2514 GRAND AVE 2016-01-01 MF Import

Findinas: The subject site is zoned R-5, Core Area Residential. The R-5 zone allovs unlimited densities provided that all other requirements of the zoning oode are met. The purpose of the R-5 zone, as stated in Section 19.22.020 of the Zoning Code is "to provide and protect ar�ae adjacent to the central business district ior high density, high rise residential, compatible office and compatible supporting retail uses. Allovable retail business and services are intended to be integrated into the desiqn and construotion oE high density residential structures". The R-5 zone does not list a maximua density, as thc other residential zonea do. For example, the R-4 zone requires that, ^There shell be provided no less than seven hundred fiity squere feet in area for each residential dvellinq unit" (Section 19.20.070 of tha Zoning Code). This would allow a dansity of 58 units per acre in the A-4 zone. There is no such density limitation listed in the R-5 zone. The General Plan designation for the site is Hultiple Femily at 25 to 50 dvelling units per qross acre. However, tha site hes not been zoned to implament this designetion: and the downzoninq oi f.he property is not contempinted as part of the zoning revisions currently being diseussed by Planning Commission. Conelu=_ions: The R-5 zoninq designation does not have a density limitation. The propoeed 28 unit apartment (at 101.6 units per acre) is in eonformance with the requirements of the Zoning Code. ISSOE - TRAPFIC The second issue appaelad is the tratfic impacts of the proposal. The Appellant states that the existing ttalfic on Grand llvenue has fully saturated the street, thnt the addltional 196 vehicle trips per dey from this proposal would meka tha tralfic on Grand Avanue unbearable, that emezgency vahicle access is difficult, thet no condition on the DNS can mitiqate the impacts of the tzaific, end that the only condltion which could significantly reduce the neqative impec[s vould be to substantially reduoe the number of units and therefore the number of traflic tzips generated by the project. F{ndinas: The City's Traffie Engineer stated ihat traffic has not fully seturatad Grend Avenue. 'che deily treffic volume is approximetely 2,000 to 2,200 tripa per day. The project will add epproximately 200 trips per day to Grand 1lvenue and surrounding straats, so volumes could increese to 2,200 to 2,400 vehicle ir3ps paz dey on Grand Avenue, assuminq all trips to and fron ihe site qo on Grand Avenue. This is unlikely since . parkinq is locnted off the alley and there are no drivevaY acceases to the perking from Grand Avenue. The 1989 Institute of Tralfic Enginears (ITE) handbook entitlfld, "Residential Straet Desiqn and Traffic Control" states thet 2,000 trips per day on a resideniial street is liqht traf£ic and B4OoO trips per day is moderate traffic. Both the City Traffic Engineer and the Fire !'arshal scated that the project vould not have a siqnificant impact on emergency vehicle access to the site. r�.,r�u=_ions_ The project would not have a siqnificant adverse impnct on traffic volumes or emerqency vehicle access on Grand Avenue.