DEPARTMENT: Development Services
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Plan Amendment 16024
(Associated Zoning Case Z2016085)
SUMMARY:
Comprehensive Plan Component: Arena District/Eastside Community Plan
Plan Adoption Date: December 4, 2003
Current Land Use Category: Light Industrial
Proposed Land Use Category: Mixed Use
BACKGROUND INFORMATION:
Planning Commission Hearing Date: February 10, 2016
Case Manager: Mary Moralez-Gonzales, Planner
Property Owner: Varga Endeavors, LLC
Applicant: Efraim Varga
Representative: Efraim Varga
Location: Generally located at 51 Essex Street and South Cherry Street
Legal Description: 7.7104 acres out of NCB 678, NCB 7057 and NCB 671
Total Acreage: 7.7104
Notices Mailed
Owners of Property within 200 feet: 73
Registered Neighborhood Associations within 200 feet: Denver Heights Neighborhood Association
Applicable Agencies: None
Transportation
Thoroughfare: Essex Street
Existing Character: Local Road
Proposed Changes: None
Thoroughfare: Carolina Street
Existing Character: Local Road
Proposed Changes: None
Thoroughfare: South Cherry Street
Existing Character: Collector Road
Proposed Changes: None
Public Transit:
VIA bus route # 32 runs along South Cherry Street on the east side of the subject property.
ISSUE:
Plan Adoption Date: December 4, 2003
Update History: None
Section 2. Land Use Guiding Principles
2.1 Establish a land use pattern that is responsive to the existing context and is founded upon realistic market expectations.
2.2 Protect the neighborhoods by providing them with the necessary improvements to enable infill development and redevelopment.
Comprehensive Land Use Categories
Light Industrial: This classification includes a mix of light manufacturing uses, office park, and limited retail and service uses that service the industrial uses with the proper screening and buffering, all compatible with adjoining uses. High quality development is desired. Outside storage is not permitted (must be under roof and screened). Examples of light industrial uses are cabinet shops, can recycle collection stations, lumber yards, machine shops, rug cleaning, clothing manufacturers, sign manufacturers, auto paint and body shops, and warehousing.
Related Zoning Districts: L, C-3, O-1, O-2
Comprehensive Land Use Categories
Mixed Use: Provides for a concentrated blend of residential, retail, service, office, entertainment, leisure, and other related uses at increased densities to create a pedestrian-oriented environment where people can enjoy a wide range of fulfilling experiences in one place. Nodal development is preferred around a transit stop, where the density would decrease towards the edge of the node. Mixed Use should be located at the intersection of a collector and arterial streets, two arterial streets, or where an existing commercial area has been established. Mixed Use incorporates high quality architecture and urban design features such as attractive streetscapes, parks/plazas, and outdoor cafes. Mixed use evolves from surface parking for cars to a multi-modal transportation system relying on transit, centralized parking, pedestrian linkages, and an option for light rail transit service. Buffer yards provide a landscaped separation between residential and commercial uses, and for all off-street parking areas and vehicle uses areas. Mixed Uses include those in the Commercial and Residential categories and including low, mid and high-rise office buildings and hotels. This classification allows for a mix of uses in the same building or in the same development such as small offices (dentists, insurance professionals, non-profits, etc.), small storefront retail establishment (coffee shops, cafes, shoe repair shops, gift shops, antique stores, specialty retail shops, hair salons, day care, drug stores, etc.) and residential uses (live/work units, small apartment buildings, townhomes, etc.) A Mixed Use Town Center provides a central civic function with mixed uses incorporated into the peripheral development. A special district should be implemented to provide design standards for Mixed Use development.
Related Zoning Districts: MXD, TOD, NC, C-1, C-2, O-1, O-2, RM-4, RM-5, RM-6, MF-25, MF-33, MF-40, MF-50
Land Use Overview
Subject Property
Future Land Use Classification
Light Industrial
Current Use
Commercial Warehouse and Storage, Offices, Vacant Land
North
Future Land Use Classification
Light Industrial
Current Use
Recyclers, Warehouses, Single-Family Residences
East
Future Land Use Classification
Medium Density Residential
Current Use
Single-Family Residential, Bar,
South
Future Land Use Classification
Light Industrial
Current Use
Commercial Warehouses and Storage, Restaurant Supply
West
Future Land Use Classification
Light Industrial
Current Use
Railroad Tracks, Appliance Liquidation Outlet
LAND USE ANALYSIS:
The applicant requests this Plan Amendment and associated zoning change in order to rezone to "IDZ AHOD" Infill Development Zone Airport Hazard Overlay District with uses permitted in "C-2," Commercial, Multi-Family Residential Uses not to exceed 100 units per acre, Bar, Micro-Brewery, Beer Garden and Hotel. The requested Mixed Use classification supports the Arena District/Eastside Community Plan objectives of establishing land use patterns that are responsive to the existing land uses and provides the necessary improvements to enable infill development and redevelopment.
In addition, the request supports the Arena District/Eastside Community Plan objective of locating Mixed Use developments along major arterial roadways. South Cherry Street is a Collector Street and U.S. Highway 37 is less than two blocks to the west of the subject property which serve to provide easy access to commercial and transportation facilities.
ALTERNATIVES:
1. Recommend denial of the proposed amendment to the Arena District/Eastside Community Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff recommends Approval. The proposed Mixed Use land use classification will provide consistency with the surrounding area and allow the applicant to seek the appropriate “IDZ” zoning district. The proposed amendment to Mixed Use land use classification meets the goals of the Arena District/Eastside Community Plan by promoting infill development and redevelopment of vacant or underutilized buildings as well as locating Mixed Use development near major arterials to provide easy access to commercial and transportation facilities.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2016085
Current Zoning: "I-1 AHOD" General Industrial Airport Hazard Overlay District and "I-1 S AHOD" General Industrial Airport Hazard Overlay District with Specific Use Authorization for Millwork and Wood Products Manufacturing
Proposed Zoning: "IDZ AHOD" Infill Development Zone Airport Hazard Overlay District with uses permitted in "C-2," Commercial, Multi-Family Residential Uses not to exceed 100 units per acre, Bar, Micro-Brewery, Beer Garden and Hotel
Zoning Commission Hearing Date: February 16, 2016