DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Plan Amendment 18028
(Associated Zoning Case Z2018104)
SUMMARY:
Comprehensive Plan Component: Near Northwest Community Plan
Plan Adoption Date: February 14, 2002
Current Land Use Category: “Medium Density Residential”
Proposed Land Use Category: “High Density Residential”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: February 28, 2018
Case Manager: Angela Cardona, Planner
Property Owner: Marcus Brunus LLC Woodlawn
Applicant: David Anton Armendariz
Representative: Angel Ruiz
Location: 1553 West Woodlawn Avenue
Legal Description: Lots 51, 52, 53, 54, 55 and 56, Block 2, NCB 6481
Total Acreage: 0.481
Notices Mailed
Owners of Property within 200 feet: 31
Registered Neighborhood Associations within 200 feet:
Applicable Agencies: None.
Transportation
Thoroughfare: West Woodlawn Avenue
Existing Character: Secondary Arterial
Proposed Changes: None Known
Thoroughfare: North Calaveras Street
Existing Character: Local Street
Proposed Changes: None Known
Public Transit: VIA bus routes 90 and 289 are within walking distance of the subject property.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Near Northwest Community Plan
Plan Adoption Date: February 14, 2002
Plan Goals: Goal 3: Housing - Preserve and revitalize the community’s unique mix of quality housing.
Comprehensive Land Use Categories
Land Use Category: “Medium Density Residential”
Description of Land Use Category: Medium Density Residential includes single family houses, duplexes, triplexes, fourplexes, townhomes, cottage housing and accessory dwelling units. 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.
Permitted Zoning Districts: “R-6”, “R-5”, “R-4, “R-3”, “RM-6”, “RM- 5” and “RM-4”
Land Use Category: “High Density Residential”
Description of Land Use Category: High-Density Residential uses include apartments with more than four dwelling units on an individual lot. All residential uses can be found within this classification.
Permitted Zoning Districts: “R-4”, “R-3”, “RM-6”, “RM-5”, “RM-4”, “MF-18”, “MF-25” and “MF-33”
Land Use Overview
Subject Property
Future Land Use Classification:
“Medium Density Residential”
Current Land Use Classification:
Multi-Family Apartment
Direction: North
Future Land Use Classification:
“Medium Density Residential”
Current Land Use Classification:
Single-Family Residences
Direction: East
Future Land Use Classification:
“Medium Density Residential”
Current Land Use Classification:
Multi-Family Apartment
Direction: South
Future Land Use Classification:
“Medium Density Residential”
Current Land Use Classification:
Single-Family Residences
Direction: West
Future Land Use Classification:
“Medium Density Residential”
Current Land Use:
Multi-Family Apartment
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The property is not located within a Regional Center. The property is within a ½ of a mile of the Zarzamora Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff recommends Denial.
The requested plan amendment from “Medium Density Residential” to “High Density Residential” is requested in order to increase the number of permitted residential units on the property. The current “RM-4” base zoning permits a fourplex and the proposed “MF-33” base zoning would permit a density of up to 15 units. The “High Density Residential” land use designation is not in line with the current land use designations within this area. The neighborhood is predominately “Medium Density Residential” and “Neighborhood Commercial”.
ALTERNATIVES:
1. Recommend Approval of the proposed amendment to the Near Northwest Community Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2018104
Current Zoning: “RM-4 AHOD” Residential Mixed Airport Hazard Overlay District
Proposed Zoning: “MF-33 AHOD” Multi-Family Airport Hazard Overlay District
Zoning Commission Hearing Date: March 6, 2018