Planning commission recommends rezoning on East 16th Street to allow five-unit infill building

The National City Planning Commission on Aug. 18 recommended that the City Council approve a general plan amendment and zone change to allow a five‑unit infill development on East 16th Street.

Associate Planner David Welch told the commission the proposal includes properties at 3040–3046, 3102–3108 East 16th Street and 1548 South Harbison Avenue and would change their zoning from RS‑2 (small‑lot residential) to MXC‑1 (minor mixed‑use corridor). Welch said the applicant’s vacant 0.45‑acre lot at 3040 East 16th is proposed for a two‑story, five‑unit building; earlier concepts had shown up to three stories and seven units but were reduced after fire department comments. Staff recommended certifying a negative declaration under the California Environmental Quality Act for the general plan amendment and applying a Class 32 categorical exemption for the zone‑variance request tied to a driveway and street‑wall exception.

Applicant representative Sush Kadari said the rezoning would "restore fairness, consistency and long‑term stability across the block" after a 2011 rezone left many existing multifamily and commercial uses legally nonconforming. Kadari added the proposal includes on‑site parking for each unit to help ease neighborhood congestion and noted the site is close to transit and neighborhood services.

Neighbors urged caution. Alicia Morrison said the change would be "out of character" and likened the request to spot zoning; she submitted photos alleging parking overflow and nuisance activity near a nearby liquor store. Public commenter Doyle Morrison urged a CEQA review for the sloped, dirt site, warning that runoff from the proposed parking could drain onto 16th Street and create a nuisance.

Commissioners probed outreach, parking and transit access. Welch said noticing met state and local requirements (mailing to properties within a 300‑foot radius and publication) and confirmed a frequent bus stop is within a half‑mile at Euclid/Plaza; he said the applicant voluntarily proposes on‑site spaces (staff estimated five to six) despite AB 2097 limiting municipalities’ ability to impose minimum parking in some areas. Welch also told the commission the lot could theoretically support a three‑lot subdivision under RS‑2, but fire and building codes make that unlikely.

Vice Chair Castle moved to adopt the staff resolutions recommending the plan amendment and the variance; the commission approved both motions with a 5–1 vote. The lone dissenting vote was recorded for Commissioner Quinones, who said he believed the property could be developed without changing zoning.

The commission’s recommendation and the environmental finding will be forwarded to the City Council; staff said the earliest council hearing could be Sept. 16, subject to noticing and final checks.

The planning commission’s action does not itself change zoning; it forwards a recommendation and the CEQA determination to the City Council, which has final authority.