DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 5
SUBJECT:
Plan Amendment 18035
(Associated Zoning Case Z2018115)
SUMMARY:
Comprehensive Plan Component: Nogalitos/South Zarzamora Community Plan
Plan Adoption Date: September 30, 2004
Plan Update History: June 18, 2009
Current Land Use Category: “Low Density Residential”
Proposed Land Use Category: “High Density Residential”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: March 14, 2018
Case Manager: Nyliah Acosta, Planner
Property Owner: Seref Hacibektasoglu
Applicant: Seref Hacibektasoglu
Representative: Seref Hacibektasoglu
Location: 723 Recio Street
Legal Description: Lot 25 and Lot 26, Block 7, NCB 3910
Total Acreage: 0.1435
Notices Mailed
Owners of Property within 200 feet: 35
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: None
Transportation
Thoroughfare: Recio Street
Existing Character: Local Road
Proposed Changes: None Known
Thoroughfare: Bordoy Street
Existing Character: Local Road
Proposed Changes: None Known
Public Transit: VIA Routes 51 and 251 are 2 blocks west of the subject property
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Nogalitos/South Zarzamora Community Plan
Plan Adoption Date: September 30, 2004
Update History: June 18, 2009
Plan Goals: Goal 1: Improve the quality, appearance, and variety of existing and new housing for people of all ages while preserving the character of the neighborhoods
Goal 2.1: Protect and preserve the character of the neighborhoods and commercial corridors while improving their physical appearance
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: High-Density Residential
Description of Land Use Category: High-density residential uses include multi-family residential developments with more than four units, such as apartments, condominiums, and assisted living facilities, but can also include Low-density and Medium-density residential uses. This form of development should be located along or in the vicinity of major arterials or collector streets, often in close proximity to commercial and transportation facilities. This classification may be used as a transition between lower density residential uses and non-residential uses. High-density residential uses should be appropriately buffered from adjacent residential uses through landscaping, screening and lighting controls, and should be located in a manner that does not route traffic through other residential areas.
Permitted Zoning Districts: RM-6, RM-5, RM-4, MF-25, MF-33, MF-40
Land Use Overview
Subject Property
Future Land Use Classification:
Low Density Residential
Current Land Use Classification:
Apartments
Direction: North
Future Land Use Classification:
Low Density Residential, Medium Density Residential
Current Land Use Classification:
Single Family Residences
Direction: East
Future Land Use Classification:
Low Density Residential, Neighborhood Commercial
Current Land Use Classification:
Single Family Residences
Direction: South
Future Land Use Classification:
Low Density Residential
Current Land Use Classification:
Single Family Residences, Apartments
Direction: West
Future Land Use Classification:
Low Density Residential
Current Land Use:
Single Family Residences
FISCAL IMPACT:
None
Proximity to Regional Center/Premium Transit Corridor
The subject property is not within a Regional Plan, or a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff recommends Denial, with the alternate recommendation of “Medium Density Residential”.
The property owner purchased the property as a sixplex with the intention to remodel the property. In doing so, the applicant was informed by DSD that the zoning was for a fourplex. It is a goal within the Nogalitos/South Zarzamora Community Plan to encourage quality infill housing that fits the character of the neighborhood. However, six units in the middle of the neighborhood drastically changes the character of the surrounding area. Objective 2.1 within the community plan aims to protect and preserve the character of the neighborhood, while improving the physical appearance. As the property is now, it is already out of place. Staff’s alternate recommendation would be to maintain its current “R-4 CD” Residential Single Family with Conditional Use for a Fourplex. However, it should be noted that to get the property into compliance with a fourplex, the associated land use needed is “Medium Density Residential” and the Applicant has requested “High Density Residential”.
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: Z2018115
Current Zoning: “R-4 CD” Residential Single-Family with a Conditional Use for Four (4) Dwelling Units
Proposed Zoning: “IDZ” Infill Development Zone for Six (6) Dwelling Units
Zoning Commission Hearing Date: March 20, 2018