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<br />GPA No. 2005-01; TTM No. 2005-07; <br />VA Nos. 2005-53 through 2005-56 <br />November 14, 2005 <br />Page 3 <br /> <br />The townhomes are designed to complement the surrounding community. <br />There are two building types for the proposed project, including two 6- <br />plex buildings and four 8-plex buildings. The 6-plex buildings will be <br />located at the project entrance and will serve to frame the entry into <br />the community. The 8-plex buildings will face each other forming an <br />open space courtyard conducive to family activities and social <br />interaction. The project will tier down from three to two-stories along <br />the northern property line to maintain privacy and ensure sensitivity to <br />the existing single family uses. <br /> <br />The townhomes will feature Monterey style architecture with wooden <br />balconies and wrought-iron elements serving to reduce the scale of the <br />buildings and help individualize each townhome. Exterior finishes for <br />the proposed project will consist of smooth plaster with neutral earth <br />tone colors. Additionally, proj ect entrances and pedestrian walkways <br />will include enhanced paving and individual interlocking pavers <br />(Exhibits 3, 4, 5, 6 and 7) . <br /> <br />Analysis of the Issues <br /> <br />General Plan Amendment <br /> <br />The City's Land Use Element provides for three distinct residential land <br />use designations which correlate to specific zoning districts. The <br />proj ect site currently has a General Plan Designation of Low Density <br />Residential with maximum density of seven units per acre. The intent of <br />the Low Density designation is to allow for the development of single <br />family homes. However, the zoning for the project site (R2) allows for <br />two-family dwellings and townhomes. This zoning establishes the benchmark <br />land use regulations for this property; it permits a maximum density of 22 <br />units. In order to allow the proposed 44 townhomes at a density of 14.3 <br />units per acre, the applicant is requesting an amendment to the General <br />Plan to Medium Density Residential, which permits a maximum of 15 units <br />per acre. <br /> <br />The City promotes the rehabilitation of vacant properties. <br />townhomes are consistent with the Land Use Element's goal <br />development that has a net benefit to the community and <br />quality of life. The project will provide a pleasant <br /> <br />The proposed <br />of promoting <br />enhances the <br />medium-density <br /> <br />758-5 <br />