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ADMINISTRATIVE REVIEW DRAFT Multi -family housing projects of up to 20 units are permitted by right in the RM districts. Projects of 20 units or more require a Conditional Use Permit. One and two-family housing is also permitted by right in the multi -family zone. However, multiple detached dwellings (e.g., freestanding cottages behind single family homes) are not permitted on RM lots. Lot coverage requirements apply in all of the residential zoning districts. These requirements state that no more than 50 percent of an RS, RD, or RM-3000 lot may be covered by structures. The percentage rises to 60 percent for RM-2500 and RM-2000 lots and 70 percent for RM-1800 lots. These requirements are not a development constraint and variances to exceed these limits are rarely requested. The use of Planned Development (PD) overlays has enabled many single family subdivisions to incorporate relatively large homes on small lots. In the RM-1800 zone, the parking requirements typically make it difficult to exceed the 70 percent limit. However, lot coverage limits could become a constraint if underground parking was used, or if parking reductions were granted. Conclusions. San Leandro's residential development standards have not constrained housing development in the City nor have they been an obstacle to the development of affordable units. The densities generally match the General Plan land use categories. The setback and height requirements relate well to the densities permitted. Lot size requirements also are reasonable. Although some existing multi -family lots are substandard (e.g., less than 10,000 square feet or 100 feet width), their development is still permitted. Section 4-1650 of the Code officially permits development on lots not meeting minimum width standards. One possible change to ensure that the City's limited supply of RM land is efficiently used would be to establish minimum density standards (in addition to the maximum standards) in the RM District. Such provisions would effectively prohibit the development of vacant multi -family sites with low density single family detached homes so as to preserve these sites for higher density housing. Another possible change would be to remove the CUP requirement for multi -family projects of 20 units or more in the RM zone. Site design review procedures already create opportunities for public comment and notification on such projects, as well as assurances that design quality issues will be addressed. Similarly, the City should consider allowing "rear yard" cottages or other small detached units on RM parcels that are already developed with single family homes. This is similar to what is allowed in the RO zone, and would provide an alternative to tearing down existing single family homes in RM districts and replacing them with apartments. The latter is permitted by right under the current ordinance —the former is not. Finally, consideration should be given to lowering the 9,000 square foot minimum lot size requirement for a PD to 6,000 square feet. This could facilitate the reuse of small, underutilized sites in the RM districts. The above recommendations have been included in the Five -Year Action Program contained in this Housing Element. HOUSING ELEMENT 5-5 SAN LEANDRO GENERAL PLAN A4 l03