The Property is currently zoned RM-1 (residential use) with a 40-X height/bulk designation. The RM-1 residential zoning allows one dwelling unit per 800 square feet of site area. At a land area of approximately 446,468 square feet, the RM-1 zoning allows approximately 558 dwelling units. The site is also eligible for approval as a Planned Unit Development (PUD) since the site is over 20,000 square feet. Under a PUD, the site can be developed to a density consistent with RM-2 zoning, minus one dwelling unit. The RM-2 zoning allows one dwelling unit per 600 square feet of site area and would therefore allow for approximately 744 dwelling units (745 minus 1 unit). In addition to the current RM-1 zoning, a 1953 Planning Commission resolution—known as Resolution 4109, referenced above—has application to the Property during its current non-conforming use classification.
The base project design that was presented in the PPA/EEA application proposed 558 homes, consistent with the number of homes allowed under the RM-1 zoning. As such, the base project design does not take advantage of the increase in density allowed under a PUD designation. However, an EIR project variant was requested by the City at a density of approximately 744 units. We have developed a senior housing variant for the environmental review that removes 49,999 square feet of commercial space and replaces it with 186 senior housing units across from the 65’ tall JCC. The proposed senior housing variant is being studied at a 67’ height for environmental review purposes.