DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Zoning Case Z-2020-10700259
SUMMARY:
Current Zoning: "O-2 AHOD" Residential Single-Family Airport Hazard Overlay District
Requested Zoning: "R-6 CD AHOD" Residential Single-Family Airport Hazard Overlay District with a Conditional Use for two (2) residential units
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: December 15, 2020
Case Manager: Michael Pepe, Planner
Property Owner: Rudolfo Patino
Applicant: Rudolfo Patino
Representative: Rudolfo Patino
Location: 103 Renner
Legal Description: Lot 15, Block 1, NCB 8395
Total Acreage: 0.1240
Notices Mailed
Owners of Property within 200 feet: 17
Registered Neighborhood Associations within 200 feet: Los Angeles Heights Neighborhood Association
Applicable Agencies: None
Property Details
Property History: The subject property was annexed by Ordinance 18115 dated September 25, 1952 as “E” Office District. The property was rezoned by Ordinance 69075 dated March 16, 1989 from “E” to “O-1” Office District. The subject property converted from “O-1” to “O-2” High Rise Office District with the adoption of the 2001 Unified Development Code, established by Ordinance 93881, dated May, 03, 2001.
Topography: The property does not include any abnormal physical features such as slope or incursion in a flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: “C-2 CD”
Current Land Uses: Hotel
Direction: East
Current Base Zoning: “C-2”
Current Land Uses: Post Office
Direction: South
Current Base Zoning: “O-2”
Current Land Uses: Duplex
Direction: West
Current Base Zoning: “R-6”
Current Land Uses: Single-Family Residences
Overlay and Special District Information:
"AHOD"
All surrounding properties carry the "AHOD" Airport Hazard Overlay District, due to their proximity to an airport or approach path. The "AHOD" does not restrict permitted uses, but can require additional review of construction plans by both the Development Services Department and the Federal Aviation Administration.
Transportation
Thoroughfare: Vance Jackson
Existing Character: Secondary Arterial Type B
Proposed Changes: None
Thoroughfare: Renner
Existing Character: Local
Proposed Changes: None
Public Transit: VIA bus routes are within walking distance of the subject property.
Routes Serviced: 96, 296
Traffic Impact: A Traffic Impact Analysis (TIA) analysis is not required.
Parking Information: The parking requirements for a single family dwelling are 1 space per unit.
ISSUE:
None.
ALTERNATIVES:
Current: “O-2” districts provide for the establishment of low to high-rise office buildings. Examples of permitted uses include offices, parks, and schools. Other uses listed as “permitted” in the UDC Nonresidential Use Matrix are only allowed as accessory uses to a primary and principal office use. A minimum 65 foot buffer zoned NC, C-1 or O-1 shall be provided when abutting residential uses or zoning. Outdoor display or sale of merchandise is prohibited.
Proposed: “R-6” allows a Single-family dwelling (detached) with a minimum lot size of 6,000 square feet and a minimum lot width of 50 feet, foster family home, public and private schools.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The property is not part of a Regional Center and is not within a premium transit corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (11-0) recommend Approval.
Criteria for Review: According to Section 35-421, zoning amendments shall be based on the approval criteria below.
1. Consistency:
The subject property is located within the Near Northwest Community Plan and is currently designated as “Medium Density Residential” in the future land use component of the plan. The requested “R-6” base zoning district is consistent with the future land use designation.
2. Adverse Impacts on Neighboring Lands:
Staff does not find evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. The proposed “R-6 CD” Residential Single-Family with Conditional Use for two (2) residential units constitutes a downzoning and reduces the potential impacts of the “O-2” High Rise Office District.
3. Suitability as Presently Zoned:
The current “O-2” High Rise Office District is not an appropriate zoning for the property and surrounding area. The proposed “R-6 CD” Residential Single-Family with Conditional Use for two (2) residential units is a more appropriate zoning for the property adjacent to single-family and is currently developed as a duplex.
4. Health, Safety and Welfare:
Staff has not found indication of likely adverse effects on the public health, safety, or welfare.
5. Public Policy:
The proposed rezoning does not appear to conflict with the following goals, principles, and objectives of the Near Northwest Community Plan:
Goal 3 - Housing
Preserve and revitalize the community’s unique mix of quality housing.
Objective 3.1: Rental Housing
Provide well-maintained housing for a mix of incomes.
Objective 3.2: Home Improvement and Maintenance Encourage investment in housing
improvement and maintenance.
6. Size of Tract:
The subject property is 0.1240 acres, which could reasonably accommodate the proposed use of a duplex.
7. Other Factors:
The Conditional Use zoning procedure is designed to provide for a land use that is not permitted by the established zoning district, but due to individual site considerations or unique development requirements would be compatible with adjacent land uses under given conditions.