a. Form of Application. An application for a project approval shall be completed on a form provided by the planning department.

b. Administrative Approval. Administrative approval is ministerial in nature and is conducted at the staff level under the general direction of the community development director without notice or hearing. A community meeting prior to filing an application is encouraged but not required. Approval shall be granted by the planning department only when the permit application contains sufficient information for the planning department to verify that the proposed use will be consistent with the standards outlined in this subsection. No building, grading or other construction permit shall be issued by the responsible department until the administrative approval process has been conducted by the planning department. Projects that comply with the requirements shall be permitted by right. Compliance with the requirements of this section shall not, however, waive any additional requirements for compliance such as an application for a lot line adjustment, merger of parcels, or subdivision in conjunction with approval of an application. A separate application for the lot line adjustment, merger of parcels, or appropriate subdivision map shall proceed in accordance with Title 16.

c. Approval. The community development director shall approve any application if it complies with all requirements of this section.

d. Notice of Decision. A notice of decision shall be sent to both the applicant and the applicant’s representative (as shown on the application) via first class mail and postage prepaid or email and shall be provided via either of those methods to any person who has made a written request for a copy of the decision. The decision of the community development director shall be final and conclusive.

e. Expiration of Administrative Review. Within two years of the date of approval by the community development director, commencement of construction shall have occurred or the approval shall become null and void. A one-year extension may be granted by the community development director for good cause if the project is compliant with the original approval.

a. An application for a project pursuant to this section may apply for a density bonus in accordance with California Government Code Section 65915, as may be amended. At the discretion of the applicant, the incentives provided pursuant to the AHO may be combined with the incentives provided pursuant to state density bonus law.

b. Illustrative Calculation. By way of example, for illustrative purposes only, where a proposed site consists of one-half acre of land and is proposed to be developed with a total of fifteen dwelling units, the base density, affordable unit distribution and density bonus under state density bonus law (if requested) would be calculated as follows:

c. In calculating the required number of units, fractional units of one-half or above shall be rounded up to a whole unit.

a. Each lot or parcel of land shall have a minimum residential density of thirty dwelling units per acre. Maximum density for the development shall be thirty-five dwelling units per acre, except for projects proposed along Reservation Road or Del Monte Boulevard, which shall be a maximum fifty dwelling units per acre. Any new residential development otherwise allowed by the underlying zoning district must be at a minimum density of twenty units per acre.

b. Affordable Housing Requirement.

a. Total Open Space Required. The minimum area of open space required for the development shall be a total of fifteen percent for sites one acre or greater and ten percent for sites less than one acre. A portion of all of the required usable open space shall be private as provided by this section; otherwise it shall be shared in common.

b. Building Height. Maximum building height for residential buildings shall be forty-two feet, except for projects proposed along Reservation Road or Del Monte Boulevard, which shall be forty-eight feet.

c. Minimum Building Site Area. Building site area shall be a minimum of six thousand square feet.

d. Site Coverage. No requirement.

e. Setbacks.

f. Parking. Parking requirements for residential uses permitted under this section shall be allowed in accordance with Table 1 below. Where the residential parking standards in Section 17.44.020 may differ, the provisions of this section shall supersede other provisions of the code.

a. Height Transitions From Adjacent Properties. Any portion of a building within twenty feet of the R-1, R-2, or R-3 zone district shall be limited to thirty-five feet in height.

b. Building Orientation. All new or modified buildings shall orient the primary facade to the primary street. Secondary facades shall front side or rear yards. For corner buildings, primary facades shall front both primary streets.

c. Entry Feature. Porch, stoop, terrace, forecourt, or similar entry features are required for all shared residential entrances. Individual entrances to ground-floor units must incorporate a porch, stoop, terrace, walled garden space or private deck.

d. Facade Composition. Building facades shall be arranged in an orderly composition of bays, defined by vertically aligned openings alternating horizontally with solid walls or columns. The pattern shall be visually expressed through the spacing of openings, recesses, eaves, cornices, overhangs, trellises, exposed rafters, columns, or bay windows.

e. Windows. Upper-story windows shall be recessed from the wall surface by a minimum or two inches or shall have surface trim and sills.

f. Building Articulation.

g. Parking Location. Surface parking lots and garages shall be located to the side or rear of buildings or in basements and not adjacent to public roadways. Surface parking shall be prohibited within the front twenty-five percent of the lot depth. Structured parking shall be screened from the primary frontage.

h. Mechanical and Utility Equipment. Mechanical and utility equipment (e.g., heating, cooling, antennas, satellite dishes, air conditioners, transformers, electric and gas meters, junction boxes, or similar equipment) shall be concealed with landscaping, walls, or fencing or, if roof mounted, with mechanical screens or roof wells.

i. Primary Pedestrian Access. Primary pedestrian access to building lobbies shall be provided along the sidewalk or permitted open spaces. Parcels longer than three hundred feet shall be developed with a mid-block pedestrian paseo or open space. Where paseos are utilized, the placement shall emphasize connectivity to other paseos, alleys, or mid-block crossings. Pedestrian paseos may be no less than fifteen feet wide.

j. Privacy.