Disposition Summary

Approve the request to remove the Previously Approved Planned District (C) designation because it will enable residential development that is compatible with the surrounding neighborhood.

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Staff Recommendation

Approve the request to remove the Previously Approved Planned District (C) designation because it will enable residential development that is compatible with the surrounding neighborhood.

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This request is for the removal of the Previously Approved Planned District (C) designation on the subject property per the requirements of Article 1.4.G.3, which states, "Any changes to a previously approved planned district, or request to remove the planned district designation from a property, shall be made through the special use process."

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 request to remove the (C) designation from this property with the land use classification of TDR (Traditional Neighborhood Residential) does not conflict with any development policies within the General Plan, One Year Plan or East City Sector Plan.

2) THE USE IS IN HARMONY WITH THE GENERAL PURPOSE AND INTENT OF THIS ZONING CODE.
A. There was no previously approved development plan specific to the entire prior zoning district of RP-1 (Planned Residential). However, the subject property had a 2012 Use on Review approval (11-B-12-UR) under the former RP-1 district for one detached dwelling, warranting Special Use review for the C designation removal.
B. There is no proposed use beyond the removal of the (C) designation. This removal will enable development under the RN-2 (Single-Family Residential Development) base zone or the Middle Housing Standards of Article 4.6. This property qualifies as a Nonconforming Lot of Record under Article 17.3, which allows uses that are permitted within the property's zoning district. This request to remove the (C) designation conforms with the intent of the zoning ordinance.

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 surrounding residential neighborhood contains a diverse mix of housing forms, including single-family, duplex, and multifamily development. Enabling residential development on the subject property in accordance with RN-2 or the Middle Housing Standards should result in development that is compatible with the character of the neighborhood.

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 with the proposed (C) district removal. Doing so will allow infill housing on this vacant parcel.

5) THE USE IS NOT OF A NATURE OR SO LOCATED AS TO DRAW SUBSTANTIAL ADDITIONAL TRAFFIC THROUGH RESIDENTIAL STREETS.
A. Considering the small size of the lot, potential future residential development is not anticipated to result in a substantial increase in traffic on this residential street of Tecoma Drive.