3A Public Hearing 2006 0905 - Laserfiche WebLink

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Landscaping, Walls and Paving The proposed site plan and elevations show the conceptual landscape composition to include a palette containing various trees, flowering shrubs, vines and ground covers for the project. The private rear yard areas for the individual units would be landscaped by the future property owner. The applicant has stated that the perimeter of the subject property and the separation of the proposed backyard areas would be improved with new solid wood fencing approximately seven feet tall. The proposed plans also include the use of colored concrete with tooled joints and a colored-stamped concrete to enhance the appearance of the driveway. STAFF ANALYSIS Land Use / Densitv The General Plan Land Use Map designates the subject property for Residential High Density use. The Zoning Map is consistent with the General Plan and designates the property as a Multi- Family (RM}.District. The proposed rezoning of the project site from RM1800 Residential Multi-Family to RM2500(PD) Residential Multi~Family, Planned Development Overlay District will subject any proposal on the property to the City's discretionary review process, which will ensure that the new development will be compatible with the existing area. As proposed with six units, the overall site density would equate to approximately 17.5 units per acre (six units on 15,000 square feet, or one unit per 2,500 square feet). The existing RM1800 zoning could permit a density of24 units per acre, or up to eight units on the subject property. The project would conform to the General Plan mentioned above since RM2500 is conditionally compatible with the Residential High Density designation. In addition, the densities assigned to the General Plan land use designations are not minimums, therefore decreasing the on-site density would not make the project inconsistent. Staff believes that a medium density and detached residential development would be considerably more compatible than a high density development proposal. A medium density proposal would bring slightly lower impacts of traffic generation. The detached unit design lessens any impact of the project appearing overdeveloped to the adjacent residential area with less bulk and mass than a larger building with a greater number of units and being attached to one another. Reasons for Planned Development The proposal requires the division of property into single-family parcels with less area than the 5,000 square-foot minimum requirement (Zoning Code Section 2-530). Also inherent to small lot single-family residential development, there will be shallow setbacks. In this case, the side yards between the units are four feet, six inches where five feet is the minimum required. The rear yards have a setback of 10 feet, where the 15 feet is the minimum required Zoning Code Section 2-542 F.). The planned development will request exceptions to these minimum requirements listed in the Zoning Code. Planning Commission Staff Report PLN2005-00 141 June 8, 2006 Page 4 of9