Disposition Summary

Approve the request for a duplex use because it is compatible with surrounding development, subject to 1 condition.

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Staff Recommendation

Approve the request for a duplex use because it is compatible with surrounding development, subject to 1 condition.

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1. Adhering to all City Engineering requirements related to driveway design so that the 4 required parking spaces can enter and exit the driveway without backing up onto Broome Road. Any updates to the driveway aside from pavement reduction shall not occur in the front yard.

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The subject property has functioned as a duplex for many years, with two mailboxes and USPS unit addresses existing since at least 2007 according to street view imagery (See Exhibit B). No changes to the building are proposed as part of this Special Use request for a duplex, which, if approved, will allow the owner to update the utility meters as a permitted duplex.

STANDARDS FOR EVALUATING A SPECIAL USE (ARTICLE 16.2.F.2)
1) THE USE IS CONSISTENT WITH ADOPTED PLANS AND POLICIES, INCLUDING THE GENERAL PLAN AND THE ONE-YEAR PLAN.
A. The land use classification for the subject property in the One Year Plan and the Northwest City Sector Plan is LDR (Low Density Residential), which is intended for single-family detached dwellings and duplexes. This request is consistent with the LDR designation.
B. This Special Use is supported by the General Plan's Development Policy 9.3, to ensure that the context of new development, including the scale and compatibility, does not impact existing neighborhoods and communities. The proposed duplex is in a building originally built in 1971 that is similar in scale and appearance with the other established homes along Broome Road. The property is also adjacent to another long-established duplex to the east. With no changes being proposed to the building, this request is compatible with surrounding development and uses.

2) THE USE IS IN HARMONY WITH THE GENERAL PURPOSE AND INTENT OF THIS ZONING CODE.
A. The RN-1 (Single-Family Residential Neighborhood) district permits consideration of duplexes, and this proposal meets the dimensional zoning standards as well as the principal use standards for a duplex conversion in Article 9.3.J. Maintaining this property as a duplex also aligns with the general purpose statement of the zoning code in Article 1.2.I, to provide opportunities for a diversity of housing types.

3) THE USE IS COMPATIBLE WITH THE CHARACTER OF THE NEIGHBORHOOD WHERE IT IS PROPOSED, AND WITH THE SIZE AND LOCATION OF BUILDINGS IN THE VICINITY.
A. The existing building is compatible with the size, scale, and setbacks of surrounding properties.

4) THE USE WILL NOT SIGNIFICANTLY INJURE THE VALUE OF ADJACENT PROPERTY OR BY NOISE, LIGHTS, FUMES, ODORS, VIBRATION, TRAFFIC, CONGESTION, OR OTHER IMPACTS DETRACT FROM THE IMMEDIATE ENVIRONMENT.
A. There are no adverse impacts anticipated to occur by continuing to allow this existing duplex to operate as a duplex.

5) THE USE IS NOT OF A NATURE OR SO LOCATED AS TO DRAW SUBSTANTIAL ADDITIONAL TRAFFIC THROUGH RESIDENTIAL STREETS.
A. Broome Road is a minor collector street. The existence of two units on the subject property should not create a traffic burden in the West Hills neighborhood.