HomeMy WebLinkAbout- - UMP-12-01 Attachment 1 - 3/6/2012UMP -12-01
FIVE -UNIT SINGLE-FAMILY RESIDENTIAL DEVELOPMENT
1974 MEYER STREET
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ATTACHMENT 1
The proposal involves the demolition of an existing residential structure and construction of a five -unit,
single-family detached development in the Mesa West Residential Ownership Urban Plan area. The
parcel is proposed to be subdivided into five parcels (average lot size — less than 2,000 SF). The
proposed units are three -stories and contain 1,442 square feet of living area, an attached two -car
garage and a small second floor balcony. The project is intended to provide additional home ownership
opportunities in the City. Each unit is provided with one open parking space tucked between units.
The parking requirement for detached units is two garage spaces and two open parking spaces. Their
proposal involves a parking shortfall of 5 spaces (20 spaces required, 15 spaces proposed). The
applicant's request and justifications for the project is included as Attachment 3.
EXISTING LAND USE CONTEXT
The 10,926 square -foot (0.25 acre) site is zoned R2 -HD (Multiple -Family Residential, High Density)
and has a General Plan land use designation of High Density Residential. The site contains a small
residence and a detached garage. The property is surrounded by R2 -HD zoned properties to the
east (apartments), north and south (single-family residences). The properties across Meyer Street
to the west are zoned R1 (Single -Family Residential) and contain single family residences.
TRAFFIC EVALUATION
The Mesa West Residential Ownership Urban Pian provides incentives for ownership housing by
allowing density bonus of up to 20 units per acre. The proposed density complies with the maximum
density allowance under the urban plan, subject to a master plan approval, and is consistent with the
City's General Plan. Therefore, no significant traffic impacts are associated with this project.
SCREENING
1) Does the pMLect meet Council's expectations for 12roiects in the Urban Plan areas?
The screening process is an opportunity to determine if the conceptual project meets Council's
expectations for new projects in the urban plan areas. Council will be providing initial feedback to
the applicants.
2) Does Council have any comments on any requested deviations? The screening process will
highlight any requested deviations from the urban plans to Council's attention.
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DE VIA TION FROM DEVELOPMENT STA NDA RDS
The Urban Plans allow development flexibility in exchange for quality projects that meet the Urban
Plan vision. In this case, the applicant is proposing five detached single-family homes for
homeownership. The final development plan requires approval by the Planning Commission.
Council feedback is needed with regard to the requested deviations. The two most significant
deviations are described in Table A.
Table A — Council Feedback on Key Deviations
Deviation
Requirement
Proposed
Issue
Parking
4 spaces per unit
3 spaces per unit
The request involves consideration
Small Lot
interest
subdivision
of one of the bedrooms as an "office"
Subdivision
development
with individual
space.
Total:
Total:
maintenance issues and disputes
20 spaces
15-16 spaces
Note: If the 3 -room residence has
• Establishment
■ A maintenance
one room that is considered as an
of a
agreement
office, the parking requirement would
homeowners
instead of
be 15 spaces.*
Rear yard
20 feet
14 feet is
■ Condominium units directly abut
setback
for a two-story
proposed for the
the property to the rear. The three -
structure
three-story
story structure may have significant
CC&Rs
structure.
shade/shadow and privacy impacts
to the backyard of condominium
unit to the east of the site.
• The site is 1-2 feet lower in grade
than the street, so the overall
building height will be more than
shown on elevations.
• Attachment 2 depicts the three-
story building in context with the
abutting condominium complex.
"Home office is defined as a room intended for household office, not intended for sleeping purposes and lacks
direct access to a bathroom.
Table B - Other Miscellaneous Deviations
Deviation
Requirement
Proposed
Issue
■ Common
• Fee simple
• This type of subdivision without
Small Lot
interest
subdivision
bylaws or legal recourse for
Subdivision
development
with individual
compliance may lead to
with one
parcels without
maintenance issues and disputes
common lot
a common lot.
between homeowners, especially
• Establishment
■ A maintenance
since there is common driveway with
of a
agreement
multiple owners.
homeowners
instead of
■ A development without a
association
HOA.
homeowners association could lead
and
to additional enforcement by the City
recordation of
for compliance with property
CC&Rs
maintenance code.
5
Side yard
setback
Private
open space
• Code requires
a minimum of
five feet
setback on the
sides.
• Residential
Design
Guidelines
require 5 feet
for 15t floor and
10 feet for
second floor or
two-story
structures.
• Code requires
a minimum of
400 SF of
private open
soave Der unit.
Four feet is
proposed for the
three-story
structure
• 120 SF average
private open
space
• The proposed location of the three-
story structure may have
shadelshadow and privacy impacts
to the adjacent multiple family
development south of the site.
■ A shade and shadow study will be
required as part of the planning
application package.
• The site is 1-2 feet lower in grade
than the street, so the overall
building height will be more than
shown on elevations.
+ Four units include a very small
private yard (approx. 120 SF) and
a small second floor balcony
(approx. 50 SF) not consistent with
single familv living.
Staff is requesting Council feedback on key deviations related to parking calculation (office
vs. third bedroom) and rear setback for the proposed three-story structure.
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