1. SITE

4. Parcel will go from Medium Density Residential to medium high Density Residential Low Density Residential Medium Density Residential Office/Business Park

5. Background Information The parcel in question has an existing land use designation of medium density residential (4-8 dwelling units (d/u) acre) with an R-2 (multi- family residential) zoning district. Under the present land use and zoning designations, the parcel would be permitted to build up to 68 dwelling units (8 du x 8.5 acres). The R-2 district permits a variety of multi-family housing types with a maximum of 8 du/building and a height limit of 35 feet.

6. Applicant Request The applicant is requesting a small scale land use change to medium-high density residential that would allow a density range of 8-14 du/acre (maximum 119 du total). In addition, the applicant wishes to implement this land use via a residential planned development (PD) district, with the associated conditions as shown in the staff report and the attached zoning master plan.

7. Zoning Master Plan Proposed Plan: a) development area b) roadways c) buffers and open space

8. Traffic Generation (Using ITE 9 th Ed) Future Land Use/PD Proposal Existing (Medium Density FLU/R-2 Zoning) 8.5 (acres) x 8 (du/acre) x 6.65 Trips/Unit = 452 ADT Proposed (Medium-high Density FLU/PD Zoning): 8.5 (acres) x 14 (du) x 6.65 Trips/Unit = 791 ADT *119 Senior Attached Housing as proposed would generate 409 ADT

9. Transportation Connectivity TME Policy 1.3.8 Developments that are twenty-five (25) or more residential units in size or that generate more than 250 daily trips shall provide a minimum of two (2) functional access points. Exceptions for secondary access are permitted where infeasible due to original tract dimensions, environmental or topography constraints or existing development patterns. TME Policy 1.1.8(e) Internal streets shall connect to stub-outs provided by adjacent developments.

10. Potential Increase in Exiting AM Peak Hour Trips with FLU Medium-High Density 28 Additional AM Peak hour Trips – 20 Exiting 70% East – 30% West 14 6

11. Housing Policies in the Plan Housing Element (Policy 1.1.4): It is and shall be the policy of the BoCC to promote the dispersion of newly built affordable housing units within developments throughout the County. Housing Element (Policy 3.1.5): To promote greater accessibility to employment, facilities and services, adult congregate facilities and housing for the elderly are encouraged to locate inside or close to activity centers or inside TOD’s or TND’s as identified in the FLUE of the Plan.

12. Applicant Request The request for PD zoning would, if approved, permit the maximum number of units permitted by the land use (119) with no limit on the number of units per building. Maximum building height would be 45 feet (similar to R-2a, which implements the medium high density residential land use designation).

13. Staff Recommendation Staff Recommends that the Commission hear the small scale request as a legislative item and that the request for an amendment from medium density residential to medium high density residential be approved with the bases as noted in the staff report. Should that request be approved, staff recommends that the Commission hear the rezoning request as a quasi- judicial item with a recommendation for approval of the PD zoning district with the bases and conditions as noted in the staff report.