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7A Page 25 IX. LAND USE AND PLANNING - Would the project: II'." .... . . . . Less Than Significant With Mitigation Incorporated III b) Conflict with any applicable land use plan, policy. or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose. of avoiding or mitigating an environmental effect? o o o ~. The proposed project is a text amendment to the Cit}ls existing R-2 zoning district ordinance to permit a slight increase in density (less than one-half of one percent). It would affect only the City's existing R- 2 zoning districts, and would not permit any new uses or alter the existing residential character of these districts. Consequently, the project does not have the potential to divide an established community. The proposed project would not conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project that was adopted for the purpose of avoiding or mitigating an environmental effect. As explained in Section IV above, the project would not conflict with any local, regional or state policies or ordinances intended to protect biological resources. Staff has prepared an analysis of potential future development under each of the three alternative scenarios (2,500 square feet, 3,333 square feet, or 5,000 square feet of lot area per unit for each lot area increment beyond 10,000 square feet). The sites with the most potential for redevelopment or infill were determined based on size of site, and accounting for ownership. Criteria included the following: . Frontage of 75 feet or greater . Area of 12,500 square feet or greater . Single ownership (not condominiums) If two or more smaller parcels smaller than 12,500 square feet were under the same ownership, if combined they were 12,500 square feet or larger, they were considered a single site. The R-2 zoning districts are spread over four different neighborhoods in four different parts of the City: Friendly Acres, Redwood Oaks, West Woodside, and Redwood Shores. However, all Redwood Shores properties have condominium ownership (or equivalent, where individual units are owned by different owners) so were not included in the development potential analysis because they are very unlikely to redevelop within the City's twenty year planning horizon. Figure 24 illustrates the properties in each neighborhood considered to have the most redevelopment potential based on the above criteria. It is anticipated that most of these sites would not be redeveloped in the near term because they already contain viable development; however, over time Initial Study, R-2 Zoning District Code Amendment 119