DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Plan Amendment 17051
(Associated Zoning Case Z2017156)
SUMMARY:
Comprehensive Plan Component: North Central Neighborhoods Community Plan
Plan Adoption Date: February 14, 2002
Current Land Use Category: “Low Density Residential”
Proposed Land Use Category: “Medium Density Residential”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: May 10, 2017
Case Manager: Daniel Hazlett, Planner
Property Owner: Melrose Place SA, LLC
Applicant: Melrose Place SA, LLC
Representative: Charles H. Turner
Location: 200 and 204 Melrose Place
Legal Description: Lot 17 & 18, Block 3, NCB 7303, located west of the intersection of McCullough Avenue and Melrose Place
Total Acreage: 0.32
Notices Mailed
Owners of Property within 200 feet: 30
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: None
Transportation
Thoroughfare: Melrose Place
Existing Character: Local Street
Proposed Changes: None Known
Thoroughfare: N Main Avenue
Existing Character: Local Street
Proposed Changes: None Known
Public Transit:
Via route 5 and 204 are within walking distance of the subject property.
ISSUE:
Plan Adoption Date: February 14, 2002
Update History: None
GOAL 3: Maintain and preserve the quality of the existing residential and commercial properties through the encouragement of rehabilitation and code compliance.
Comprehensive Land Use Categories
Low Density Residential: Low Density Residential supports the principles of concentrating urban growth, reinforcing existing neighborhoods, and supporting residential growth within walking distance of neighborhood commercial centers and schools. This development should be oriented toward the center of the neighborhoods and away from traffic arterials. Low Density Residential areas are composed mainly of single family dwellings on individual lots. This classification describes established residential neighborhoods of low to medium density, and supports compatible in-fill development. Duplexes and accessory dwellings (carriage houses, granny flats, etc.) are allowed on lots of 8,000 square feet or greater. All off-street parking and vehicle use areas adjacent to residential uses require buffer landscaping, and lighting and signage controls. Certain non-residential activities, 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-4, R-5, R-6, R-20
Comprehensive Land Use Categories
Medium Density Residential: Medium Density Residential includes small lot single family development, accessory dwellings, duplexes, cottage houses, triplexes, fourplexes, and townhomes. Exhibiting a medium density, this category provides for a diversity of residential development while still maintaining an overall urban residential character. Typically, Low Density Residential uses are found within this classification, and should be located in the center of the neighborhood, with Medium Density Residential being located at the edges of the neighborhood.
Example Zoning Districts:
R-4, RM-4, RM-6, IDZ
Land Use Overview
Subject Property
Future Land Use Classification
Low Density Residential
Current Use
Multi-family and a vacant lot
North
Future Land Use Classification
Low Density Residential
Current Use
Single-Family Residences
East
Future Land Use Classification
High Density Residential
Current Use
Single-Family Residences
South
Future Land Use Classification
High Density Residential
Current Use
Apartment Complex
West
Future Land Use Classification
Low Density Residential
Current Use
Single-Family Residences
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The subject property is within a half of a mile of San Pedro Avenue, a Premium Transit Corridor. The subject property is not within a Regional Center.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Planning Commission (5-2) recommend Denial.
The subject property is located in an area where “Low Density Residential” uses are congruent with the existing characteristic of the neighborhood. The request does not support Goal 5 of the North Central Neighborhood Community Plan of promoting future development that is compatible with existing neighborhoods.
The applicant requests this plan amendment and associated zoning change in order to allow for four-dwelling units on two lots totaling eight units. The subject property is on a street that includes primarily “Low Density Residential” uses. “Medium Density Residential” land use classification has the potential to alter the density of the neighborhood. The High Density Residential land use located to the east and south of the subject property is on the periphery. Staff is unable to classify this request as an extension of that land use designation. The “Medium Density Residential” classification would increase density on Melrose Place which is primarily Single-Family Residences and Duplexes.
ALTERNATIVES:
1. Recommend approval of the proposed amendment to the North Central Neighborhood Community Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2017156
Current Zoning: "MF-33 AHOD" Multi-Family Airport Hazard Overlay District
Proposed Zoning: "IDZ AHOD" Infill Development Zone Airport Hazard Overlay District with uses permitted in "RM-4" Residential Mixed District