Planning board recommends rezoning 328 N. Birch for fourplex, residents cite parking concerns

The Valley Center Planning and Zoning Board voted 4–2 to recommend rezoning 328 North Birch from R1B (single-family) to R3 (multifamily), sending the matter to the City Council for final action.

The application was filed by Jordan Noon, who told the board he is a Valley Center native, a real estate agent and a general contractor. "My plan is to build 1 fourplex — 1 unit, 4 doors," Noon said, adding the units would include single-car garages and on-property driveways. "Pretty darn close," he said when asked whether the preliminary site plan reflected what he intends to build.

Board staff said the property lies in a mostly single-family neighborhood but is adjacent to several blocks with multifamily zoning or existing multiunit buildings. Kyle (staff member) told the board he had received three calls the day of the hearing — all opposed — raising concerns about traffic, parking and privacy. He noted the city's comprehensive plan supports diverse housing and recommended approval of the rezoning request.

Several nearby residents urged denial. Kit Noah, whose family lives directly across the street at 329 North Birch, said previous occupants of the subject property repeatedly parked many vehicles on the street, sometimes blocking driveways and delaying emergency vehicles. "We don't really want to live through that again," Noah said. Other residents said the neighborhood is predominantly single-family and expressed concern about increased alley and street parking, loss of privacy from a two-story building, and potential effects on property values.

Board members discussed parking requirements for new construction; staff noted new multifamily development would be required to provide off-street parking stalls but said that requirement would not necessarily mandate covered parking. The board also heard the applicant say the proposed unit garages would access the street, not the alley.

After public comment and deliberation, a board member moved to recommend approval based on staff recommendations, public comment and board discussion; the motion carried 4–2. The recommendation now goes to the City Council, which must adopt rezones by ordinance and will hold its own public hearing.

Votes at a glance: the board recorded the outcome as 4 in favor, 2 opposed; the meeting transcript does not include a full roll-call breakdown of that vote.

Why it matters: Rezoning from single-family to multifamily would allow construction of a four-unit building on a lot currently designated for single-family homes, changing permitted density and the development pattern on that block.

What happens next: The Planning and Zoning Board's approval is a recommendation; City Council will consider the rezoning at a later meeting and must pass an ordinance to effect the change.