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City Council / ZC 04-03 <br />April 19, 2004 <br />Page 2 <br /> <br />separate living quarters. The applicant is proposing to utilize the structure as a multiple <br />family residence. There are eight single family residential homes surrounding the property to <br />north, east and south. An open parcel of land is west of the subject property across Vernon <br />Avenue, <br /> <br />Analysis <br /> <br />Dms/.ty <br />The maximum development density within the R-3 district shall be eight units per acre of <br />net buildable area of the subdivision. The subject property is approximately .53-acres and <br />would have, with the existing residence, three units if rezone& <br /> <br />Parking <br />Resident parking shall be provided at one space per bedroom and guest parking shall be ½ <br />parking space per unit and shall be provided in an off-street parking lot or private drive. <br />With the existing structure, Unit # 1 has three bedrooms, Unit #2 has one bedroom and <br />Unit #3 has 2-3 bedrooms. The required amount of parking for this proposed multi-family <br />residence would be 8 stalls. Although the subject property, in its existing state, appears to be <br />able to park approximately 10 vehicles (2 in the garage, 4 on the driveway and 4-5 on parking <br />area south of garage) several of them will be at least three cars deep and would function <br />poorly. <br /> <br />Garages <br />Each dwelling unit shall include an attached garage that is a minimum 22-feet wide. The <br />existing single family residence has only one attached garage. <br /> <br />Building Design ~ ~ S~ <br />The existing single family residence does not meet the requirements of the R3 design <br />standards. <br /> <br />The R3 district is intended to function as a transition between the less intense single-family <br />district and the more intense multifamily districts. The subject property does not accomplish <br />this. If this property were to be rezoned, it would be a .53-acre parcel of land zoned R3' <br />surrounded by a large area of properties zoned Rl-c. This practice of "spot zoning" is not <br />recommended and would not be supported by staff. <br /> <br />Since the applicant is proposing to use the existing structure, staff believes that this structure <br />as well as the site is not conducive to support a multiple family zoning classification for the <br />following reasons: <br /> <br />1. The subject property does not act as a transition between single-family and <br /> multifamily districts. <br />2. "Spot zoning" is not recommended. <br />3. The site cannot provide the required parking so that it functions properly. <br />4. The existing structure has only one attached garage. Three would be required. <br />5. The existing structure does not comply with design standards of the R3 district. <br /> <br />S:XPLANNING\Case Files\2004\ZC 04-03 Roehl\ZC 04-03 CC.doc <br /> <br /> <br />