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7A Page 2 Each alternative would permit detached single-family homes, duplexes (two units attached, one owner). attached "duet" homes (two units attached, different owners), or multi-family (three or more units attached or detached, either single or multiple owners). For residential projects proposed for lots larger than 10,000 square feet, the development vehicle has typically been the Planned Development Permit which allows for the flexible development of such parcels with either one unit type or combinations of unit types. On April 20, 2010, the Planning Commission determined in a 4-3 vote that the 2,500 square foot increment would be appropriate for the R-2 Zoning District. The three minority Planning Commission votes believed that the 3,333 square foot increment was more appropriate. For additional details, please refer to the April 20, 2010 Planning Commission Staff Report and meeting minutes (Attachment 4). Prior Council Actions In 1977 the lot size requirements for the R-2 zoning district were amended, requiring 10,000 square feet for a triplex (previously 9,000 square feet), 7,500 square feet for a duplex (instead of 6,000 square feet) and 5,000 square feet for a single-family residence (instead of 6,000 square feet) thereby adjusting the density achievable for the R~2 zoning district. The amendment did not address projects proposing more than three dwelling units on properties larger than 10,000 square feet. The previous code amendment in 1971 added language to incorporate slope density standards, but otherwise did not alter the 1964 specifications. The code has never directly specified lot area standards for projects proposing more than three units on larger parcels. In June and August of 2009, the City Council voted unanimously to approve a 21-unit Planned Development project on a 1.54 acre site in the R-2 Zoning District, which complied with the density standards of the current General Plan as well as the Draft General Plan. This Planned Development project had an overall density of 13.6 units/acre. Staff presented detaifed information about two of the increments which were studied for this proposed zoning amendment, the 2,500 and 3,333 square foot increments. The project conformed to the 2,500 square foot increment, but would have needed to be reduced by one unit to confirm to the 3,333 square foot increment. Staff explained definitively that they had used the 2,500 square foot increment to evaluate the project. Council did not direct staff to modify this practice and by approving the project acknowledged the 2,500 square foot increment. Environmental Assessment On April 20, 2010, the Planning Commission reviewed and unanimously adopted an Environmental Assessment for the proposed Zoning Text Amendment. In accordance with the California Environmental Quality Act (CEQA), the Planning Commission reviewed an Initial Study and Negative Declaration (IS/ND), determined that there would be no significant effect on the environment, and adopted the IS/ND. Zoning Text Amendment Staff studied this issue approximately eight years ago in response to developer inquiries about R-2 properties, and after reviewing development practices, staff determined that it was appropriate to apply the 2,500 square foot per unit incremental formula for calculating unit yield in the R-2 Zoning District for multi-unit projects on properties