Study Issue 21-01
Legal Non-Conforming Single-Family Residences in Non-Residential Zoning Districts
1. 13 25 & 1329 Wright Avenue
Current Use: The property is developed with a 2,749 square-foot single-family home on a large lot of 22,000 square feet, giving a floor area ratio (FAR) of approximately 12%. The property also contains an accessory structure in the rear yard. The site is surrounded on all sides by office developments, including across the street. The remainder of nearby properties are zoned R-0.
Existing Zoning: Office (O)
Existing General Plan: Office (OF)
2. 216 East Arbor Avenue
Current Use: The property is developed with a 1,188 square-foot single-family home on a 6,020, giving an FAR of approximately 20%. The site is adjacent to commercial uses to the south and is bordered by a tri-plex to the west and a single-family residence to the east. The majority of the n
eighborhood is zoned R-0.
E
xisting Zoning: C1 (Commercial)/Planned Development (PD) Existing General Plan: Village Mixed Use (VMU)
Attachment 5
3. 26 0, 280, 286, 290 North Pastoria Avenue
Current Use: The properties are developed with single-family homes on lots ranging from 5,200 square feet to 7,410 feet, and FARs from approximately 10% to 22%. The property at 290 N Pastoria Avenue was approved for a detached accessory dwelling unit (ADU) in 2021. The sites are cut out of the larger office development at 265 Sobrante Way and bordered to the north by the Central Expressway. Across the street to the west is a small neighborhood of R-0 single- family homes within the larger Peery Park Specific Plan area which is almost entirely occupied by office uses.
Existing Zoning: Peery Park Specific Plan (PPSP)
Existing General Plan: Peery Park (PP)
Attachment 5
4. 411, 415, 421 Charles Street
Current Use: The properties are developed with single-family homes on lots ranging from 6,500 to 9,750 square feet. The FARs range from 16% to 28%. The sites are surrounded by other residential uses with R-2 parcels to the north, Downtown Specific Plan (DSP) to the east, and existing two-family dwellings zoned for office development to the west. Sites to the south are city-owned gardens and public buildings.
Existing Zoning: Office (O)/Planned Development (PD)
Existing General Plan: Office (OF)
5. 5 91 South Murphy Avenue
Current Use: The property is developed with a 1,552 square-foot single-family home on a 6,477 square-foot lot, giving an FAR of 24%. The neighborhood is a mix of uses from commercial centers along El Camino Real to adjacent office, two-family dwelling, and single-family residential uses to the north along Murphy Avenue.
Existing Zoning: Commercial (C2)/El Camino Real Specific Plan (ECR) Existing General Plan: Corridor Mixed Use (CMU)
Attachment 5
6. 7 02 & 798 West Iowa Avenue
Current Use: The properties are developed with single-family homes on lots with areas of 6,960 and 9,610 square feet respectively. The FARs total approximately 22% and 30%. The sites are surrounded by other residential uses with R-2 parcels to the north, R-0 parcels to the west, and existing two-family dwellings zoned for office development to the east. Sites to the south are two-family dwellings as well as city-owned public buildings and a preschool.
Existing Zoning: Office (O)
Existing General Plan: Office (OF)
Attachment 5