DATE: November 4, 2021
TO: Planning Commission
FROM: Chris Borchert, Principal Planner
BY: Ryan Leonard, Senior Planner
SUBJECT: Specific Plan Amendment SPLA21-00004; Applicant: Anastasi Properties; APNs:
0405-052-03 thru 07
RECOMMENDED ACTION
It is recommended that the Planning Commission adopt Resolution No. PC -2021-16 recommending that the City Council introduce and place on first reading an ordinance approving SPLA21-00004 to change approximately 35 gross acres from Office Park to Low Density Residential with a minimum lot size of 14,520 square feet.
BACKGROUND
Proposal: Anastasi Properties submitted an application requesting a Specific Plan Amendment to change approximately 17 acres (APNs 0405 -052-04, 05, 06) within the Main Street and Freeway Corridor Specific Plan from Office Park (OP) to Low Density Residential (LDR).
Staff has expanded the application to include an additional 18 gross acres (APNs 0405-052-03 and 07) (Attachment 1). Inclusion of the two additional parcels will create a logical transition between the subject property and the residential uses to the south and east. In addition, APN 0405-052-07 which is adjacent to Topaz Avenue is a part of an approved tentative tract map (TT- 17655) to create 118 single family lots. The existing Office Park (OP) zoning designation for this parcel was likely an adm inistrative error. On the west side of the site, APN 0405 -052-03 is built with a single family residence, which is a legal non -conforming use that will be corrected if SPLA21-0004 is approved.
Location: Generally located on the west side of Topaz Avenue, south of Verde Street, approximately 375 feet east of Blanchard Rd (APNs: 0405-052-03 thru 07) General Plan and Land Uses: The project consists of five parcels that total approximately 35 gross acres. Four (4) of the parcels are vacant and APN 0405-052-03 is built with a single-family house. The subject parcels are all currently zoned Office Park (OP) within the Main Street and Freeway Corridor Specific Plan (Specific Plan). The surrounding land is designated as noted o n Attachment 1. The properties to the north are vacant. The properties to the south are vacant, but a portion of the land consists of an approved tentative tract map (TT-17655) to create 118 single family lots. The properties to the east consist of partial ly built tract homes. The property to the west consists of a contractor yard. (Attachment 2)
Attachment 3
ISSUES/ANALYSIS
Land Use: The subject parcels are currently zoned Office Park (OP) which allow for administrative, business and professional activities in relatively large campus like settings. This zone also allows limited commercial uses that support the office uses and their employees.
Residential uses are prohibited within the Office Park (OP) zone.
Although the City originally planned for the subject parcels to be developed with office and commercial uses, very little interest has ever been expressed from developers. One of the primary reasons for the lack of demand is that the properties are located approximately 1.8 miles from the nearest freeway on/off ramp. The applicant recently approached the City and stated that they are not able to develop the property as it is currently zoned due to a lack of demand for commercial and office space in the area. The applicant subsequently submitted an application for SPLA21 - 00004 to change the land use designation from Office Park (OP) to Low Density Residential (LDR). The Low Density Residential (LDR) zone allows single family residential uses with a minimum lot size of 7,200 square feet.
On November 3, 2020 Hesperia voters approved Ballot Measure N which among other things, changed the Low Density Residential (LDR) development standards in the Main Street and Freeway Corridor Specific Plan to require a minimum lot size of 14,520 square feet. However, Measure N can’t become effective until January 1, 20 30 or until State law allows. Staff is recommending that if SPLA21 -0004 is approved, the zoning reflect a minimum lot size requirement of 14,520 square feet (Exhibit A). Since the properties are currently zoned Office Park (OP), the City can choose the prefe rred lot size, as any new residential use is an increase in overall density. For these reasons staff supports the proposed Specific Plan Amendment.
The proposed Low Density Residential (LDR) designation would be appropriate in that other properties nearby are similarly zoned. The project is bounded by land that is zoned Low Density Residential (LDR) to the south and to the east. In addition, an approved tentative tract map (TT- 17655) to create 118 single family lots is immediately to the south, and a recorded Tract (TT- 17291) to develop 281 single family homes is immediately to the east. Both of the adjacent tracts are within the Low Density Residential (LDR) zone.
Drainage: Any future development will be required to handle the increase in storm water runoff as a result of construction of a project. Future applicants will be required to submit a drainage study when they apply for a site plan review.
Water and Sewer: The subject parcels have the ability to connect to existing water and sewer lines.
Environmental: The project is exempt from the California Environmental Quality Act (CEQA) per Section 15061(b)(3), where it can be seen with certainty that there is no significant effect on the environment. The proposed Specific Plan Amendment is also exempt from the requirements of the California Environmental Quality Act by Section 16.12.415(B)(10) of the City’s CEQA Guidelines, as Specific Plan Amendments are exempt if they do not propose to increase the density or intensity allowed in the General Plan. Office Park (OP) has a higher impact to services than Low Density Residential (LDR).
Conclusion: The subject parcels are located adjacent to other single family homes and residentially zoned properties. The proposed Low Density Residential (LDR) with a minimum lot size of 14,520 square feet zoning designation is appropriate at this location and conforms to the
Staff Report to the Planning Commission
SPLA21-00004
November 4, 2021
Staff Report to the Planning Commission
SPLA21-00004
November 4, 2021
polices of the City’s General Plan and standards of the Development Code and Specific Plan with adoption of the Specific Plan Amendment.
FISCAL IMPACT
None
ALTERNATIVE(S)
Provide alternative direction to staff.
ATTACHMENT(S)
1. General Plan Map
2. Aerial Photo
3. Resolution No. PC-2021-16 with Exhibit "A"
APPLICANT:
ANASTASI PROPERTIES
FILE NO:
SPLA21-00004
LOCATION:
WEST SIDE OF TOPAZ AVE, SOUTH OF VERDE ST, APPROXIMATELY 375
FEET EAST OF BLANCHARD RD
APNs : 0405-052-03 thru 07
PROPOSAL:
CHANGE APPROXIMATELY 35 GROSS ACRES WITHIN THE M AIN STREET AND
FREEWAY CORRIDOR SPEC IFIC PLAN FROM OFFICE PARK (OP) TO LOW DENSITY
RESIDENTIAL (LDR)
N
GENERAL PLAN MAP
ATTACHMENT 1
PROJECT SITE
APPLICANT:
ANASTASI PROPERTIES
FILE NO:
SPLA21-00004
LOCATION:
WEST SIDE OF TOPAZ AVE, SOUTH OF VERDE ST, APPROXIMATELY 375
FEET EAST OF BLANCHARD RD
APNs : 0405-052-03 thru 07
PROPOSAL:
CHANGE APPRO XIMATELY 35 GROSS ACRES WITHIN THE MAIN STRE ET AND
FREEWAY CORRIDOR SPEC IFIC PLAN FROM OFFICE PARK (OP) TO LOW DENSITY
RESIDENTIAL (LDR)
N
AERIAL PHOTO
ATTACHMENT 2
PROJECT SITE
0405-052-03 0405-052-
04 0405-052-05 0405-052-06 0405-052-
07
RESOLUTION NO. PC-2021-16
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
HESPERIA, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL ADOPT A SPECIFIC PLAN AMENDMENT TO CHANGE APPROXIMATELY 35
GROSS ACRES WITHIN THE MAIN STREET AND FREEWAY C ORRIDOR
SPECIFIC PLAN FROM OFFICE PARK (OP) TO LOW DENSI TY
RESIDENTIAL WITH A MINIMUM LOT SIZE OF 14,520 SQUARE F EET (LDR- 14520) (SPLA21-00004)
WHEREAS, on January 5, 1998, the City Council of the City of Hesperia adopted Ordinance No. 250, thereby adopting the Hesperia Municipal Code; and WHEREAS, On September 2, 2008, the City Council of the City of Hesperia adopted Ordinance No. 2008-12, thereby adopting the Main Street and Freeway Corridor Specific Plan; and WHEREAS, Anastasi Properties has initiated an appl ication for SPLA21-00004 described herein (hereinafter referred to as the “Application”) for assessor’s parcels 0405-052-03 thru 07; and
WHEREAS, the application proposes to change approximately 35 gross acres within the Main Street and Freeway Corridor S pecific Plan from Office Park (OP) to Low Density Re sidential (LDR) with a minimum lot size of 14,520 square feet; and WHEREAS, on November 3, 2020 Hespe ria voters approved Ballot Measure N which among other things, changed the Low Density R esidential (LDR) development standards in the Main Street and Freeway Corridor Specific Plan to require a minimum l ot size of 14,520 square feet.
Measure N can’t become effective until January 1, 2030 or until State law allows; and WHEREAS, the site is currently zoned Office Park (OP) which does not allow for residential uses. Therefore, the City can choose the preferred lot size since any new residential land use will result in an increase in density; and
WHEREAS, the properties to the south and east are within the Low Density Residential (LDR) zone and the properties to the west and north are within the Office Park (OP) zone of the Main Street and Freeway Corridor Specific Plan; and
WHEREAS, there has been very little interest from developers to develop the pr operty with commercial or office uses primarily because the pro perty is located approximat ely 1.8 miles from the nearest on/off ramp; and
WHEREAS, the project is exem pt from the California Environmental Quality Act (CEQA) per Section 15061(b)(3), where it can be seen with certainty that there is no significant effect on the environment. The proposed Specific Plan Amendment is exempt from the requirements of the California Environmental Quality Act by Section 16.12.415(B)(10) of the City’s CEQA Guidelines, as Specific Plan Amendments are exempt if they do not propose to incre ase the density or intensity allowed by the General Plan , Office Park (OP) uses are more inten sive than Low Density Residential uses; and
ATTACHMENT 3
WHEREAS, on November 4, 2021, the Planning Commission of the City of Hesperia conducted a duly noticed public hearin g pertaining to the proposed amendment and concluded said hearing on that date; and
WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred.
NOW THEREFORE , BE IT RESOLVED BY T HE CITY OF HESPERIA PLANNING COMMISSION AS FOLLOWS:
Section 1. The Planning Commission hereby specifically finds that all of the facts se t forth in this Resolution are true and correct.
Section 2. The subject parcels of the p roposed Amendment are suitable for the land uses allowed in the Low Density Residential (LDR) zoning classification, and adequate space exists which can meet the standards for setbacks, height, lot coverage, parking and circulation within the proposed Specific Plan designation.
Section 3. The proposed change in zone will n ot have a significant adverse impact on surrounding properties or the community in g eneral, because the project is bounded by land that is zoned Low Density R esidential (LDR) to the south and to the east . In addition, an approved tentative tract map (TT-17655) to create 118 single family lots is immediately to the south, and a recorded Tract (TT-17291) to develop 281 single family homes is immediately to the east.
Section 4. Based upon substantial evi dence presented to the Commission, including written and oral s taff reports, the Commission specifically finds that the proposed Ordinance is consistent with the goals and objectives of the adopted General Plan. The subject parcels are capable of utilizing existing supporting infrastructure and municipal services, as directed by the City’s adopted General Plan.
Section 5. Based on the findings and conclusions set forth in this Resolution, this Commission hereby recommends adoption of Specific Plan Amendment SPLA21-00004, to change approximately 35 gross acres within the Main Street and Freeway Corridor Specific Plan from Office Park (OP) to Low Density Residential with a minimum lot size of 14,520 square feet (LDR-14520) as shown on Exhibit “A.” Section 6. That the Secretary shall certify to the adoption of this Resolution.
ADOPTED AND APPROVED on this 4th day of November 2021.
__________________________________ _______________________________ Cody Leis, Chair, Planning Commission
ATTEST:
_________________________________________
Maricruz Montes, Secretary, Planning Commission
SPLA21-00004
A SPECIFIC PLAN AMENDMENT TO CHANGE APPROXIMATELY 35 GROSS
ACRES FROM OFFICE PARK (OP) TO LOW DENSITY RESIDENTIAL WITH A MINIMUM LOT SIZE OF 14,520 SQUARE FEET (LDR-14520)
Exhibit “A”