AgdaPkt 2009-06-01 - Laserfiche WebLink

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7A ATTACHMENT j>age 86 ordinance language as well as the lack of a clear history forming consistent precedenty staff determined that an interpretation was needed. For this case, staff believed that such an interpretation should be specific and after conducting background research, established a formula for calculating density in the R-2 Zoning District for properties greater than 10,000 square feet. The formula includes an incremental lot area of 2,500 sq. ft. per unit after the first 10,000 sq. ft. and can be represented as follows: 3 units for the first 10,000 sq. ft. of lot area (per Section 6.6) + 1 unit for each additional 2,500 sq. ft. of lot area = 16.4 units for a one acre (43y560 sq. ft.) site The formula results in a maximum density of 16.4 units per acre for the R-2 Zoning District and would only apply to sites large enough to support a PD. In making this interpretation, a number of factors were taken into consideration including the following: 1. The maximum R-2 density (16.4 dwelling units per acre) must fall within the General Plan Medium Density land use designation envelope of 8 - 20 units per acre; 2. The maximum R-2 density should be between the maximum R-1 and R-3 density limits (7.3 units per acre and 19.8 units per acre respectively); 3. The maximum R-2 density should generally accommodate the as-built density of previously-approved PDs in the same zoning district; and 4. The formula upon which the maximum R-2 density interpretation is based should be guided to the extent possible by language present in the Zoning Ordinance: a. Increments are already used in the Zoning Ordinance in the three higher density zones (R-3, R-4, and R-5) and these increments allow higher densities than the 2,500 sq. ft. increment implied by the R-2 code language, which is appropriate because these are all higher density zones: i. R-3: 2,000 sq. ft. per additional unit over 10,000 sq. ft. for first three units ii. R-4: 1,500 sq. ft. per additional unit over 10,000 sq. ft. for first three units iii. R-5: 1,000 sq. ft. per additional unit over 10,000 sq. ft. for first three units; and b. In this case, there is a clearly identifiable unit density-to-Iot-area increment (2,500 sq. ft.) stated in Section 6.6 between the allowed unit types in the R-2 Zoning District (e.g. the minimum lot size required for a detached single-family home is 5,000 sq. ft.; to allow another unit in a duplex configuration requires an additional 2,500 sq. ft. increment or a total of 7,500 sq. ft. of lot area; and to add a third unit in triplex form requires an additional 2,500 sq. ft. increment or a total of 10,000 sq. ft. of lot area). Staff checked several R-2 Planned Developments in the City to make sure that they tended to conform to this interpretation. it appears that most do, however, staff has not been able to evaluate every such development.