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88 Page 23 Staff Report To: Planning Commission Subject: Mezesville/Centennial Historic District proposal March 21,2006 Page 4 of 6 the time of the General Plan amendment process and can be explained by the fact that the implementation of very high residential densities anticipated by the current Zoning Code and General Plan would require relatively significant land assembly. Such lot consolidation has not occurred during the 40 years since the adoption of the subject zoning regulations. A triplex in the "R-5" zone, for example, would require the assembly of three separate "standard size" parcels for a minimum area of 10,000 square feet, with each additional unit requiring a corresponding 1,000 square feet of land. Other than Mezes Park and Orion School which occupy one entire block of land each, the two largest existing assemblies of land in the proposed district consist of three parcels which have been merged into one (812 Hopkins/corner Warren Street and 1015 Wan-en street/corner Standish) each of the "merged triple lots" contain three separate non-conforming structures each containing approximately two small units which were developed over 50 years ago. Notwithstanding the minimum lot size requirements, today's parking and open space requirements would not allow comparable densities. ENVIRONMENTAL REVIEW: The Historic Element of the Redwood City General Plan clearly identifies this area as an early pioneer neighborhood which played a significant contributing role to the growth of the Community; (the "Pioneer Area #1" description has been attached for reference to this report). Also, several properties proposed to be incorporated to this district have already been documented as historic resources and have been incorporated to the Redwood City Historic Inventory which was certified by the State Office of Historic Preservation in 1978. Contributing historic resources include properties located at 1200, 1219, 1227 Arguello, and 702 Allerton as well as 221 and 226 Standish streets which were determined in an earlier study to be eligible to be listed on the California Register. Lastly, as part of their research and investigation work on the proposed district, Circa Consultants has carefully researched and rated the historic significance of additional properties, which complete the documentation effort supporting the proposed district designation. Environmental review is not required for this item because no environmental impact is anticipated as a result of the proposed district designation. This specific area and its most significant contributing elements have already been identified I described and documented by the City as historic resources which are worthy of preservation and which contribute to the unique historic and cultural value of the community. The proposed Mezesville/Centennial district designation supports