':.v-=a;.:;;ti:..;:o~n:....;C=o::.:;m::..:;b:...::.in::.:;I;;.;;.·n;.,l:go....;D=is;;..::t.=...;ri;.;;;c..:..t..1,;:(N~P) (a) Purpose & Applicability. The neighborhood preservation combining district is intended to modify the regulations of the RMD two unit multiple-family residential district areas where it is deemed essential to maintain the visual and historic character of existing neighborhoods. The combining district is intended to foster retention of existing single-family structures, to foster additions to existing properties without demolition of sound residential structures, and to assure compatibility of design of new residential units with existing structures on the same or surrounding properties. Properties in the (NP) combining district are subject to the following regulations: (b) Design Review (1 ) Purposes The purpose of design review of properties in an (NP) combining district is to achieve compatibility of scale, silhouette, fa!(ade articulation, and materials of new construction with existing structure on the same property or on surrounding properties within a combining district. (2) Design Review Required For properties on,which two or more residential units are developed or modified, design review and approval shall be required by the architectural review board in compliance with procedures established in Chapter 16.48 for any new development or modification to any structure on the property and for 19 18.1 0.140 Neigh~o site amenities. No design review is required for construction of or modifications to single-family structures that constitute the only principal structure on a parcel ofland. No design review is required for construction of second dwelling units on a parcel except when the second unit exceeds 900 square feet in size. (3) Design Review Guidelines The architectural review board shall, at its discretion, develop specific design review guidelines for each specific area to which this combining district is applied. (£b) Exceptions to Development Standards (1) . Applicability Subject to the provisions of Section 18.35.030 and Chapters 18.67 through 18.81 and the general purposes of this title to foster retention of existing single-family structures and to maintain the existing historic and general character of the neighborhood, the zoning administrator planning director may grant exceptions to site development regulations (except limitations on residential density), parking regulations, and from the special setback requirements of Title 20 applicable to the underlying zone district where combined with the neighborhood preservation (NP) combining district. This exception procedure is the exclusive procedure for procuring an exception to development standards in the NP combining district. It is not necessary for the property owner to obtain a variance (2) Findings The zoning administrator may only grant an (NP) District Exception if, from the application or the facts presented at the public hearing, he finds: (A) The granting of the exception will facilitate the preservation of an existing residential structure on the same property and will be of benefit in maintaining the existing historic and general character of the surrounding neighborhood, and (B) The granting of the application will not be detrimental or injurious to property or improvements in the vicinity and will not be detrimental to the public health, safety, general welfare, or convenience. (3) Conditions In granting NP District Exceptions, reasonable conditions or restrictions may be imposed as deemed appropriate or necessary to protect the public health, safety, general welfare, or convenience, and to secure the purposes of this title. (4) Procedures Please refer to Chapters 18.76 and 18.77 for further information regarding the procedures applicable to requests for exceptions. 20 18.12.160 Grandfathered Uses 18.12.16tf-O ----\:-Grlr"HatflBi:ldflfaHtflheJerFte~dHU~Sste~s [Grandfathered and other nonconforming uses will be relocated and addressed in the Nonconforming Uses and Noncomplying Facilities chapter of the Code. 21 Zoning Ordinance Update Other LDR Districts (RE, R-2, RMD) Errata Sheet March 2005 ATTACHMENT B 1) Page 2 & 3, 18.10.030 Permitted and Conditional Use table: Reference added to 2nd row and bottom of table to indicate "P = permitted, CUP = conditional use permit required" 2) Page 4&5, 18.10.040 Table 2 Development Standards Summary Table: Added footnote regarding R-2 District floodzone heights and daylight plane, allowing increase for Y2 the increase in elevation required to reach base flood elevation, up to 33' maximum for height, and similarly up to 3' increases for measuring daylight planes. '3) Page 7, 18.10.040 Development Standards (h) Change Title from "Service Equipment" to "Noise-Producing Equipment" consistent with other language in the code. 4) Page 12, 18.10.060 (c) (2) parking, change "street line" to "property line" when referring to'location of parking space in relation to streetside property line . . 5) Page 16, 18.10.080 Accessory Uses (b) Location (5), add for clarification that "When located within a required interior yard as permitted by this section", no such accessory building shall have more than two plumbing fixtures. 6) Page 19, 18.10.130 Historical Review and Incentives, add "as defined in Section 16.49.020 of the Municipal Code" and "any contributing structure" to make language regarding historic resources consistently read, "any residence designated on the City's Historic Inventory as a Category 1 or Category 2 historic structure as defined in Section 16.49.020 of the Municipal Code or any contributing structure located within a locally designated historic district. "