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Home My WebLink About042523-05.1 PLANNING COMMISSION STAFF REPORT 5.1 TO: Chair and Planning Commission April 25, 2023 SUBJECT: Resolution No. 2023-07, recommending that the Town Council approve Rezoning request PUD23-0001 to rezone two parcels with a General Plan Land Use Designation of Residential - Rural Residential from A-2; General Agricultural District to P-1; Planned Unit Development District to allow for the establishment of zoning standards that are consistent with the surrounding neighborhood DESCRIPTION This application is a request to rezone two parcels located at 1065 and 1069 Westridge Ave. from A-2; General Agricultural District to P-1; Planned Unit Development District. The General Plan Land Use would remain as Residential - Rural Residential while the rezoning would modify development standards and allowable uses on the two parcels. The rezoning would allow for the two parcels to have land use and development standards that are consistent with the surrounding neighborhood that is subject to R-15; Single Family Residential zoning standards. The applicant and owner of 1069 Westridge Ave. has the intention to subdivide their property using Senate Bill 9. Senate Bill 9 requires the subject property to have a Single Family Residential Zoning Designation which includes P-1 districts with underlying zoning standards for Single Family Residential uses. The two parcels are currently unable to participate in an Urban Lot Split under Senate Bill 9 due to their A-2 zoning designation. The existing parcels are legal – non-conforming due to lot size, as the property at 1065 Westridge Ave. is 1.65 acres in size, and the parcel at 1069 Westridge Ave. is 1.62 acres in size. The Residential – Rural Residential Land Use Designation requires a minimum five acre lot size, and the A-2; General Agricultural Zoning District requires a minimum five acre lot size. EVALUATION/ DISCUSSION Conformance with General Plan and Zoning District The site has a General Plan Land Use Designation of Rural Residential and is zoned A-2; General Agricultural. P-1; Planned Unit Development District and A-2; General Agricultural are listed within the General Plan as zoning designations which are 1065 and 1069 Westridge Ave 2 April 25, 2023 consistent with the Rural Residential Land Use Designation. The existing on-site developments comply with all the development standards for the proposed zoning designation, including height and setbacks. A-2; General Agricultural Districts A-2; General Agricultural Districts allow for potential uses that are not compatible with the subject site’s neighboring properties and their existing and allowable uses. A-2 Districts allow for agricultural uses, such as general farming, livestock production, the erection of warehouses for use as granaries, dehydration plants, and packing plants, and on-site sale of agricultural products grown on the premises. These uses would be inconsistent with the surrounding single family neighborhood. Neighboring properties have a zoning designation of R-15; Single Family Residential which does not allow for agricultural uses. P-1; Planned Unit Development Districts P-1; Planned Unit Development Districts allow for the establishment of site specific land use and development standards. The recommended P-1 District is intended to ensure compatibility with surrounding land uses, and to ensure substantial compliance with the General Plan and the intent of the Town Municipal Code. The recommended P-1; Planned Unit Development District with underlying R-15 development standards would provide a zoning designation consistent with surrounding properties. Rezoning the subject site would grant the properties the same development standards, allowable uses, and ability to subdivide under Senate Bill 9 as maintained by neighboring properties zoned R-15; Single Family Residential. Since the underlying General Plan Land Use Designation remains Residential – Rural Residential, the minimum lot size would remain five acres, except for a one-time lot split which may be allowed under SB 9. ENVIRONMENTAL REVIEW This project has been found to be Categorically Exempt from the requirements of the California Environmental Quality Act (CEQA), Section 15305, Class 5, Minor alterations in land use limitations. PUBLIC CONTACT Public notice of the April 25, 2023, hearing was mailed to property owners within 750 feet and posted online. A total of 110 notices were mailed to surrounding property owners. A public notice of the Planning Commission meeting was placed in a local newspaper and posting of the meeting agenda serves as notice to the general public. 1065 and 1069 Westridge Ave 3 April 25, 2023 RECOMMENDATION Adopt Resolution No. 2023-07, recommending that the Town Council approve Rezoning request PUD23-0001 to rezone two parcels with a General Plan Land Use Designation of Residential - Rural Residential from A-2; General Agricultural District to P-1; Planned Unit Development District to allow for the establishment of zoning standards that are consistent with the surrounding neighborhood. Prepared by: Riley Anderson-Barrett Associate Planner Attachments: A – Resolution No. 2023-07 B – Public Notification and Map & Notification List RESOLUTION NO. 2023-07 RECOMMENDING THAT THE TOWN COUNCIL APPROVE REZONING PUD23- 0001 TO REZONE TWO PARCELS WITH A GENERAL PLAN LAND USE DESIGNATION OF RESIDENTIAL - RURAL RESIDENTIAL FROM A-2; GENERAL AGRICULTURAL DISTRICT TO P-1; PLANNED UNIT DEVELOPMENT DISTRICT TO ALLOW FOR THE ESTABLISHMENT OF ZONING STANDARDS THAT ARE CONSISTENT WITH THE SURROUNDING NEIGHBORHOOD WHEREAS, Andrew and Brandy Snider (Owner/Applicant of 1065 Westridge Ave), and Robert and Sheila Legg (Owner/Applicant of 1069 Westridge Ave) have requested approval of Rezoning request PUD23-0001 to allow for the rezoning of two parcels with a General Plan Land Use Designation of Residential - Rural Residential from A-2; General Agricultural District to P-1; Planned Unit Development District; and WHEREAS, the subject site is located at 1065 and 1069 Westridge Ave. is further identified as Assessor’s Parcel Numbers 208-361-009 and 208-361-010; and WHEREAS, both of the subject parcels are legal non-conforming parcels in size, as the parcel located at 1065 Westridge Ave. is 1.65 acres and the parcel located at 1069 Westridge Drive in 1.63 acres while the site’s General Plan Land Use Designation and current zoning requires a minimum lot size of 5 acres; and WHEREAS, this approval would serve to rezone the properties from A-2; General Agricultural District to P-1; Planned Unit Development District; and WHEREAS, for the Residential – Rural Residential Designation the Town’s General Plan lists the A-2; General Agricultural District and P-1; Planned Unit Development District as compatible zoning districts; and WHEREAS, the Rezoning would allow for the establishment of zoning standards that are consistent with surrounding properties; and WHEREAS, the Town of Danville P-1; Planned Unit Development District Ordinance requires Planning Commission and Town Council approval for Rezonings; and WHEREAS, this project has been found to be Categorically Exempt from the requirements of the California Environmental Quality Act (CEQA), Section 15305, Class 5, Minor alterations in land use limitations.; and WHEREAS, the Planning Commission did review the project at a noticed public hearing on April 25, 2023; and ATTACHMENT A PAGE 2 OF RESOLUTION NO. 2023-07 WHEREAS, the public notice of this action was given in all respects as required by law; and WHEREAS, the Planning Commission did hear and consider all reports, recommendations, and testimony submitted in writing and presented at the hearing; now, therefore, be it RESOLVED that the Planning Commission of the Town of Danville recommends that the Town Council approves Rezoning request PUD23-0001 subject to the conditions contained herein, and make the following findings in support of this action: FINDINGS OF APPROVAL Rezoning 1.The proposed rezoning of the site to P-1; Planned Unit Development District (PUD) is consistent with the Danville 2030 General Plan. The existing residential development is within the permitted development density under the property’s Residential - Single Family - Rural Residential (1 dwelling units per 5 acres) land use designation. 2.The existing uses are compatible with the proposed P-1; Planned Unit Development District zoning designation and the uses authorized by zoning on adjacent and neighboring properties with R-15; Single Family Residential zoning designations. 3.The proposed rezoning will allow for the project site to observe the same privileges maintained by surrounding properties with Single Family Residential zoning designations. CONDITIONS OF APPROVAL Each item is subject to review and approval by the Planning Division unless otherwise specified. A. GENERAL 1.This approval allows for the rezoning (PUD23-0001) of a 1.65 acre property located at 1065 Westridge Avenue and a 1.62 acre property located at 1069 Westridge Avenue from A-2; General Agricultural to P-1; Planned Unit Development District to allow for the establishment of zoning standards that are consistent with the surrounding neighborhood. No development PAGE 3 OF RESOLUTION NO. 2023-07 is currently being proposed. 2.Prior to issuance of building permit the applicant shall reimburse the Town for notifying surrounding residents. The fee shall be $384.50 ($120 plus 110 notices x $0.83 per notice x two notices + $81.90 for the newspaper posting). B. SITE PLANNING 1.Allowable land uses, conditional land uses, and development standards shall be consistent with the Town Single Family Residential District Ordinance for the R-15 Single Family Residential. However, as required under the site’s Residential – Rural Residential Land Use Designation, the minimum lot size shall continue to be five acres. APPROVED by the Danville Planning Commission at a regular meeting on April 25, 2023, by the following vote: AYES: NOES: ABSTAINED: ABSENT: _____________________________ CHAIR APPROVED AS TO FORM: _______________________________ ______________________________ CITY ATTORNEY CHIEF OF PLANNING NOTICE OF A PUBLIC HEARING Danville Planning Commission Meeting Tuesday, April 25, 2023, at 5:00 p.m. | Town Meeting Hall, 201 Front Street Project Name: PUD23-0001 – 1065 and 1069 Westridge Ave Rezoning Case File Nos.: PUD23-0001 Location: 1065 and 1069 Westridge Ave | APN: 208-361-009 and 208-361-010 Description: Rezoning PUD23-0001 to rezone two parcels with a General Plan Land Use Designation of Rural Residential from A-2; General Agricultural to P-1; Planned Unit Development District to allow for the establishment of zoning standards that are consistent with the surrounding neighborhood. Environmental Review This project has been found to be Categorically Exempt from the requirements of the California Environmental Quality Act (CEQA), Section 15305, Class 5, Minor alterations in land use limitations. Property Owners and Applicants: Andrew and Brandy Snider 1065 Westridge Ave, Danville, CA 94526 Robert and Sheila Legg 1069 Westridge Ave, Danville, CA 94526 Staff Contact: Riley Anderson-Barrett, Associate Planner (925) 314-3314 Randersonbarrett@danville.ca.gov All interested persons are encouraged to attend and be heard at the scheduled public hearing at 5:00 p.m. on Tuesday, April 25, 2023, at the Town Meeting Hall at 201 Front Street, Danville, CA. NOTE: If you challenge the Town’s decision on this matter in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the Town at, or prior, to the public hearing. In compliance with the Americans with Disabilities Act, the Town of Danville will provide special assistance ATTACHMENT B for disabled citizens.  If you need special assistance to participate in this meeting, please contact the City Clerk (925) 314-3388.  Notification 48 hours prior to the meeting will enable the Town to make reasonable arrangements to ensure accessibility to this meeting. [28CFR 35.102-35.104 ADA Title II] Vicinity Map and Hearing Notice Boundary 1065 and 1069 Westridge Ave PROJECT SITE 1 PROJECT SITE 2 12345678910111213141516171819202122232425262728293031323334353637383940414243444546474849505152535455565758596061626364656667686970 A B C D E APN NAME ADDRESS CITY STATE ZIP 208304003 ROTH STEVEN PO BOX 0933 ALAMO CA 94507 208410068 PAPAS JOYCE D TRE PO BOX 358 DANVILLE CA 94526 208410077 DANVILLE GREEN HOMEOWNERS ASSN PO BOX 503 PLEASANTON CA 94566 208323002 VERRIPS JUDITH ANN STOW TRE PO BOX 894 DANVILLE CA 94526 208810020 MA LIANSHENG 10 RED TAIL CT DANVILLE CA 94526 208302011 KOLNES DEAN J & DENISE L TRE 10 RIO DEL CT DANVILLE CA 94526 208305001 HOLLAND WILLIAM HAL TRE 1000 OCHO RIOS DR DANVILLE CA 94526 208321001 VINDASIUS JULIA C TRE 1008 OCHO RIOS DR DANVILLE CA 94526 208304002 LOWE WILLIAM F & KAREN A TRE 1014 WESTRIDGE AVE DANVILLE CA 94526 208321002 QUEVEDO MARY THERESA 1016 OCHO RIOS DR DANVILLE CA 94526 208323010 MCCABE PATRICK & CHELSEA TRE 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BOQUIREN JOEL B TRE 991 OCHO RIOS DR DANVILLE CA 94526 208302014 LIU YUNING & JIAN JANE 999 OCHO RIOS DR DANVILLE CA 94526 TOWN OF DANVILLE NOTICE OF PUBLIC HEARING TO REVIEW AND APPROVE REZONING PUD23-0001 TO REZONE TWO PARCELS FROM A-2 TO P-1 Public Hearing: The public hearing will be held during a Danville Planning Commission regular meeting at 5:00 p.m. on Tuesday, April 25, 2023, at the Town Meeting Hall, 201 Front Street, Danville, CA. Project Title: PUD23-0001 Project Location: 1065 and 1069 Westridge Ave Project Description: Rezoning PUD23-0001 to rezone two parcels with a General Plan Land Use Designation of Rural Residential from A-2; General Agricultural to P-1; Planned Unit Development District to allow for the establishment of zoning standards that are consistent with the surrounding neighborhood. Lead Agency / Contact: Town of Danville Planning Division 500 La Gonda Way Danville, CA 94526 Contact: Riley Anderson-Barrett Associate Planner (925) 314-3314 randersonbarrett@danville.ca.gov