DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 5
SUBJECT:
Plan Amendment 18010
(Associated Zoning Case Z2018026)
SUMMARY:
Comprehensive Plan Component: Nogalitos/South Zarzamora Community Plan
Plan Adoption Date: September 30, 2004
Current Land Use Category: “Low Density Residential”
Proposed Land Use Category: “Medium Density Residential”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: December 13, 2017
Case Manager: Daniel Hazlett, Planner
Property Owner: Arturo and Julieta Hernandez
Applicant: Arturo and Julieta Hernandez
Representative: Lupe Sanchez
Location: 1103 and 1107 Vermont Street
Legal Description: Lot 14 and 15, Block 1, NCB 8960
Total Acreage: 0.287
Notices Mailed
Owners of Property within 200 feet: 40
Registered Neighborhood Associations within 200 feet:
Applicable Agencies: None.
Transportation
Thoroughfare: Vermont Street
Existing Character: Local Street
Proposed Changes: None Known
Thoroughfare: Orey Avenue
Existing Character: Local Street
Proposed Changes: None Known
Thoroughfare: Division Avenue
Existing Character: Secondary Arterial
Proposed Changes: None Known
Public Transit: VIA bust routes 46 and 246 are adjacent to the subject properties.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Nogalitos/South Zarzamora Community Plan
Plan Adoption Date: September 30, 2004
Plan Goals: Goal 1: Housing - Improve the quality, appearance, and variety of existing and new housing for people of all ages while preserving the character of the neighborhoods.
Comprehensive Land Use Categories
Land Use Category: “Low Density Residential”
Description of Land Use Category: Low-density residential uses include single-family houses on individual lots with/without attached or detached accessory dwelling units, such as a granny flats, garage apartments, and “echo” (elder cottage housing opportunity) units. Only one accessory dwelling is permitted per lot and should reflect the appearance of the main structure. 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 access. This form of development should be oriented toward the center of the neighborhood and located away from major arterials.
Permitted Zoning Districts: “R-20”, “R-6”, “R-5”, “R-4”
Land Use Category: “Medium Density Residential”
Description of Land Use Category: Medium-density residential uses include the uses in the Low-Density Residential category as well as duplexes, triplexes, fourplexes, townhomes, row houses and zero lot line configurations. All off-street parking and vehicle use areas adjacent to residential uses require buffer landscaping, and lighting and signage controls. Certain nonresidential activities such as schools, places of worship, and parks are appropriate within these areas and should be centrally located to provide easy access. This form of development should be located along residential roads or collector streets and can serve as a buffer between Low-density residential and more intense land uses such as commercial structures.
Permitted Zoning Districts: “R-6”, “R-5”, “R-4”, “RM-6”, “RM-5”, “RM-4”
Land Use Overview
Subject Property
Future Land Use Classification:
Low-Density Residential
Current Land Use Classification:
Vacant Lots
Direction: North
Future Land Use Classification:
“Neighborhood Commercial”
Current Land Use Classification:
Single-Family Residences
Direction: East
Future Land Use Classification:
“Neighborhood Commercial”, “Low Density Residential”
Current Land Use Classification:
Convenience Store/Gas Station, Single-Family Residence
Direction: South
Future Land Use Classification:
“Low Density Residential”
Current Land Use Classification:
Single-Family Residence
Direction: West
Future Land Use Classification:
“Low Density Residential”
Current Land Use:
Single-Family Residence
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The subject properties are not within a Regional Center or within a ½ of a mile of a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff recommends Denial.
The proposed land use amendment from “Low Density Residential” to “Medium Density Residential” is requested in order to permit the rezoning request of “RM-4” Mixed Residential District. The properties are located at the corner of Vermont Street and Orey Avenue and south of Division Avenue, a secondary arterial. However, the requested “Medium Density Residential” is not consistent with the neighborhood which is primarily “Low Density Residential”. The introduction of “Medium Density Residential” will alter the current character of the neighborhood which is primarily single-family residences.
ALTERNATIVES:
1. Recommend Approval of the proposed amendment to the Nogalitos/South Zarzamora Community Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2018026
Current Zoning: “R-5 AHOD” Residential Single-Family Airport Hazard Overlay District
Proposed Zoning: “RM-4 AHOD” Residential Mixed Airport Hazard Overlay District
Zoning Commission Hearing Date: December 19, 2017