75A - TENTATIVE PARCEL MAP NO. 2009-01: 1013 S ELLIOT PLACE

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Appeal No. 2009-02 Tentative Parcel Map No. 2009-O1 October 12, 2009 Page 4 be incompatible with the pattern of land division in the area by being approximately one-half the size and street frontage of the average lot in the neighborhood. The protection of this unique area is further bolstered by both Urban Design Element Policy 2.8 and Land Use Element Policy 4.1, which state that the character and uniqueness of existing neighborhoods are to be protected from intrusive development. Approval of this subdivision would result in the creation of two parcels which are not in character with the existing neighborhood by being more than 3,000 square feet smaller than the next smallest lot in the neighborhood and providing less than one-half the street frontage (Exhibits 6 and 7). In addition to the lot size being incompatible with the existing neighborhood, the architectural design of the proposed homes is also in conflict with both Urban Design Element Policy 2.2 and Land Use Element Policy 2.10. Collectively, these policies state that new development must be consistent and harmonious in scale, bulk, pattern and architectural style with the existing neighborhood. While there is no defining architectural style within the neighborhood, the majority of homes are one-story, low pitched homes with either wood or stucco siding. This scale and pattern of development is not consistent with the large two-story homes that are being proposed. Although several larger homes have recently been built in the neighborhood that compare more closely with the proposed project in terms of scale and bulk, these larger homes are constructed on substantially larger lots with more than double the street frontage which has allowed them to more seamlessly blend in with the remaining neighborhood. The proposed project's scale and bulk, combined with its minimal lot size and street frontage, further the project's inconsistency with the surrounding neighborhood and General Plan policies. The General Plan, specifically the Land Use and Urban Design Elements, establish the long-range vision for both land use and urban form within the City. The goals and policies of these documents, in concert with the Municipal Code, not only assist in the evaluation process for development proposals, but are also part of the required legal findings for making a recommendation on a project. Although the proposed project meets the minimum development standards for the Single-Family Residential (R-1) zoning district, its numerous conflicts with the General Plan has resulted in staff recommending denial of Tentative Parcel Map No. 2009-O1. 75A-6