DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Plan Amendment 17052
(Associated Zoning Case Z2017161)
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: “High Density Residential”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: May 24, 2017
Case Manager: Daniel Hazlett, Planner
Property Owner: Camden Town LLC
Applicant: Jerry Arredondo
Representative: Jerry Arredondo
Location: 125 West Norwood Court
Legal Description: Lot 48, Block 3, NCB 6557
Total Acreage: 0.2112
Notices Mailed
Owners of Property within 200 feet: 20
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: None
Transportation
Thoroughfare: West Norwood Court
Existing Character: Local Street
Proposed Changes: None Known
Thoroughfare: Howard Street
Existing Character: Local Street
Proposed Changes: None Known
Public Transit: Via route 5, 204, and 509 are within walking distance of the subject property.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: North Central Neighborhoods Community Plan
Plan Adoption Date: February 14, 2002
Plan Goals: 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
Land Use Category: Low Density Residential
Description of Land Use Category: 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
Permitted Zoning Districts: R-4, R-5, R-6, R-20
Comprehensive Land Use Categories
Land Use Category: High Density Residential
Description of Land Use Category: High Density Residential provides for compact development consisting of the full spectrum of residential unit types, and includes apartments and condominiums. All residential uses can be found within this classification. High Density Residential is typically located along or in the vicinity of major arterials or collectors, often in close proximity to commercial and transportation facilities. This classification may be used as a transition between Low Density Residential or Medium Density Residential uses and non-residential uses. Appropriate buffering should be required between High Density Residential uses and other residential uses. High Density Residential uses should be located in a manner that does not route traffic through other residential uses, often in close proximity to commercial and transportation facilities.
Permitted Zoning Districts: RM-4, RM-6, MF-18, MF-33
Land Use Overview
Subject Property
Future Land Use Classification: Low Density Residential
Current Land Use Classification: Duplex
Direction: North
Future Land Use Classification: High Density Residential
Current Land Use Classification: Apartment Complex
Direction: East
Future Land Use Classification: Medium Density Residential
Current Land Use Classification: Single-Family Residences
Direction: South
Future Land Use Classification: Low Density Residential
Current Land Use Classification: Single Family Residence, Vacant Lot
Direction: West
Future Land Use Classification: Low Density Residential
Current Land Use Classification: Vacant Lot, Single-Family Residence
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 recommend Denial.
The applicant requests this plan amendment and associated zoning change in order to allow for a total of six-dwelling units on the subject property. The property is on a street that includes primarily Low and Medium Density Residential uses. High Density Residential land use classification has the potential to alter the density of the neighborhood. The High Density Residential land use to the north is an established apartment complex that is not a part of the streetscape on West Norwood Court. Staff is unable to classify this request as an extension of that land use designation. The High Density Residential classification would increase density on West Norwood Court which consists primarily of Single-Family Residences and Duplexes.
ALTERNATIVES:
1. Recommend approval of the proposed amendment to the North Central Neighborhood Community Plan.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2017161
Current Zoning: "R-4 AHOD" Residential Single-Family Airport Hazard Overlay District
Proposed Zoning: "IDZ AHOD" Infill Development Zone Airport Hazard Overlay District with uses permitted in "MF-33" Multi-Family District