39A - DENSITY APP - 2034 AND 2038 N BUSH ST

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DBA 2010-02 December 13, 2010 Page 5 Comparison of Maximum Allowable Units General Plan' =-.DC R2 Zonin District Pro osed .Pro'ect 28.9 units 3.67 units 5 units 'The subject property has a General Plan land use designation of District Center that allows a density up to 90 dwelling units per acre. The applicant proposes to develop a project at a density of 15.5 DU, which is below the maximum allowed by the General Plan. This constitutes a 36% increase in the number of units permitted by the R2 zoning and a 0% increase in units permitted by the General Plan land use designation. These increases are consistent with the density bonus law. The project is located in a block developed with a variety of densities. The property immediately adjacent to the north is developed at a density of 99 DU per acre, while the development to the south is at 7 DU per acre. Across Bush Street, the densities are also varied, from 7 to 77 DU per acre. The applicant is requesting an increase from 11.43 DU per acre to 15.43 DU per acre. As such, staff finds that the proposed density increase from the provision of the zoning will not cause an adverse impact to the neighborhood. Under State Law, in order to be eligible for this density increase, the applicant must provide a minimum of 10 percent of the units to lower income households. In this case, the applicant will be providing all units or 100 percent of the proposed development to very low income households, which is in excess of the minimum requirement. Deviation From Minimum Lot Size The applicant is also requesting two deviations from the development standards to facilitate the construction of the affordable units. The first deviation pertains to the minimum lot size. The R2 zoning district establishes a minimum lot area for lots containing two or more dwellings. It requires 6,000 square feet for the first unit, and 3,000 square feet for each additional unit. Since the lot is 14,000 square feet, a total of 3.67 units are allowed. A lot size of 18,000 square feet would be required to construct five units. The applicant is requesting a deviation from the minimum lot size of 18,000 square feet for five units, to 14,000 square feet - a reduction of 4,000 square feet. Deviation From Front Yard Setback The second deviation is to reduce the front yard setback. The R2 zone requires a front yard setback of 20 feet. The applicant is requesting a deviation from the minimum front yard of 20 feet to 17.5 feet. The applicant could develop this project with the required setback, but instead is proposing eight additional parking stalls off the alley. The front yard setback for the adjacent property to the north is 15 feet, while that to the south is approximately 24 feet. 39A-7