HomeMy WebLinkAboutRPT 4 ZONE STUDY 11-04-85 REPORTS
Inter- Com
DATE: Nove~r 4, 1985
TO:
FROM:
S U BJ ECT:
HONORABLE MAYOR AND CITY COUNCIL
COI~UNITY D~YELOP~ENT DEPARTMENT
NEI/PORT AVENUE ZONE STUDY
REQUEST:
THE CITY COUNCIL REQUESTED THAT STAFF REYIEN THE ZONING
DESIGNATIONS ALONG THE ENTIRE LENGTH OF NEHPORT AVENUE WITHIN THE
CITY. SPECIFICALLY TO REVIEW AND DOCUMENT ALL NON-COFg~ERCIAL ZONES
WITHIN 1SO FEET OF NEWPORT AVENUE.
RECOI~IENDED ACTION:
Receive and file.
SUI~ARY:
A review of this study indicates that no properties zoned commercial fronting
Newport Avenue have a lot depth of less than 150 feet. Of the non-commercially
zoned properties, all are zoned Multiple Family Residential (R-3) with the
exception of a church and a hospital, both zoned Public & Institutional (P&I).
Of the residentially zoned properties, none resemble the Bonita Street/San Juan
Street area. The residential projects were either large, well maintained
apartment projects, or owner occupied condominium projects. The only vacant lot
is south of Sycamore Avenue and is zoned PD residential. Since Newport Avenue
deadends in this area and the surrounding uses are already predominately
residential, a change of zone to commercial probably would not be viable.
Staff recommends that the subject report be received and filed by the City
Council until such time a specific plan is prepared based upon an economic study
of the market trade area.
DISCUSSION:
There are five separate areas under question along Newport Avenue and a map
showing all of these five areas has been enclosed for Council review. The first
lot is located north of Irvine Boulevard across from Wass Street, shown as #1 on
the attached map. This lot is zoned P&I and is occupied by the First Baptist
Church. The building is very well kept and a change to commercial use would not
be an advantage.
L
City Council Report
Newport Avenue Zone Change
page two
The next lot is located south of Packers Circle on the east side of Newport
Avenue, and shown as #2 on the map. This lot contains a 3.2 acre apartment
complex which is located in the Town Center Redevelopment Agency. The complex
has only two buildings facing Newport Avenue and is partially screened by a
brick walls. The structures are in good shape and the large size of the complex
reduces the viability of a zone change to commercial.
Shown as #3 on the attached map are two lots located between Walnut and Mitchell
Avenues on the east side of the street. This area is made up of a nine acre
apartment complex. In this complex, only two buildings face Newport Avenue and
the entire complex is fairly new. In this area a change in zoning would not be
practical because of the size of the complex and the fact the project still has
several viable years of life remaining.
The next lot in question is north of Sycamore on the west side of the street.
These lots are a small part of a larger apartment complex extending westerly of
Newport Avenue. Since the complex is well maintained and still viable as an
apartment complex, no change is recommended at this time. This area is shown as
lot #4 on the map.
Finally, the last area to be analyzed is an area of R-3 and PD zoned land south
of Sycamore to the end of Newport Avenue, #5 on the map. This area is made up
mostly of newer apartment and condominium units. Because of the fact that
Newport Avenue deadends here and the size of this area of Multi-Family
dwellings, commercial development would not be viable at this time.
Senior Planner
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