Disposition Summary

Approve the request for a two-family dwelling because it provides infill development that is compatible with the surrounding neighborhood.

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Staff Recommendation

Approve the request for a two-family dwelling because it provides infill development that is compatible with the surrounding neighborhood.

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This request is for a 1, 728 square foot duplex on a vacant residential lot.

STANDARDS FOR EVALUATING A SPECIAL USE (ARTICLE 16.2.F.2)

1) THE USE IS CONSISTENT WITH ADOPTED PLANS AND POLICIES, INCLUDING THE GENERAL PLAN AND THE ONE-YEAR PLAN.
A. The subject property has the LDR (Low Density Residential) land use classification in the One Year Plan and the East City Sector Plan. This designation is intended for residential development that includes single-family and duplex dwellings, which conforms with the proposed duplex.
B. The subject property has remained vacant since 2013. This location for a duplex is consistent with the General Plan's Development Policy 8, to encourage growth in the existing urban area through infill housing on vacant lots and redevelopment parcels.

2) THE USE IS IN HARMONY WITH THE GENERAL PURPOSE AND INTENT OF THIS ZONING CODE.
A. The subject property is a 10,505 square foot lot, and the property is also tied to undeveloped right-of-way in the rear that makes the lot appear larger as it extends to Beaman Lake Rd. This area meets the minimum lot size for a duplex to be considered in the RN-2 (Single-Family Residential Neighborhood) zoning district.
B. The subject property is entirely within the HP (Hillside Protection Overlay) district, and permitted disturbance according to the slope analysis is 4,799 square feet. The site plan notes that no more than 2,705 square feet should be disturbed, and this will be verified before permits are issued. The location of the duplex is in an area that has already been cleared, preserving much of the mature vegetation in the rear. This plan is consistent with permitted disturbance per Article 8.9 of the zoning code.
C. The duplex's orientation, architectural features, transparency, garage scale and placement all meet the Principal Use Standards for a duplex in Article 9.3.J. The parking and driveway design also meet the off-street parking standards of Article 11.

3) THE USE IS COMPATIBLE WITH THE CHARACTER OF THE NEIGHBORHOOD WHERE IT IS PROPOSED, AND WITH THE SIZE AND LOCATION OF BUILDINGS IN THE VICINITY.
A. The duplex is two stories and the immediately surrounding homes are all one-story. However, just past Verbena Street to the east there are many two-story homes on the north side of Skyline Drive, which this duplex is compatible in scale with. The property also has a steep downward slope from the street, so the perception of building height from the street will be significantly reduced. The duplex is also set back further then abutting properties, though still consistent with the average front setback for Skyline Drive, so this reduced height effect with the site topography will be more impactful.

4) THE USE WILL NOT SIGNIFICANTLY INJURE THE VALUE OF ADJACENT PROPERTY OR BY NOISE, LIGHTS, FUMES, ODORS, VIBRATION, TRAFFIC, CONGESTION, OR OTHER IMPACTS DETRACT FROM THE IMMEDIATE ENVIRONMENT.
A. The use of a duplex is compatible with surrounding residential development, and is not anticipated to have any adverse impacts on the neighborhood.

5) THE USE IS NOT OF A NATURE OR SO LOCATED AS TO DRAW SUBSTANTIAL ADDITIONAL TRAFFIC THROUGH RESIDENTIAL STREETS.
A. The addition of two residential units should not cause a substantial increase in traffic on this local residential street.