City of Hesperia
STAFF REPORT
DATE: June 8, 2023
TO: Planning Commission
FROM: Rachel Molina, Assistant City Manager
BY: Ryan Leonard, Senior Planner
Edgar Gonzalez, Associate Planner
SUBJECT: Specific Plan Amendment SPLA23-00004; Applicant: Steeno Design Studio, Inc; APN: 3057-121-08
RECOMMENDED ACTION
It is recommended that the Planning Commission adopt Resolution No. PC -2023-19 recommending that the City Council introduce and place on first reading an ordinance approving SPLA23-00004.
BACKGROUND
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.
Location: The property is located at n orthwest corner of Orange Street and Tamarisk Avenue (Attachment 1).
General Plan and Land Uses: The subject parcel and the properties to the west and south are zoned Low Density Residential (LDR) within the Main Street and Freeway Corridor Specific Plan.
The properties to the north and east are zoned Medium Density Residential (MDR) within the Specific Plan (Attachment 2). 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.
ISSUES/ANALYSIS
Land Use: The subject parcel is currently zoned Low Density Residential (LDR) which currently allows for single-family residential units with a maximum density of 8 units per acre. The size of the 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 Medium Density Residential (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 would yie ld a maximum of 72 units that could be constructed on the site.
However, t he applicant has indicated that if the zone change were to be approved, the development would be similar to the duplex style multi -family development that was recently
ATTACHMENT 2
Staff Report to the Planning Commission
SPLA23-00004
June 8, 2023
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 Medium Density Residential (MDR) designation would be appropriate i n the area as other properties nearby have the similar designations. The parcel is bounded by land that is zoned Medium Density Residential (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 development for multi -family in the future due to existing utilities fronting Orange Street and Tamarisk Avenue. In addition, the parcel is at a corner which is typically the desired transition for a zone to terminate and a different zone to begin.
Although the City originally planned for the subject parcel to be developed with single -family residential uses, little interest has ever been expressed from developers. In today’s economy home prices have reached an all-time high along with high interest rates, which has slowed the sale of homes. These economic conditions are a contributing factor to the increased demand for more multi-family developments in the City.
Drainage: Any future development will be required to handle the increase in storm water runoff as a result of the construction of a project. Before the development of the site, the applicant will be required to submit a hydrology study that will be reviewed by the Engineering Department as part of the entitlement application.
Water and Sewer: Any future development has the ability to connect to the existing utilities along Orange Street and Tamarisk Avenue.
Environmental: The proposed Specific Plan Amendment 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.
Conclusion: The Specific Plan Amendment will provide additional opportunities for multi-family housing on an area that is consistent with the surrounding land uses.
ALTERNATIVE(S)
Provide alternative direction to staff.
ATTACHMENT(S)
1. Aerial Photo
2. General Plan Map
3. Resolution No. PC-2023-19
APPLICANT(S): STEENO DESIGN STUDIO, INC FILE NO(S): SPLA23-00004 LOCATION: NORTHWEST CORNER OF ORANGE STREET
AND TAMARISK AVENUE
APN(S): 3057-121-08
PROPOSAL: CONSIDERATION OF 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
N
AERIAL PHOTO
ATTACHMENT 1
Subject Parcel
APPLICANT(S): STEENO DESIGN STUDIO, INC FILE NO(S): SPLA23-00004 LOCATION: NORTHWEST CORNER OF ORANGE STREET
AND TAMARISK AVENUE
APN(S): 3057-121-08
PROPOSAL: CONSIDERATION OF 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
N
GENERAL PLAN & ZONING MAP
ATTACHMENT 2
Subject Parcel
ORANGE ST
RESOLUTION NO. PC-2023-19
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
HESPERIA, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL
ADOPT A SPECIFIC PLAN AMENDMENT TO CHANGE APPROXIMAT ELY
4.8 ACRES OF LAND FROM LOW DENSITY RESIDENT IAL (LDR) TO
MEDIUM DENSI TY RESIDENTIAL (MDR) WITHIN THE MAIN STREET AND FREEWAY CORRIDOR SPECIFIC PLAN (SPLA23-00004)
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, the applicant has submitted an application for SPLA23-00004 described he rein (hereinafter referred to as the “Application”) for assessor’s parcel 3057-121-08; and WHEREAS, the application proposes to change approximately 4.8 acres of land from Low Density Res idential (LDR) to Medium Density Residential (MDR) within the Main Str eet and Freeway Corridor Specific Plan; and
WHEREAS, the proposed Medium Density Residential (MDR) designation would be appropriate in the area as other proper ties nearby have the similar designations. The parcel is bounded by land that is zoned Medium Density Residential (MDR) to the north and to the east. The property immediately to the north is an existing 56 -unit apartment complex and the property immediatel y to the east is currently vacant but has the potential to be developed for multi -family in the future due to existing utilities fronting Orange Street and Tamarisk Avenue. In addition, the parcel is at a corner which is typically the desired transition for a zon e to terminate and a different zone to begin; and
WHEREAS, although the City originall y planned for the subject parcel to be developed with single-family residential uses, very little interest has been expressed from developers. In today’s economy, home prices have reach ed an all-time high along with high interest rates, which has slowed the sale of homes. These economic conditions are a contributing factor to the increased demand for more multi-family developments in the City; and WHEREAS, the proj ect is exem pt fr om the Cali fornia 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; and
WHEREAS, on June 8, 20 23, the Planning Commission of the City of H esperia 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 THE CITY OF HESPERIA PLA NNING COMMISSION AS FOLLOWS:
ATTACHMENT 3
Resolution No. PC-2023-19
Section 1. The Planning Commission her eby specifically finds that all of the facts se t forth in this Resolution are true and correct.
Section 2. Based upon substantial evidence pr esented to the Commissi on, 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 parcel is capable of utilizing existin g supporting infrastructu re and municipal services, as directed by the City’s adopted General Plan.
Section 3. The subject parcel of the proposed Amendment is suitable for the land uses allowed in the Medium Density Residential (MDR) 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 4. The proposed specific plan amendment is reasonable and ben eficial, as there has been little interest expressed by developers to develop the subject property. The change in zone districts would allow additional units, which ensures no net loss of residential capacity and w ill provide an o pportunity for the subject p roperty to be developed with multi-family housing that will be consistent with the surrounding land uses.
Section 5. The proposed change in zone will not have a significant adverse impact on surrounding properties or the community in general, as the parcel is bounded by land that is zoned Medium Density Residential (MDR) to the north and to the east.
Section 6. Based on th e findings and conclusions set forth in this Resolution, this Commission hereby recommends adoption of Specific Plan Amendment SPLA23-0004, to change approximately 4.8 acres from Low Density Residential (LDR) to Medium Density Residential (MDR) within the Main Street and Freeway Corridor Specific Plan as shown on Attachment 1.
Section 7. That the Secretary shall certify to the adoption of this Resolution.
ADOPTED AND APPROVED on this 8th day of June 2023.
__________________________________ _______________________________ Roger Abreo, Chair, Planning Commission
ATTEST:
_________________________________________
Maricruz Montes, Secretary, Planning Commission