Planning Commission Staff Report
Report Prepared by: Valeria Renteria, Associate Planner, Development Service Department
Title
SUBJECT: Conditional Use Permit #1279 and Minor Use Permit #24-11, initiated by Darren Warren, on behalf of Jose Ramirez, California, property owner. This application involves a request to develop two four-plex units on a 15,000-square-foot lot at 1250 W. 9th Street. This lot would subsequently be split in two so that each lot has one four-plex. A Minor Use Permit is required to deviate from the City’s Specific Design Standards for Multi-Family Dwellings, and for interface review to allow the development of a commercial lot adjacent to or across from a Low Density Residential (R-1-6) Zone. The subject site is generally located on the south side of 9th Street, approximately 120 feet east of T Street. The site has a General Plan designation of Neighborhood Commercial (CN) and is zoned Neighborhood Commercial (C-N). *PUBLIC HEARING*
ACTION: Approve/Disapprove/Modify
1) Environmental Review #24-20 (Categorical Exemption)
2) Conditional Use Permit #1279
3) Minor Use Permit #24-11
SUMMARY
The subject site consists of 0.34 acres located in south central Merced at 1250 W. 9th Street (Attachment B). The applicant, Darren Warren, is requesting approval to construct two four-plex units on a 15,000-square-foot lot. This lot would subsequently be split in two so that each parcel has one fur-plex. The subject site is within a Neighborhood Commercial (C-N) Zone, which requires a conditional use permit for residential dwellings per the land use table at Merced Municipal Code 20.10.020 - Land Use Regulations for Commercial Zoning Districts. The subject site also requires a Minor Use Permit for Interface Review, as required for high impact projects adjacent to, or across from, low impact zones (Merced Municipal Code Section 20.32 - Interface Regulations). In this case, Interface Review is required as the developer is proposing to develop within a Neighborhood Commercial Zone that is adjacent to a Low -Density Residential Zone west of the subject site. Planning staff has reviewed the proposal and is recommending approval subject to the conditions found within this report.
RECOMMENDATION
Planning staff recommends that the Planning Commission approve Environmental Review #24-20 (Categorical Exemption), Conditional Use Permit #1279, and Minor Use Permit #24-11, including the adoption of the Draft Resolution at Attachment A of Staff Report #24-768, subject to the conditions in Exhibit A and the findings/considerations in Exhibit B.
Body
DISCUSSION
Project Description
The applicant is requesting to construct two four-plex units for a total of eight residential units. The subject site would subsequently be split into two lots so that each parcel has one four-plex. Shared parking and cross-access agreement would be required with the lot split. The proposed floor plan includes two 3,850-square-foot buildings composed of four residential units. Each unit with an approximate size of 962 square feet. Each unit would include two bedrooms, one bathroom, a kitchen and a family/dining area.
Surrounding uses as noted in Attachment B.
|
Surrounding Land |
Existing Use of Land |
City Zoning Designation |
City General Plan Land Use Designation |
|
North |
Single-Family Homes |
Low Density Residential (R-1-6) |
Low Density Residential (LDR) |
|
South |
Multi-Family Residential |
Neighborhood Commercial (C-N) |
Neighborhood Commercial (CN) |
|
East |
Commercial |
Neighborhood Commercial (C-N) |
Neighborhood Commercial (CN) |
|
West |
Commercial |
Neighborhood Commercial (C-N) |
Neighborhood Commercial (CN) |
Findings/Considerations
Please refer to Exhibit B of the Draft Planning Commission Resolution at Attachment A.
ATTACHMENTS
A) Draft Resolution
B) Location Map
C) Site Plan
D) Elevations
E) MMC 20.32 - Interface Regulations
F) Multi-Family Residential Design Standards
G) Categorical Exemption
H) Presentation