11 ATTACHMENT 04 - Laserfiche WebLink

Downtown Specific Plan Land Use Objective 1: To retain the small-town scale and physical character of the Downtown through the implementation of appropriate land use and development standards. Design and Beautification Goal 1: Encourage attractive building architecture and signs which reinforce the traditional, pedestrian-oriented design character and scale of the Downtown. Please see the "Demolition of the Existing Dwelling" section later in this report for a discussion of the relevant General Plan and Specific Plan policies relating to the demolition of the existing structure. Zoning and Uses The existing zoning designation for the subject parcel is R-1-6,500 (One-Family Residential). The proposed PUD-HDR zoning is consistent with the General and Specific Plan land use designations of High Density Residential. Regarding uses, staff believes that the uses of the R-1 District should be established for the lots and has included a condition to reflect this recommendation. Site Plan A PUD development plan allows flexibility in applying Municipal Code standards in order to achieve a better overall plan for the site and the area. The current site plan was developed through several discussions with staff and the applicant and input from the Planning Commission and neighbors at the work session. Staff worked with the applicant to position the homes to provide adequate setbacks from the property lines, street frontages, and neighboring homes while maximizing the usability of the private yard areas. The applicant has responded to the Commission's and neighbors' requests to increase the five-foot setbacks at the perimeter of the site: the setbacks were increased to 7 ft. or 10 ft. along the northern boundary; between 9 ft. 6 in. to 10 ft. along the eastern boundary; and between 5 ft. to 7 ft. 10 in. along the western boundary. Staff notes that the adjacent Del Valle Manor townhomes are set back a minimum of 15 ft. from the shared property line with the subject project. Staff finds the proposed setbacks to be acceptable and similar to other small-lot PUD developments that the City has approved, some of which are located in the Downtown. A Downtown Specific Plan Design Policy indicates that the established size and spacing of buildings in residential neighborhoods should be protected by avoiding excessive lot coverage and maintaining appropriate separations between buildings. The property is surrounded by office and warehouse buildings, townhomes, single-family homes, and a mobile home park. PUD-82 Page - 10 - September 15, 2010