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7A ATTACHMENT ~age 87 Alternate Density Interpretations .. 3,333 sq. ft. per unit Increment: Other approaches to determining a density limit in the R-2 Zoning District for larger sites could be established. The most obvious alternate approach is presented here and was considered by staff during the initial research several years ago. In this approach, the concept of a density increment would be again used, but determined from the allowance for triplexes on 10,000 square foot lots. This implies an increment of 3,333 sq. ft. of lot area per unit which results in an overall density of 13.1 units per acre. This interpretation would conform to most of the factors listed above which were considered in establishing the interpretation being used at this time. However, it appears that there are a number of PDs in the R-2 Zoning District with densities greater than 13 units per acre and less than 16.4. Thus, if this alternate interpretation is considered to be more valid than the interpretation which staff has been using, it is !ikely thai several developments would be considered legal nonconforming. Staff did not identify any other approaches that would result in a density of less than 13 units per acre because so many of Redwood City's existing R-2 PDs would not conform. In any interpretation, a determination about "rounding" (e.g. to the next lower and/or higher whole number) still needs to be made. The Zoning Ordinance does not mention rounding or fractional measurements with respect to unit density. For example, if a calculation using a density formula results in the maximum allowed development to be 10.5 units, the code does not specify if the 0.5 fraction can be rounded up thereby allowing 11 units; or if the fraction must be truncated, thereby allowing only 10 units. The parking standards do reference fractional measurements (Section 30.14) with respect to determining the minimum number of parking spaces. In that case, all fractional measurements are rounded up, and thus result in a more conservative approach. If a more conservative approach is used for this case, then the fractional measurement should be discarded with no rounding. The code does not require the most conservative interpretation, but rather requires that if there are conflicting code provisions (for which there are none in this case), the most conservative would apply (Section 51.1.C). Application of Density Interpretations to the Kentfield Project: The proposed Kentfield project has 24 units. The following table presents the maximum allowed density for the site assuming the two different interpretations of the R-2 Zoning District standards discussed above: the interpretation that staff has been using and the alternate interpretation described above. The project site area is 1.54 acres or 67,067 sq. ft. - Interpretation Density Calculation Maximum Allowed Units . --.-...-- 2,500 sq. ft. Increment with 3 units for first 10,000 sq. ft. 25.8 (25)* 10,000 sq. ft. Lot Area Base + 22.8 units = 57,067/2,500 ---- 3,333 sq. ft. Increment 20.1 units = 671067/3,333 20.1 (20)* i i *Results in parenthesis are truncated to the nearest whole unit, thereby eliminating fractional units. The proposal, with 24 units, falls between these allowances as determined by the two interpretations compared above.