3A Public Hearing 2007 1119 - Laserfiche WebLink

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240-254 Callan Avenue; PLN2007-00050 4 November 19, 2007 The existing site with one two-family home is underutilized. The project site is well situated near the East 14th Street and Davis Street transit corridors. The site is also conveniently located near the immediate vicinity of the San Leandro Downtown area (i.e., Downtown Plaza Shopping Center). The proposal will provide an opportunity for ownership of three individual units. The existing duplex appears in good condition. Moreover, with the necessary conditions relating to landscaping, fencing, building code compliance, property maintenance, and the creation of CC&Rs (Conditions, Covenants and Restrictions), the appearance of the property will be enhanced and maintained in an attractive and clean manner. The required in -lieu fee for affordable housing would benefit the City's Affordable Housing Trust Fund in providing and/or assisting in future inclusionary housing projects in the City. Permits and/or Variances Granted 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 House 3 would be 31 feet, six inches and is less than the maximum permitted height of 45 feet in the RM -2500 District. Outdoor open space is proposed for the three new homes. The rear setbacks for House 2 and 3 provide at least 750 square feet of yard for each unit. The westerly side of House 1 would have a narrow and limited amount of open space of approximately 720 square feet. However, no outdoor open space is designated for the duplex as the trade-off on the proposed plan in order to comply with the requirement for four off-street parking spaces including the two covered spaces in the new garage. (See attached Planned Development Table). Staff and the Planning Commission believe that the proposed plan is adequately accessed for vehicles 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 RM -1800 zoning could permit a density of 24 units per acre, or up to eight units on the subject property. The RM -2500 zoning would permit a density of only 17 units per acre, or up to five 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 RM - 2500 and 50 feet maximum in the RM -1800. Environmental Review This project to construct three new residential units is categorically exempt from the California Environmental Quality Act (CEQA) per CEQA Guideline Article 19, Categorical Exemption, Sections 15303 (b) and 15332. Section 15303 (b) provides that new construction in urbanized areas for not more than six units is categorically exempt from CEQA. Section 15332 provides that if a project is consistent with the general plan and the zoning code, is located on a site with no more than five acres, and has no value for