DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Plan Amendment 18074
(Associated Zoning Case Z2018240 CD)
SUMMARY:
Comprehensive Plan Component: North Central Neighborhoods Community Plan
Plan Adoption Date: February 14, 2002
Current Land Use Category: “High Density Residential”
Proposed Land Use Category: “Community Commercial”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: July 11, 2018
Case Manager: Kayla Leal
Property Owner: Michael R. Rodriguez and Cheryl M. Holt-Rodriguez
Applicant: Jennifer Blevins
Representative: Michael Rodriguez
Location: 119 Jackson Keller Road
Legal Description: Lot 7, Block 13, NCB 10060
Total Acreage: 0.916
Notices Mailed
Owners of Property within 200 feet: 18
Registered Neighborhood Associations within 200 feet: Shearer Hills-Ridgeview Neighborhood Association
Applicable Agencies: None
Transportation
Thoroughfare: Jackson Keller Road
Existing Character: Secondary Arterial Type B
Proposed Changes: None known
Thoroughfare: Aribe Drive
Existing Character: Local Street
Proposed Changes: None known
Thoroughfare: Dot
Existing Character: Local Street
Proposed Changes: None known
Public Transit: The nearest bus stop is within a half-mile walk from the subject property on San Pedro Avenue along Bus Route 4.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: North Central Neighborhoods Community Plan
Plan Adoption Date: February 14, 2002
Plan Goals:
GOAL 1: Support and promote business and employment development along the commercial corridors that provide for a healthy business climate while supporting the needs of the North Central Neighborhoods Community by aesthetically and environmentally reinforcing their community cultural identity and providing an attractive destination for visitors and shoppers from around the city.
Comprehensive Land Use Categories
Land Use Category: High Density Residential
Description of Land Use Category: High Density Residential provides for compact development consisting of the full spectrum of residential unit types, and includes apartments and condominiums. All residential uses can be found within this classification. High Density Residential is typically located along or in the vicinity of major arterials or collectors, often in close proximity to commercial and transportation facilities. This classification may be used as a transition between Low Density Residential or Medium Density Residential uses and non-residential uses. Appropriate buffering should be required between High Density Residential uses and other residential uses. High Density Residential uses should be located in a manner that does not route traffic through other residential uses, often in close proximity to commercial and transportation facilities.
Permitted Zoning Districts: MF-25, MF-33, MF-40, MF-50, (and less intense residential zoning districts)
Land Use Category: Community Commercial
Description of Land Use Category: Community Commercial development includes medium to high density land uses that draws its customer base from a larger community. This classification can include a mix of uses in the same building or in the same development. Community Commercial uses are typically located at nodes on arterials at major intersections, or in established commercial areas along arterials. Community Commercial uses should incorporate well-defined and accessible entrances, shared internal circulation, limited curb cuts to arterial streets, sidewalks and shade trees in parking lots, and landscaping on planter strips between the parking lot and street. To discourage large areas devoted to parking lots, shared parking facilities and pervious pavement are encouraged. Where possible, revitalized or redeveloped community commercial centers should be designed to create safe, attractive and convenient vehicular and pedestrian linkages with adjoining land uses. Examples of Community Commercial uses include all Neighborhood Commercial uses, car washes, minor automobile repair and service, amusement establishments such as theaters, arcades and fitness centers, plant nurseries, exterminators, printers, sign shops, paint and wall paper stores, linen supply/diaper service, gasoline stations with repair service, fix-it shops, community shopping centers and small motels.
Permitted Zoning Districts: NC, C-1, C-2, O-1,
Land Use Overview
Subject Property
Future Land Use Classification:
High Density Residential
Current Land Use Classification:
Outside Equipment Storage
Direction: North
Future Land Use Classification:
Low Density Residential
Current Land Use Classification:
Single-Family Residential
Direction: East
Future Land Use Classification:
High Density Residential
Current Land Use Classification:
Apartment Complex
Direction: South
Future Land Use Classification:
Community Commercial
Current Land Use Classification:
Construction Contractor Facility, Learning Center
Direction: West
Future Land Use Classification:
High Density Residential
Current Land Use:
Apartment Complex, Office Building
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The subject property is not located within a Regional Center. The subject property is located within a half-mile of the San Pedro Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff recommends Approval.
The applicant is requesting the Plan Amendment in order to bring their current use into compliance with city code. The subject property is currently used for outside equipment storage for their construction contractor facility. The property is maintained well, and has natural landscape screening from the right-of-way. The subject property has a corner location and is off of Jackson Keller Road, a secondary arterial. “Community Commercial” would be an appropriate designation because of its location on Jackson Keller. Additionally, there are many properties south of the property designated as “Community Commercial,” so the request is consistent with the established land use pattern of the surrounding area.
ALTERNATIVES:
1. Recommend Denial of the proposed amendment to the North Central Neighborhoods Community Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2018240 CD
Current Zoning: "O-2 AHOD" High-Rise Office Airport Hazard Overlay District
Proposed Zoning: "C-2 CD AHOD" Commercial Airport Hazard Overlay District with a Conditional Use for a Construction Contractor Facility with Outside Storage
Zoning Commission Hearing Date: July 17, 2018