3A Public Hearing 2007 0904 - Laserfiche WebLink

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ST AFF ANALYSIS The proposal under review is a 24-unit multi-family condominium residential project, which is a permitted use in the underlying RM -1800 zoning district. The proj ect requires certain exceptions to the development regulations, specifically variances for a reduced front setback and for the minimum rear landscape area. In addition, the proposal requires a parking exception for the tandem arrangement of the parking in the private garages. Land Use/Zoning The property is zoned Residential Multi-Family (RM-1800), which allows multi-family residential as a permitted use. The maximum allowable density under the RM-1800 designation is 24 units per acre; the proposed unit density of this project at 24 units on the 1.2 acre site is 20 units per acre. Therefore, the project is in conformance with the RM-1800 with regard to both the multi-family use and the established density. Staff believes that the development fits into the context of the surrounding mix of higher density residential and commercial uses. It is adjacent to a single-family tract that is zoned RS, to the rear and north of the site, but the project maintains deep setback separations on those sides. On the Washington corridor, the higher density zoning provides a transition to the commercial shopping center across the street. Variance/Parking Exception Variances are requested by the developer to the minimum front yard setback and for the rear landscaped yards required in the RM-1800 district. For the building's front setback, 10 feet is provided where 15 feet is required. Further, the stairs encroach into the front setback up to the property line on the south side of the site and to approximately five feet from the property line on the north side. For the landscaped yards, the rear landscape setback ranges from three feet, seven inches to eight feet, where a minimum five feet is required. In addition, a parking exception is required to allow for the tandem parking arrangement in the two-car garages for the units. The Zoning Code requires two covered spaces per unit, which are provided in each of the townhouse garage areas, plus 0.25 guest spaces per unit for a total of six additional spaces. The preliminary site plan shows ten uncovered parking stalls for guest parking spaces, which exceeds the minimum requirements. The City's Engineering Department's Transportation staff has reviewed the proposed parking garage, surface parking and site circulation and has found that the proposal meets the City's standard plans and requirements. The tandem parking arrangement is also satisfactory, per the Senior Transportation Engineer's review. The traffic study submitted by the applicant concludes that the proposal to build 24 townhome units where 22 mobile home units were located will not add a significant amount of traffic, nor result in a major change from the previous use. The conclusions ofthe traffic study have been reviewed and confirmed by City Transportation staff. Board of Zoning Adjustments Staff Report PLN2006-00043 January 18, 2007 Page 5 of 11