75C - PH - 1302 EAST FOURTEENTH STREET

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GPA No. 2011-03, AA No. 2011-02 & VA No. 2011-09 January 23, 2012 Page 4 neighborhoods from commercial intrusion; as well as the Housing Element goal to encourage the maintenance, preservation and upgrade of neighborhoods, and provide additional affordable housing opportunities for the community. The proposed residential General Plan land use designation will also allow the applicant a viable use of his property at 1302 East Fourteen Street. Finally, the project will preserve and improve the character of the surrounding neighborhood and travel corridor aesthetics through the development of the existing vacant site. Amendment Application The proposed project area is within the Arterial Commercial (C5) zoning district, which does not identify a single family residence as a permitted use. The project area includes the applicant's vacant 4,813 square foot parcel at 1302 East Fourteenth Street; as well as the two adjacent 6,943 square foot adjacent parcels at 1306 and 1310 East Fourteenth Street, developed in the early 1950s as single family residences. The proposed amendment application (zone change) is needed to change the zoning from Arterial Commercial (C5) to Single-Family Residence (R1) to facilitate construction of a residence on the vacant lot, and preserve the two adjacent single family residences. The proposed R1 zoning will also allow the project sites to be consistent with the existing R1 zoning of the remaining residential properties and neighborhood to the east of the project sites (Exhibit 9). In addition, City zoning law states that structural alterations and additions may be made to existing single-family residences only if they are located in a residential zone. Thus, changing the existing commercial zone to the Single Family Residence (R1) zoning district will benefit the two existing single family residences (1306 and 1310 East Fourteenth Street) by reducing barriers to future home improvements or modification to their residences. Variance The applicant is requesting a variance from the prevailing front yard setback for single family residences. The project proposes a 24.4 feet front yard setback, which is a 16 percent reduction of the 29 feet prevailing front yard setback on East Fourteenth Street. Variance requests are governed by Section 41-638 of the SAMC. Variance requests may be granted when it can be shown that the following can be established: • That there exists a special circumstance related to the property, such as size, shape, topography, location or surroundings. • That the granting of the variance is necessary for the preservation and enjoyment of substantial property rights. • That the granting of the variance will not be detrimental to the public or surrounding property. • That the granting of the variance will not adversely affect the General Plan. 75C-6