3A Public Hearing 2006 0905 - Laserfiche WebLink

Home

1537 Hays Street; PLN2005-00141 5 September 5,2006 Three-story homes are a relatively new product that provides an alternative single-family housing in the city. Policy 3.04: Promotion of Infill Encourage infill development on vacant or underused sites within residential areas. The site is designated in the General Plan and zoned for multi-family residential. The existing site with one single-family home is underutilized. Permits and/or Variances Granted The proposal complies with all of the RM2500 Multi-Family District requirements such as setbacks, height, and parking with the exception of providing the minimum site area per unit of 2,500 square feet (Z.c. Section 2-528); where the two middle lots would be 2,000 square feet each. The two lots closest to Hays Street would each comprise 2,525 square feet, and the rearmost lots would each comprise 2,975 square feet. The setbacks for the project conform to all the RM2500 District requirements. The front setback meets the minimum requirement of 15 feet, and the rear setback of 24 feet exceeds the minimum requirement of 15 feet. With a 10 foot setback on the northerly side and a 12.5 foot setback on the southerly side, both side yard setbacks exceed the minimum of six feet and an average of 10 feet (Z.C. Section 2-534). In addition, relative to single-family development standards, the proposed small lot single-family development inherently has shallow setbacks between the proposed new buildings. The reduced setbacks however provide sufficient separation for light, air and ventilation, and would meet Building and Fire Codes. The proposed height of the buildings which would be 28 feet to the top wall plate of the third floor and 34 feet to each of the homes' peak is less than the maximum permitted height of 45 feet in the RM2500 District. Staff and the Planning Commission believe that the proposed plan is adequately accessed for vehicles, provides sufficient open space similar to other recent planned developments, and includes appropriate off-street parking for homeowners and visitors. The rezone is considered a reduction in zoning to a less intensive use. For example, the existing RM1800 zoning could permit a density of 24 units per acre, or up to eight units on the subject property. The RM2500 zoning would permit a density of only 17 units per acre, or up to six units on the subject property. Required minimum yard setbacks are identical in both zoning districts and the maximum height standards are 45 feet maximum in the RM2500 and 50 feet maximum in the RM1800. Environmental Review This project to construct six residential units is categorically exempt from the California Environmental Quality Act (CEQA) per CEQA Guideline Article 19, Categorical Exemption, Sections 15303 (b) and 15332. Furthermore, the rezoning is exempt from CEQA, per CEQA Guideline, Section 15061 (b) (3), where it can be seen with certainty that there is no possibility that the rezoning in question may have a significant effect on the environment.