DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Plan Amendment Z 2019-11600038
(Associated Zoning Case Z 2019-10700142)
SUMMARY:
Comprehensive Plan Component: North Central 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: July 24, 2019
Case Manager: Michael Pepe, Planner
Property Owner: Frank Ramirez
Applicant: SAMA Developers, LLC
Representative: Brown and Ortiz
Location: 1006 Chulie Street, 1010 Chulie Street and 707 Rexford
Legal Description: Lot 19, Lot 23 and Lot 24, Block 20, NCB 13035
Total Acreage: 0.764 acres
Notices Mailed
Owners of Property within 200 feet: 31
Registered Neighborhood Associations within 200 feet: Shearer Hills / Ridgeview Neighborhood Association
Applicable Agencies: None.
Transportation
Thoroughfare: Chulie
Existing Character: Local
Proposed Changes: None Known
Thoroughfare: Rexford
Existing Character: Local
Proposed Changes: None Known
Public Transit: VIA bus routes are within walking distance: 647
ISSUE:
None.
Comprehensive Plan
Comprehensive Plan Component: North Central Community Plan
Plan Adoption Date: February 14, 2002
Plan Goals:
Objective 5.1: Work with private developers and builders, non-profit housing corporations, city departments, and housing agencies to identify potential areas for residential in-fill housing, targeting existing vacant lots.
Comprehensive Land Use Categories
Land Use Category: “Low-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, RM-5, RM-6
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: MF-25, MF-33, MF-40, MF-50
Land Use Overview
Subject Property
Future Land Use Classification:
Low Density Residential
Current Land Use Classification:
High Density Residential
Direction: North
Future Land Use Classification:
Regional Commercial
Current Land Use Classification:
Regional Commercial
Direction: East
Future Land Use Classification:
Low Density Residential
Current Land Use Classification:
Low Density Residential
Direction: South
Future Land Use Classification:
Low Density Residential
Current Land Use Classification:
Low Density Residential
Direction: West
Future Land Use Classification:
Neighborhood Commercial
Current Land Use Classification:
Neighborhood Commercial
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The property is located within the Greater Airport Area Regional Center. The property is located within a ½ of a mile of the Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff recommends Denial as proposed.
The proposed “High Density Residential” would allow for intense, but fragmented development within the interior of a block that would be inconsistent with the residential character of the neighborhood. Staff recommends amending the plan for all of Block 20 from “Low Density Residential” to “High Density Residential”, rather than the proposed 3 lots. This would allow a more consistent planning pattern across the block with direct access to the freeway.
ALTERNATIVES:
1. Recommend Approval.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z 2019-10700142
Current Zoning: “R-5 AHOD” Single Family Residential Airport Hazard Overlay District
Proposed Zoning: “IDZ-2 AHOD” Medium Intensity Infill Development Zone Airport Hazard Overlay District
Zoning Commission Hearing Date: August 6th, 2019