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materials board have been prepared by the designer and will be presented at the Planning Commission hearing. Building Heights The heights of the proposed two-story homes are both approximately 25 feet (average of the second floor ceiling line and the tallest ridgeline/peak). The height of the proposed three-story home has been revised to approximately 30 feet when averaging the third floor ceiling line (28 feet, four inches) and the ridgeline at 31 feet, six inches. The original submittal was for a 33 foot tall structure, averaging the 31 foot third floor ceiling with the 35 foot tall ridgeline. STAFF ANALYSIS Land Use / Density The General Plan Land Use Map designates the subject property for Residential High Density use, which has a range of 19-25 units per acre. The Zoning Map is consistent with the General Plan and designates the property as a Multi -Family District. Although the proposed development is not a multi -family residential building (apartments or condominiums) the five units made up by the three single-family homes and duplex on the 14,500 square foot site equals a density of one unit per 2,900 square feet or 15 dwelling unites per acre. Thus the appropriate rezoning of the property for the project would be from RM -1800 Residential Multi -Family to RM -2500 (PD) Residential Multi -Family, Planned Development Overlay District. This would 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 five units, the overall site density would equate to approximately 15 units per acre. The project would conform to the General Plan designation mentioned above since RM -2500 is conditionally compatible with the Residential High Density designation. A medium density and detached residential development could be considered compatible rather than a high density development proposal. A medium density proposal would bring slightly lower impacts such as a lower level of traffic intensity. In addition, 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. The existing duplex building on the development site and the site's limited width limits the ability to have increased density. Reasons for Planned Development The front setback and rear setback of 15 feet meets the minimum requirement of 15 feet in the RM - 2500 District. The easterly and westerly side setbacks meet the minimum requirement of six feet. However, relative to single-family development standards, the proposed small lot single-family development inherently has shallow setbacks between the proposed new buildings of only four- to six -feet. The reduced setbacks however provide sufficient separation for light, air and ventilation, and would meet Building and Fire Codes. The proposed height to the ridge of the House 3, would be 31 feet, six inches and is less than the maximum permitted height of 45 feet in the RM -2500 District. Planning Commission Staff Report October 11, 2007 PLN2007-00050 Page 4 of 9