DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Plan Amendment PA-2019-11600028
(Associated Zoning Case Z-2019-10700104)
SUMMARY:
Comprehensive Plan Component: Greater Dellview Community Plan
Plan Adoption Date: September 29, 2005
Current Land Use Category: “Low Density Residential”
Proposed Land Use Category: “Neighborhood Commercial”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: July 24, 2019
Case Manager: Michael Pepe, Planner
Property Owner: Phillip Zamora
Applicant: Phillip Zamora
Representative: Alessa Rodriguez
Location: 907 and 911 Clower St
Legal Description: Lot 12 and Lot 13, Block 106, NCB 7221
Total Acreage: 0.3214
Notices Mailed
Owners of Property within 200 feet: 31
Registered Neighborhood Associations within 200 feet: Central Los Angeles Heights
Applicable Agencies: None
Transportation
Thoroughfare: Clower
Existing Character: Local
Proposed Changes: None Known
Public Transit: VIA Bus routes are within walking distance of the subject property. Routes: 2, 202, 651
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Greater Dellview Community Plan
Plan Adoption Date: September 29, 2005
Plan Goals:
• Goal 2: Neighborhood Commercial Revitalization
Promote the growth and development of local businesses and create attractive and viable commercial environments that draw new customers and diverse businesses
• Objective 2.1: Commercial Corridors Assessment: Develop data to inform the economic development process and prioritize critical needs
• Objective 2.4: Small Business Development: Foster an environment that promotes, encourages and supports small business development
Comprehensive Land Use Categories
Land Use Category: Low Density Residential
Description of Land Use Category: This category allows for low density, single-family residential homes on individual lots. Growth under this category of land use should be oriented away from rights of way with high traffic frequencies, centralized to the core of neighborhoods, and ideally be within walking distance of elementary schools, and neighborhood commercial uses. Additionally, the community recognizes and appreciates varying degrees of density that currently exist within predominantly single-family districts. However, if there are existing multi-family uses that were built as single family structures, the preference is that the structure return to a low density residential use whenever feasible. Certain small to medium scale lower impact community oriented uses such as churches, parks, and open space may also be encouraged in this category.
Permitted Zoning Districts: R-4, R-6, R-5, R-20
Land Use Category: Neighborhood Commercial
Description of Land Use Category: This category provides for smaller intensity commercial uses such as small-scale retail or offices, professional services, convenience retail, and shopfront retail that serves a market equivalent to a neighborhood. Neighborhood commercial uses should be located at the intersection of residential streets and arterials, and within walking distance of neighborhood residential areas, or along arterials where already established. Examples of neighborhood commercial uses include flower shops, small restaurants, lawyer’s offices, coffee shops, hairstylist or barbers shops, bookstores, copy service, dry cleaning, or convenience stores without gasoline. Refuse containers should be found behind the principal structure, and should be screened from adjacent residential uses. Appropriate buffering such as a buffer yard and/or landscaping should form a screen between this category and residential uses. Whenever possible, parking should be located in the back of the structure, monument signage is encouraged, and lighting should be directed onto the site, away from adjoining properties.
Permitted Zoning Districts: NC, C-2P, C-1, O-1
Land Use Overview
Subject Property
Future Land Use Classification:
“Neighborhood Commercial”
Current Land Use Classification:
Commercial
Direction: North
Future Land Use Classification:
“Neighborhood Commercial”
Current Land Use Classification:
Commercial
Direction: East
Future Land Use Classification:
“Neighborhood Commercial”
Current Land Use Classification:
Commercial
Direction: South
Future Land Use Classification:
“Neighborhood Commercial”, “Low Density Residential”
Current Land Use Classification:
Commercial, Residential
Direction: West
Future Land Use Classification:
“Low Density Residential”
Current Land Use:
Residential
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The property is located not located within a Regional Center. The property is located within a half mile of a Premium Transit Corridor.
ANALYSIS AND RECOMMENDATION:
Staff and Planning Commission (7-0) recommend Approval.
The proposed “Neighborhood Commercial” that extends off of Blanco Road is consistent with other blocks along the corridor. “Neighborhood Commercial” would allow for Commercial buildings that would allow the applicant to conduct their business indoors. This designation in the plan would only allow for “C-1” and “NC” zoning districts, which are of a lighter intensity than many businesses in the area.
ALTERNATIVES:
1. Recommend Denial of the proposed amendment to the Greater Dellview Community Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z-2019-10700104
Current Zoning: “R-4 AHOD” Residential Single-Family Airport Hazard Overlay District
Proposed Zoning: “C-1 AHOD” Light Commercial Airport Hazard Overlay District
Zoning Commission Hearing Date: July 16th, 2019