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Valley Center board approves rezoning of 328 N. Birch to allow one duplex; neighbors warned of parking, traffic concerns
Summary
The Planning and Zoning Board approved a rezoning from R1B to R2 at 328 North Birch that would allow one duplex on the lot; neighbors spoke in force against denser housing citing parking and congestion, and the item follows a previous city council denial of an R3 request.
The Planning and Zoning Board voted to approve a rezoning request for 328 North Birch (RZ2025-02) that changes the parcel from R1B (single-family) to R2 (two-family), a step that would allow the property owner to construct a duplex on the lot if subsequent permits and any required lot split are approved.
The applicant’s agent, Matthew Tucker, told the board the move from R1B to R2 is narrower than the earlier R3 proposal that the city council denied; R2 permits only two dwelling units versus the multiunit possibilities under R3. Tucker said the lot is unusually wide (about 50 feet of frontage on a lot he described as “excessively wide” for the street) and that demolition of the existing structure and construction of duplexes would require off-street parking and site-plan review, which he said would reduce on-street parking and improve safety.
Several neighbors opposed the rezoning during the public hearing. Kit Noah (329 North Birch) said the previous residence had frequent street parking that made driveway access difficult and said the neighborhood preferred single-family houses. “The neighborhood's preference is that these be homes, single family homes, and that you deny the R2,” Noah said. Other residents echoed concerns about congestion and the neighborhood character; the city council had previously denied a rezoning to R3 over similar concerns.
City staff recommended approval, noting the lot’s width and that R2 preserves R1B setback standards (so front-yard character would be similar). Staff clarified that approval of R2 alone would not immediately create multiple lots or four units; a subsequent lot-split would be required to create additional buildable parcels and would itself require additional public hearings.
After board discussion and public comment, members voted by show of hands; the chair counted four in favor and none opposed. The board approved RZ2025-02 and the item will proceed through the city’s permitting and platting processes if the applicant pursues lot splitting and building permits.
