2009-060 - Construct Two New Single Family Residences at 1013 South Elliiott Place

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D. The applicant has appealed the decision of the Planning Commission to the City Council. E. The properties to the north of the subject parcel are located within a separate subdivision tract that was developed entirely independently of the subdivision in question. The subdivision to the north is not accessible from the "Little Texas" neighborhood by vehicle or by foot and, much like the subdivision to the east of the neighborhood, has an entirely separate development pattern and architectural style than the subject neighborhood. F. The other properties mentioned as part of the appeal application are located within Tract No. 1298; however, each of the four parcels that were subdivided are located along the edge of the subdivision adjacent to Edinger Avenue and Newhope Street. While technically within the tract, these properties do not contain the same rural characteristics, such as the lack of sidewalk, rolled curbs and large front yard setbacks, of the properties adjacent to the subject parcel. Additionally, although subdivisions took place to create these properties, they were done in 1959, 1963 and 1981 respectively. The subject properties location within the interior of the "Little Texas" neighborhood compared to the properties that were permitted to subdivide along the border of the tract, as well as the more than 28 years between the last approved subdivision do not support the claim set forth in the appeal that such parcels are similarly situated to the subject property. G. The subject property is located in the City's Little Texas Neighborhood, which was annexed into the City. Prior to that, it was a small County island totally surrounded by the City. It is a small residential neighborhood notable for (i) large lot sizes (more than double the city average), and (ii) stables and the keeping of horses by private landowners. It is essentially the only area in the City where horses are still quartered in the same parcel as a private home. H. Although the proposed project complies with the various zoning requirements for the Single-Family Residential (R-1) zone and the density proposed is within the limits of the Low-density (LR-7) General Plan land use designation, there are critical environmental and public health impacts associated with this subdivision and the project does not comply with numerous policies of the City's General Plan Land Use and Urban Design Elements. The project's unique location within a neighborhood that has historically included housing for live stock, specifically stabling of horses, has resulted in the proposed subdivision resulting in an adverse impact on public health standards relating to the proximity of livestock to humans. Section 5-18 of Resolution No. 2009-060 Page 2 of 8