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ER No. 2016-165, GPA No. 2017-02, AA No. 2017-03 <br />November 27, 2017 <br />Page 6 <br />transition industrial properties to residential redevelopment to gradually eliminate <br />incompatible land uses. <br />The project takes advantage of its proximity to existing and future transit services. Major <br />bus routes are available within a half -mile of the project site, and the location is 0.3 miles <br />from the future Fixed Guideway (streetcar) station planned at Fifth and Raitt streets. <br />'Moreover, the project is located on a corridor (Fifth Street) that is slated for reduction in <br />width to accommodate on -street parking, bicycle lanes, and wider sidewalks, all common <br />attributes of multi -modal transportation routes. The project site and the immediate vicinity <br />have been preliminarily identified for consideration for future land use designation changes <br />during the citywide General Plan update currently taking place, making the proposed <br />development consistent with the future vision for West Fifth Street near the proposed <br />Fixed Guideway station. Finally, the future station and existing bus service connect the site <br />to. employment centers in the South Harbor Boulevard industrial area, the West Fifth Street <br />iridustdal/commercial area, and the Civic Center. <br />General Plan Amendment <br />Per the General Plan, the UN land use designation applies primarily to residential areas with <br />pedestrian -oriented commercial uses, schools and small parks. The UN allows for a mix of <br />residential uses and housing types, such as low- to mid -rise multiple -family, townhouses and <br />single-family dwellings; with some opportunities for live -work, neighborhood serving retail and <br />service, public spaces and other similar uses. Either vertical or horizontal integration of uses is <br />permitted based on zoning standards, with an emphasis on tying together the uses with <br />pedestrian linkages and street frontages. Street connectivity is desirable, allowing for a high <br />degree of walkability, transit options, and other forms of transportation including• pedestrian and <br />bicycle travel. The intensity standard for the UN land use ranges from a floor area ratio of 0.5 to <br />3.0 with the residential density based on a combination of floor area ratio and zoning <br />development standards. The project is consistent with the intent, character and intensity <br />standards of the UN land use designation. <br />In addition, the City is in the, process of updating the General .Plan. A key component of the <br />update process includes the identification -of sites and corridors for future' development. The <br />Envisioning Map identifies the project site vicinity, including the project site, as a potential area <br />for mixed-use development. The future land use designation of the West Fifth Street corridor will <br />be studied in greater depth as the update process continues. <br />Amendment Application <br />The subject site is split between the Single -Family and Two -Family Residence (R1/R2) zoning <br />districts. The development standards pertaining to the two zoning districts would render the <br />project unfeasible. Approval of an amendment application to change the zoning district is <br />required for the project. The Specific Development (SD) designation allows flexibility of the uses <br />and development standards that are tailored to a unique and specific project. <br />75A-8 <br />