Study Issue 21-01
Legal Non-Conforming Two-Family Dwellings in Non-Residential Zoning Districts
1. 13 88 & 1390 Bremerton Drive
Current Use: The property is developed with a 2,634 square-foot two-family dwelling on an 8,000 square-foot lot, giving it an FAR of approximately 33%. The site is adjacent to two R-2 two- family dwellings across the street, a commercial center to the north, and R-1 single-family in the remainder of the neighborhood.
Existing Zoning: Office (O)
Existing General Plan: Office (O)
2. 296 & 315 Carroll Street, 327-35 5 East McKinley Avenue Current Use: The properties are developed with two-family dwelling homes on lots ranging from 4,000 to 7,200 square feet. The FAR ranges from 30% to 69%. Several of the parcels along McKinley Avenue were developed as a planned development, accounting for the high FAR values. These properties would be unlikely to expand even with the proposed Title 19 updates.
Two-family dwellings are not a permitted use in DSP Blocks 6 and 8b, hence the reason these units are non-conforming. The neighborhood is a mix of primarily residential uses, from single- family through dense multi-unit construction.
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xisting Zoning: C1 (Commercial)/Planned Development (PD) Existing General Plan: Village Mixed Use (VMU)
Attachment 7
3. I owa Avenue, Florence Avenue, Waverly Street
Current Use: The properties are developed with two-family dwelling homes on lots ranging from 4,550 to 9,750 square feet. The FARs range from approximately 19% to 53%. The sites are surrounded by other residential uses with R-2 parcels to the north and single-family parcels to the west and east. Sites to the south are city-owned gardens and public buildings.
Existing Zoning: Office (O)/Planned Development (PD)
Existing General Plan: Office (OF)
4. 13 01- 1322 Oxbow Court
Current Use: The properties are developed with two-family dwelling homes on lots ranging from 7,600 to 10,101 square feet. Built as a planned development, the two-family dwellings have similar construction of 2,089 square feet with FARs ranging from approximately 21% to 27%. The sites have a mix of surroundings with office uses to the west, Fremont Avenue to the north, newly constructed R-2 two-family dwellings to the east, and single-family R-1s to the south.
Existing Zoning: Office (O)/Planned Development (PD)
Existing General Plan: Office (OF)
Attachment 7
5. 818 West Evelyn Avenue
Current Use: The property is developed with a 1,044 square-foot two-family dwelling on a 5,070 square-foot lot, giving it an FAR of 21%. Adjacent land uses Evelyn Avenue are heavy service commercial uses including auto repair shops and a lumber yard, with railroad tracks to the north. A neighborhood of R-2 two-family dwellings exists behind the subject address along Muender Avenue and Pastoria Avenue, and to the east along Evelyn and Waverly Avenues.
Existing Zoning: Commercial (C4)
Existing General Plan: Commercial (COM)
Attachment 7