2005 AGN MAY 17 I02 - Laserfiche WebLink

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26 Colton, LLC File Index Number DAP -000-358 March 22, 2005 Page 2 of 3 acres for a total project site of 4.51 acres. Also being requested is approval of (1) Tentative Tract Map No. 17187, a proposal to subdivide the existing two existing parcels into 26 single family residential lots, (2) the architectural, site and elevation plans of the proposed residential dwelling units and (3) a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program. Single-family residences and other structures are currently located within the two parcels. In order to develop the proposed project, the existing residences and structures will be required to be demolished. The applicant is requesting approval to add the Planned Community land use designation because the proposed lot sizes are below the minimum lot sizes required by the R-1 development standards that are the following: (a) Lot width: 60 feet/40 feet at cul-de-sacs, (b) Lot depth: 100 feet, and (c) Lot area: 7,200 S.F. The applicant is proposing lots with a minimum width of 48 feet; lot depths ranging from 102 feet to 164 feet, and total lot area ranging from 4,896 S.F. to 7,680 S.F. Four floor plans with two elevations each are proposed. The proposed single-family residences will range from 1,473 to 1,827 S.F. of living area, and will be either one or two stories in height. The residences will have two -car garages with concrete driveways. Access to the project site will be provided from a proposed new 50 -foot wide street extending south from Johnston Street terminating into a cul-de-sac. The proposed new street will be located Johnston Street opposite of Terrace Avenue. ANALYSIS: GENERAL PLAN CONSISTENCY The General Plan designation of the project site is Low Density Residential. The purpose of this designation is to encourage single-family suburban developments in detached dwellings. The uses in this designation are limited primarily to single-family dwellings on individual lots with a minimum lot size of 7,200 square feet. The General Plan establishes a target density of four single-family dwelling units per acre in the Low Density designation. However, it also provides for a density range of up to eight (8) dwelling units per acre. Based on the number of dwelling units (26) proposed for the project site and the size of the parcel (4.51 acres) the project density (5.77 units per acre) is within the density range established by the General Plan. The General Plan includes special land use designations that serve to provide for tailored planning of areas requiring more than the traditional approach of standard zoning regulations. The Planned Community development designation is one of the special land use designations included in the General Plan. According to the General Plan, the purpose of the PC designation, "...is to encourage sustained growth and investment by minimizing governmental constraints, providing for design flexibility, higher quality of improvements, and/or minimizing constraints to land use location." It is staffs opinion that the applicant's request to add the PC land use designation is consistent with the intent and guidelines of the General Plan. If the General Plan Amendment is approved by the City Council, the proposed Tentative Tract Map No. 17187 will be consistent with the General Plan. ZONING CONSISTENCY The zoning classification of the project site is R-1, which is Single Family Residential. According to the Zoning Ordinance (Title 18 of the Colton Municipal Code), the R-1 zone, "...is intended to provide for the development of single-family dwellings on urban size lots, not more than one such dwelling on each lot" The development standards for the R-1 zone establishes a minimum lot area of 7,200