DATE:
August 15, 2023
TO:
Mayor and Council Members
FROM:
Rachel Molina, City Manager
BY:
Nathan Freeman, Director of Development Services
Edgar Gonzalez, Senior Planner
SUBJECT:
Specific Plan Amendment SPLA23-00004; Applicant: Steeno Design Studio, Inc; APN: 3057-121-08
RECOMMENDED ACTION
The Planning Commission recommends that the City Council introduce and place on first reading Ordinance No. 2023-12 approving Specific Plan Amendment SPLA23-00004.
PROJECT SUMMARY
Proposal: Steeno Design Studio, Inc, submitted an application requesting a Specific Plan Amendment to change approximately 4.8 acres of land from Low Density Residential (LDR) to Medium Density Residential (MDR) within the Main Street and Freeway Corridor Specific Plan (Specific Plan).
Location: The property is located at northwest corner of Orange Street and Tamarisk Avenue.
General Plan and Land Uses: The subject parcel and the properties to the west and south are zoned Low Density Residential (LDR) within the Specific Plan. The properties to the north and east are zoned Medium Density Residential (MDR) within the Specific Plan. The subject parcel and the properties to the west and east are currently vacant. The property to the north consists of an apartment complex and the properties to the south consist of single-family residential homes.
Planning Commission Review: On June 8, 2023, the Planning Commission voted 3-0 to forward this item to the City Council with a recommendation for approval. Commissioner Earl Hodson was absent and Commissioner Sophie Steeno recused herself due to a conflict of interest.
ISSUES/ANALYSIS
Land Use: As previously noted, the subject parcel is currently zoned LDR which allows for single-family residential units with a maximum density of 8 units per acre. The size of the subject parcel is approximately 4.8 acres, resulting in approximately 38 potential single-family units, but each parcel is required to comply with the minimum lot size requirement of 7,200 square feet, which reduces the potential units to 29. The applicant is requesting to change the zone to MDR which allows for apartment complexes, condominiums, and townhomes with a density of 8 to 15 units per acre. If the site were to be developed, at the maximum density, it could yield a maximum of 72 units that could be constructed on the site. However, the applicant has indicated that if the zone change were to be approved, the ultimate development would be similar to the duplex style multi-family development that was recently constructed immediately to the north of the site. The development to the north yielded a density of approximately 11.5 dwelling units per acre.
The proposed MDR designation would be appropriate in the area as other properties nearby have similar designations. The subject parcel, as previously noted, is bounded by land that is zoned MDR to the north and to the east, the property immediately to the north is an existing 56-unit apartment complex, and the property immediately to the east is currently vacant but has the potential to be developed for multi-family in the future. In addition, the subject parcel is located at a corner intersection which is typically the desired transition for a zone to terminate and a different zone to begin.
Moreover, although the City originally planned for the subject parcel to be developed with single-family residential uses, very little interest has been expressed from single family home builders/developers.
Conclusion: The change from Low Density Residential (LDR) to Medium Density Residential (MDR) is appropriate, as it will provide additional opportunities for multi-family housing in an area that is consistent with the surrounding land uses.
FISCAL IMPACT
There are no fiscal impacts identified with this action.
ALTERNATIVE(S)
Provide alternative direction to staff.
ATTACHMENT(S)
Ordinance No. 2023-12, with Exhibit “A”
Planning Commission Staff Report with attachments
City of Hesperia STAFF REPORT City of Hesperia STAFF REPORT City of Hesperia
STAFF REPORT
City of Hesperia
STAFF REPORT
Staff Report to the City Council
SPLA23-00004
August 15, 2023