One step in achieving the long-range vision for West Broadway is adjusting the regulatory framework for the area. Zoning of property is the most important part of that framework. The rezoning study proposes changes to the zoning of property in the West Broadway area so that what can be built corresponds as closely as possible to what is called for in the West Broadway Alive Plan.
(Question: What is zoning? Answer: All property is in a zoning district, and that zoning district determines whether you can build a single family home, a condominium building, a restaurant, or a factory. Zoning also regulates density, height, and some other characteristics of new development.)
Community Planning and Economic Development staff have conducted an analysis of the existing land uses and zoning in the West Broadway area and developed recommendations for the rezoning of properties. Recommendations include changes to primary zoning as well s the addition of overlay districts. A few changes are also proposed to the regulations that apply to property along West Broadway.
A draft zoning map was presented at the West Broadway Community Development Expo. Around 140 residents attended this event. All of the property owners known to be affected by the proposed zoning changes were notified by mail of this opportunity to review the proposed changes. Proposed zoning code text changes were also presented.
A formal 45-day public comment period was initiated on Friday, March 13, and ended on Monday, April 27. Presentations were made at Hawthorne and Jordan neighborhood board meetings.
A public hearing took place on this matter at the City Planning Commission meeting on Monday, July 13th.
It was adopted by the City Council on August 14th, 2009.
Staff reports and attachments
- Document: July 13 Staff Report w/Recommended Action
- Map: Existing Zoning
- Map: Proposed Zoning
- Table: Proposed Zoning Changes
- Map: New Nonconforming Properties
- Map: Rezoning Policy Basis
- Table: Rezoning Policy Basis
- Document: Proposed Text Amendments, Part 1
- Document: Proposed Text Amendments, Part 2
- Document: Correspondence
If your zoning district is changed
Zoning districts determine where uses are permitted. When a zoning district is changed, some uses may no longer be permitted that had been permitted under the previous zoning. For example, depending on the change, a retail business may be allowed when it was not previously. Or manufacturing may no longer be allowed when it was before. However, if an existing business or activity was legally established on a given property before the zoning change, then in general it can continue to exist as long as it is not discontinued for more than one year.
When zoning is changed and an existing use of property is no longer permitted, the use is referred to as being a "legal nonconforming" use. The City Planning Commission may allow a change from one nonconforming use to a different nonconforming use if it is compatible with the surrounding area and it has impacts on surrounding properties that are of similar or lower intensity than the existing nonconforming use. In general, the Planning Commission considers the following in making its decision: hours of operation, signage, traffic, parking, the nature of the business, number of employees, building size, aesthetics, lighting, the generation of noise, heat, glare, and vibration. Nonconforming uses are generally not allowed to expand.