DEPARTMENT: Development Services
COUNCIL DISTRICTS IMPACTED: District 1
SUBJECT:
Plan Amendment 15062
(Associated Zoning Case Number Z2015180)
SUMMARY:
Comprehensive Plan Component: Near Northwest Community Plan
Plan Adoption Date: February 14, 2002
Current Land Use Category: Urban Low Density Residential
Proposed Land Use Category: Community Commercial
BACKGROUND INFORMATION:
Planning Commission Hearing Date: August 12, 2015
Case Manager: Shepard Beamon, Planner
Property Owner: Jesse Sepulveda
Applicant: Jesse Sepulveda
Representative: Jesse Sepulveda
Location: Approximately 0.2040 acres of land being Lots S IRR 92.7 ft of 11 and 12, Block 2, in NCB 8814, located at 1807 W. Wildwood Dr.
Total Acreage: 0.2040
Notices Mailed
Owners of Property within 200 feet: 19
Registered Neighborhood Associations within 200 feet: Los Angeles Heights
Planning Team: Near Northwest
Applicable Agencies: None
Transportation
Thoroughfare: IH-10
Existing Character: Freeway 250‘-500’
Proposed Changes: None
Thoroughfare: West Wildwood Drive
Existing Character: Local Street
Proposed Changes: None
Thoroughfare: Brad Avenue
Existing Character: Local Street
Proposed Changes: None
Public Transit:
The nearest VIA bus routes are 97 and 296, which operate along West Avenue.
ISSUE:
Plan Adoption Date: February 14, 2002
Update History: None
Goal 2 - Economic Development Ensure the Near Northwest Community’s business corridors are filled with a mix of uses including professional offices, residences and busy shops, providing neighbors an attractive place to walk for shopping, playing, working and relaxing both day and night.
Comprehensive Land Use Categories
Urban Low Density Residential: Urban Low-Density Residential mainly includes single-family houses on individual lots. Detached and attached accessory dwelling units such as granny flats and garage apartments are allowed when located on the same lot as the principal residence. Only one accessory dwelling is permitted per lot and should reflect the appearance of the main structure. Certain non-residential uses, such as schools, places of worship and parks, are appropriate within these areas and should be centrally located to provide easy accessibility.
Example Zoning Districts:
R-3, R-4, R-5, R-6
Comprehensive Land Use Categories
Community Commercial: Community Commercial development includes medium and high density land uses that draws its customer base from a larger community. This classification can include a mix of uses in the same building or in the same development. Community Commercial uses are typically located on arterials at major intersections (nodes) or in established commercial areas along arterials. Examples of Community Commercial uses include all Neighborhood Commercial uses, convenience stores with gas stations, grocery stores, plant nurseries, paint/carpet stores, offices, apartments and community shopping centers. Drive-through establishments are permissible. Community commercial uses should incorporate well-defined and accessible entrances, shared internal circulation, limited curb cuts to arterial streets, ample sidewalks and shade trees in parking lots, landscaping on planter strips between the parking lot and street and well-designed, monument signage. Community Commercial centers should be designed to create safe, attractive and convenient vehicular and pedestrian linkages with adjoining land uses.
Example Zoning Districts:
NC, C-1, C-2P, C-2, O-1
Land Use Overview
Subject Property
Future Land Use Classification
Low Density Mixed Use
Current Use
Vacant Industrial Lot, Industrial Yard
North
Future Land Use Classification
Low Density Mixed Use
Current Use
Single-Family Residences
East
Future Land Use Classification
Low Density Mixed Use
Current Use
Auto Repair, Industrial Uses, Retail
South
Future Land Use Classification
Low Density Mixed Use
Current Use
Vacant Commercial, Single-Family Residences, Vacant Industrial, Bar
West
Future Land Use Classification
Low Density Mixed Use
Current Use
Single-Family Residences, Vacant Lot
LAND USE ANALYSIS:
The applicant requests this Plan Amendment and associated zoning change in order to have retail/law office on the subject property. The requested Community Commercial land use designation is not appropriate as Community Commercial includes medium- and high-density land uses that draw its customer base from a larger community. Community Commercial uses are typically located on arterials at major intersections (nodes) or in established commercial areas along arterials, of which this property is not. The subject property’s location in the neighborhood’s perimeter facing a local street, along with the general surrounding conditions which include primarily residential uses to the south and west, makes it appropriate for the Neighborhood Commercial land use classification. The Neighborhood Commercial classification supports the Near Northwest Community Plan objectives of promoting economic growth and development.
ALTERNATIVES:
1. Make an alternate recommendation.
2. Continue to a future date.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff recommends Denial with alternate recommendation for Neighborhood Commercial. The subject property’s proximity to a primarily single-family residential neighborhood and on local thoroughfares makes Neighborhood Commercial more appropriate for the property. Neighborhood Commercial land use will still allow the applicant to operate a retail/law office.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2015180
Current Zoning: "O-2 AHOD" High-Rise Office Airport Hazard Overlay District
Proposed Zoning: "C-2 AHOD" Commercial Airport Hazard Overlay District
Zoning Commission Hearing Date: August 18, 2015