ITEM 11.3 - PUBLIC HEARING
CONSIDERATION OF CERTIFICATION OF
NEGATIVE DECLARATION AND APPROVAL OF
GPA AND ZC FOR PROPERTIES ON E. 16TH ST.
DETERMINATION THAT A PROJECT IS EXEMPT
FROM CEQA (IN-FILL DEVELOPMENT) AND A ZV
REQUEST FOR 3040 E. 16TH ST.
2025-02 GPA, ZC, ZV, IS
Overhead
Overhead
Overhead
Overhead
Images – 3040 & 3042-3046 E. 16th St.
Images – 3102-3104 & 3106-3108 E. 16th St.
Images – 1540 S. Harbison Ave.
Site Characteristics
0.45-acre vacant property (3040 E. 16th St.)
Owner requested GPA, ZC, and ZV
Currently zoned RS-2
E. 17th St. at the rear is a “paper street”
Site and overall area is moderately sloped
Site Characteristics
Four additional properties (all signed in favor of ZC) Zoned RS-2
3042-3046 E. 16th St.
Six-unit, multi-family structure
3102-3104 E. 16th St.
Seven-units in two multi-family structures
3106-3108 E. 16th St.
Mixed-use; liquor store with unit in back
1504 S. Harbison Ave.
Preschool
North side of E. 16th Street
Bus stop at E. 16th Street and S. Harbison Ave.
E. 18th Street zoned MXC-1; zone abutting properties across E. 17th Street Proposal
The applicant intends to construct a five-unit, multi-family dwelling Not permitted in the current RS-2 zone
Request to change zone to MXC-1; Initiated by Planning Commission on November 18, 2024 A General Plan Amendment also required
Low-Medium Density Residential to Medium, Mixed-Use
Neighboring properties were included in the request
All properties are currently legal, non-conforming
Concept Plan
Proposed 2-
Story, 5-Unit
Residential
Building
Open Space
Proposal
Modified concept
Reduced from 3 to 2 stories
Reduced unit count: 7 to 5
Result of Fire Department comments
Proposal
Staff Analysis – Surrounding Land Uses
Surrounding area is almost entirely single-family residential The typical density of the single-family residential uses ranges from 2.5 to 5.3 dwelling units per acre or 8,471 square foot to 17,368-square foot lots.
Analysis includes areas zoned RS-2 and MXC-1
The current General Plan land use designation permits 9 dwelling units per acre. Commercial properties are very limited in the area
Two located in the proposal
Would become conforming
Small office at E. 16th St. and Rachael (RS-2)
Liquor store and SDG&E substation at S. Lanoitan Ave. and E. 18th St. (MXC-1) Staff Analysis – Surrounding Land Uses
There are a few existing multi-unit residential properties. The only properties in the RS-2 zone in the vicinity with three or more units are included in the Zone Change request.
The MXC-1 zone along E. 18th Street has several properties with three or more units. The General Plan land use designation of Medium, Mixed-Use allows up to 48 dwelling units per acre. The largest and most dense multi-family property in the vicinity has 24 units and a density of 29 dwelling units per acre. The two multi-family properties in the rezone have densities of 14 and 15 dwelling units per acre and would become conforming.
The applicant’s request incorporates properties that are inconsistent with their current zone, RS-2. There would be minimal change to the area with the rezone.
Staff Analysis – General Plan
Several General Plan policies are related to this request including:
Policy H 1.1: Provide an adequate supply of land zoned for residential development to meet the projected housing need.
Policy H 2.1: Promote residential development on underutilized land and remove barriers to infill development. Policy LU 2.1: Facilitate the development of a variety of housing types to meet the Regional Housing Needs Assessment allocations while enhancing the City’s community character. Policy LU 3.1: Support the creation and expansion of mixed-use, commercial, and higher density residential development in transit priority areas and along mixed-use corridors The applicant’s property is currently vacant and lacks the necessary street frontage to develop lots. Property would otherwise go undeveloped or underutilized. Proposal promotes the viability of the MXC-1 district in the area by allowing for development near public transit.
Staff Analysis – Land Use Code
The proposal by the applicant is conceptual at this stage. Conforms with most development standards related to a multi-unit project within the MXC-1 zone. 75% street wall requirement is not met. Applicant opted to request a Zone Variance to allow the property to be served by a two-way driveway.
California Environmental Quality Act
(CEQA)
An Initial Study (IS) checklist was prepared for the General Plan and Zone Change amendments Staff is recommending certification of a Negative Declaration based on the results of the IS The requested Zone Variance was not included in the IS. Staff is recommending a categorical exemption (Class 32, InFill Development).
Summary
Applicant’s property is currently vacant and suitable for infill development While the current RS-2 zone would allow a subdivision, it may be impractical and the requested General Plan Amendment and Zone Change would allow a multi-unit residential development consistent with General Plan policies.
The surrounding area is vastly comprised of low density, single-family housing, but the properties is close proximity to this request are consistent with the requested Minor, Mixed-Use Corridor zone. The inclusion of the neighboring properties with the request would expand the district in a logical manner and provide for development in close proximity to existing public transit.
Options for the GPA
[Resolution]
1. Certify the Negative Declaration and recommend approval of the General Plan Land Use Designation, IS, subject to the conditions included in the Resolution, or other conditions, and based on the findings in the draft Resolution, or other findings determined by the City Council; or
2. Find that the Negative Declaration for the Proposed Project is not in compliance with the requirements of CEQA, based on findings to be determined by the City Council, and/or deny 2025-02 GPA, ZC, IS based on the attached finding, or findings determined by the City Council; or
3. Continue the item for additional information
• Planning Commission recommended approval
• Staff recommending approval
Options for the ZC
[Ordinance]
1. Introduce the Ordinance Changing the Zone from RS-2 to MXC-1; or
2. File the report (deny Zone Change from RS-2 to MXC-1); or,
3. Continue the item for additional information
• Planning Commission recommended approval
• Staff recommending approval
Proposal