DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 5
SUBJECT:
Plan Amendment 17067
(Associated Zoning Case Z2017223)
SUMMARY:
Comprehensive Plan Component: Kelly/ South San Pueblo Community Plan
Plan Adoption Date: February 18, 2010
Current Land Use Category: “Neighborhood Commercial”
Proposed Land Use Category: “Business/ Office Park”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: August 23, 2017
Case Manager: Angela Cardona, Planner
Property Owner: Roberto Alarcan
Applicant: Roberto Alarcan
Representative: Roberto Alarcan
Location: 1320 Somerset Road
Legal Description: Lots 6, 7, 8, 9, 10, 26, 27, 28, 29, Block 30, NCB 8523; located at 1320 Somerset Road.
Total Acreage: 0.6254 acres
Notices Mailed
Owners of Property within 200 feet: 18
Registered Neighborhood Associations within 200 feet: None.
Applicable Agencies: None.
Transportation
Thoroughfare: Somerset Road
Existing Character: Secondary Arterial Type A
Proposed Changes: None
Thoroughfare: West Pyron Avenue
Existing Character: Local Street
Proposed Changes: None
Public Transit: The nearest VIA bus route is #51 and #251 are within walking distance of the subject property.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Kelly/ South San Pueblo Community Plan
Plan Adoption Date: February 18, 2010
Plan Goals: To increase Mixed Use along Major and Minor Corridors and to update compliments the mixed use and neighborhood commercial adjacencies throughout the area
Comprehensive Land Use Categories
Land Use Category: Neighborhood Commercial
Description of Land Use Category: This category provides for smaller intensity commercial uses such as small scale retail or offices, professional services, convenience retail, and shop front retail that serves a market equivalent to a neighborhood. Neighborhood commercial uses should be located at intersection of collector streets and higher order streets within walking distance of neighborhood residential areas, or along arterials where an existing commercial area is already established.
Permitted Zoning Districts: NC, C-1, 0-1
Land Use Category: Low Density Residential
Description of Land Use Category: Low density residential land uses include single-family houses on individual lots. One accessory dwelling (granny flat or garage apartment) is permitted per lot and should reflect the appearance of the main structure.
Permitted Zoning Districts: R-4, R-5, R-6, R-20
Land Use Category: Business/Office Park
Description of Land Use Category: This category includes medium to large sized buildings in a low rise format that house professional, administrative, light manufacturing and warehousing functions for private corporations. Development in this category should take the form of a cohesive, campus like environment where buildings are interspersed with open space areas and pedestrian walkways. Uses in this category should be separated from residential areas with landscaping buffers and should feature monument signage and lighting that is oriented away from adjacent sites
Permitted Zoning Districts: O-1.5, O-2, C-3, BP, L
Land Use Overview
Subject Property
Future Land Use Classification:
Neighborhood Commercial
Current Land Use Classification:
Vacant
Direction: North
Future Land Use Classification:
Neighborhood Commercial
Current Land Use Classification:
Restaurant, Professional Office
Direction: East
Future Land Use Classification:
Low Density Residential
Current Land Use Classification:
Residential, Churches
Direction: South
Future Land Use Classification:
Neighborhood Commercial, Medium Density Residential
Current Land Use Classification:
Multi- Family Apartments, Single Family Residential
Direction: West
Future Land Use Classification:
Neighborhood Commercial, Low Density Residential
Current Land Use:
Auto Sales and Auto Repair, Single Family Residential
Proximity to Regional Center/Premium Transit Corridor
The subject property is not within a Regional Center or within a Premium Transit Corridor.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends Denial.
The applicant’s request for a change to the Kelly/South San Pueblo Plan from “Neighborhood Commercial” to “Office/Business Park” is inconsistent with the current pattern of land uses in the surrounding area and is an inappropriate category to act as a buffer from the existing residential uses within the abutting “Low Density Residential” category.
ALTERNATIVES:
1. Recommend approval of the proposed amendment to the Kelly/South San Pueblo Community Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2017223
Current Zoning: “I-2 AHOD” Heavy Industrial Airport Hazard Overlay District
Proposed Zoning: “L” Light Industrial Airport Hazard Overlay District
Zoning Commission Hearing Date: September 05, 2017