DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Plan Amendment PA 2019-11600026
(Associated Zoning Case Z 2019-10700065 CD)
SUMMARY:
Comprehensive Plan Component: North Central Community Plan
Plan Adoption Date: February, 2002
Current Land Use Category: “Low Density Residential”
Proposed Land Use Category: “Medium Density Residential”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: May 8, 2019
Case Manager: Sara Serra, Planner
Property Owner: Monda Enterprise LLC
Applicant: Melody Monda
Representative: Melody Monda
Location: 137 Earl Street
Legal Description: Lot 17, Lot 18 and Lot 19, Block 17, NCB 7326
Total Acreage: 0.221
Notices Mailed
Owners of Property within 200 feet: 17
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: None
Transportation
Thoroughfare: Earl Street
Existing Character: Local
Proposed Changes: None
Public Transit: VIA bus routes 5 (McCullough), and 204 (San Pedro Lineup)
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: North Central Community Plan
Plan Adoption Date: February, 2002
Plan Goals:
• GOAL 1: Support and promote business and employment development along the commercial corridors that provide for a healthy business climate while supporting the needs of the North Central Neighborhoods Community by aesthetically and environmentally reinforcing their community cultural identity and providing an attractive destination for visitors and shoppers from around the city.
• GOAL 2: Encourage the establishment of neighborhood-friendly businesses along the commercial corridors that promote pedestrian accessibility.
o Objective 2.2: Encourage mixed use development (in the area bounded by San Pedro Avenue, Rector, McCullough, and Sprucewood) that combines commercial, residential and office uses near a transportation node.
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” Residential Single Family, “R-5” Residential Single Family, “R-6” Residential Single Family, “R-20” Residential Single Family, “NP-8” Neighborhood Preservation District, “NP-10” Neighborhood Preservation District, and “NP-5” Neighborhood Preservation District.
Land Use Category: “Medium Density Residential”
Description of Land Use Category: 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.
Permitted Zoning Districts: “RM-4” Mixed Residential, “RM-5” Mixed Residential, “RM-6” Mixed Residential, and less intense residential zoning districts
Land Use Overview
Subject Property
Future Land Use Classification:
Low Density Residential
Current Land Use Classification:
Low Density Residential
Direction: North
Future Land Use Classification:
Neighborhood Commercial
Current Land Use Classification:
Institutional
Direction: East
Future Land Use Classification:
High Density Residential
Current Land Use Classification:
High Density Residential
Direction: South
Future Land Use Classification:
Neighborhood Commercial
Current Land Use Classification:
Neighborhood Commercial
Direction: West
Future Land Use Classification:
Low Density Residential
Current Land Use:
Low Density Residential
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The property is located within half a mile of a Premium Transit Corridor (San Pedro Avenue).
RECOMMENDATION:
Staff Analysis & Recommendation: Staff and Planning Commission (8-0) recommend Approval.
The proposed land use amendment from “Low Density Residential” to “Medium Density Residential” is requested in order to rezone the property to “RM-6” Residential Mixed District. The proposed Plan Amendment is consistent with North Central Community Plan’s proposed future land use for the area to develop employment opportunities along the corridors and establish neighborhood friendly business. It also provides strategic transition from the “High Density Residential” and “Commercial” to “Low Density Residential” land uses.
ALTERNATIVES:
1. Recommend Denial of the proposed amendment to the North Central Community Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2019-10700065 CD
Current Zoning: “C-3 NA S AHOD” General Commercial Nonalcoholic Sales with a Specific Use Authorization for a Veterinary Hospital - Small Animals Airport Hazard Overlay District
Proposed Zoning: "RM-6 CD AHOD" Residential Mixed Airport Hazard Overlay District with a Conditional Use for a Professional Office
Zoning Commission Hearing Date: May 7, 2019