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Planning Commission Staff Report December 20, 2012 <br />PLN2012-00039 Page 4 of 8 <br />statement that the removal of even one unit from the plan would be a significant financial hardship <br />since there is a substantial investment being made to fully develop the property. The ability to recover <br />the amount invested is improved with the greater amount of units on the property. The applicant <br />promises that the project will be he ld as market rate rental units. The ownership is committed to <br />holding on to its property and managing and maintaining it for the long-term. <br /> <br />Land Use/Density <br /> <br />The General Plan Land Use Map designates the subject property for Residential Garden Density. This <br />designation is intended for detached single family homes in a country or semi-rural environment. Lots <br />typically exceed 8,000 square feet and overall densities range from 1 -4 units per gross acre (up to 5.4 <br />units per net acre). In some cases, additional dwellings on a single lot may result in densities that are <br />higher than this range. In this case, the proposed development of 16 units on the 56,000 square foot <br />site equals a density of one unit per 3,500 square feet or 12 dwelling units per acre. Thus the <br />appropriate rezoning of the property for the project would be from RO Residential Outer to RO(PD) <br />Residential Outer, Planned Development Overlay District . This would subject any proposal on the <br />property to the City’s discretionary review process, which wil l ensure that the new development will <br />be compatible with the existing area. As stated in the General Plan, a single lot may result in densities <br />that are higher than the four units per acre range. <br /> <br />The proposed exception to density is not unprecedented. T here are three properties north of the subject <br />property that was developed with greater than 4 units per gross acre. They are as follows: <br /> <br />A. 13461 Aurora Drive (three sites north of the subject property); 11 units on 45,900 square feet <br />which is equivalent to 10 units per acre. Built in 1957. <br /> <br />B. 13471 Aurora Drive (two sites north of the subject property); eight units on 35,088 square feet <br />which is equivalent to 10 units per acre. Built in 1982. <br /> <br />C. 13517 Aurora Drive (adjacent to the north of the subject property); 14 units on 56,103 square <br />feet which is equivalent to 11 units per acre. Built in 1982. <br /> <br />The proposed density having a mixture of detached single-family and attached two-family <br />development could be considered a compatible development proposal. The detached unit design <br />lessens any impact of the project appearing overdeveloped to the adjacent residential area and appears <br />less bulk y and massive than larger attached multi-family buildings with a greater number of units. <br /> <br />Reasons for Planned Development <br /> <br />The RO District is unique in its myriad of various zoning requirements (i.e., lot size, lot width, density <br />formula, setbacks, coverage, etc.). The applicant feels the zoning requirements are too restrictive for a <br />residential project that combines the four par cels. Thus the Planned Development allows for flexibility <br />and more imaginative design that results in a careful and well conceived plan that includes access, <br />light, open space, and amenities and a plan that is compatible with the existing adjacent neighborhood. <br />See the attached table which summarizes the reasons for the Planned Development. <br /> <br />1. The density formula in the RO District is 8,000 square feet for the first single-family dwelling, <br />5,000 square feet additional for each additional single-family dwelling, and 7,000 square feet <br />additional for each additional two -family dwelling. In this case, 65,000 square feet is required <br />for four single-family and six two-family dwellings. The project site is 56,000 square feet. <br />