DEPARTMENT: Development Services
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Plan Amendment 16041
(Associated Zoning Case Z2016152)
SUMMARY:
Comprehensive Plan Component: North Central Neighborhoods Community Plan
Plan Adoption Date: February 14, 2002
Current Land Use Category: Neighborhood Commercial
Proposed Land Use Category: Regional Commercial
BACKGROUND INFORMATION:
Planning Commission Hearing Date: May 25, 2016
Case Manager: Shepard Beamon, Planner
Property Owner: Jimmy Moore
Applicant: Jimmy Moore
Representative: Jimmy Moore
Location: 2512 Blanco Road
Legal Description: 0.2266 acres out of NCB 7264
Total Acreage: 0.2266
Notices Mailed
Owners of Property within 200 feet: 24
Registered Neighborhood Associations within 200 feet: Edison Neighborhood Association; Central Los Angeles Heights Neighborhood Association
Applicable Agencies: None
Transportation
Thoroughfare: Blanco Road
Existing Character: Secondary Arterial Type B
Proposed Changes: None.
Public Transit: VIA Bus Route 2 and 202 is located near the subject property.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: North Central Community Land Use Plan
Plan Adoption Date: February 14, 2002
Plan Goals: GOAL 2: Encourage the establishment of neighborhood-friendly businesses along the commercial corridors that promote pedestrian accessibility.
Objective 2.1: Initiate comprehensive rezoning on the southern end of San Pedro Avenue and Blanco Road between Hildebrand and Basse Road to discourage higher intensity uses.
Comprehensive Land Use Categories
Land Use Category: Neighborhood Commercial
Description of Land Use Category: Neighborhood Commercial provides small areas for offices, professional services, service and shopfront retail uses that can be served by pedestrian access. Neighborhood Commercial should have a service area radius of approximately a half-mile, and should serve a population of approximately 2,000 to 5,000 people. It permits a limited group of commercial uses that serve the neighborhood while protecting the abutting residential areas. Neighborhood Commercial should be located at the intersection of a collector and arterial street or where an existing commercial area has been established. Service yards located in the rear or side yard of the business use are screened from adjacent residential areas, and refuse enclosures are located at the rear of the site and screened. Buffer yards provide a landscaped separation between residential and commercial uses. Additionally all off-street parking and vehicle use areas adjacent to residential uses require buffer landscaping, and lighting and signage controls. No drive-through establishments are permissible. Live/work units, allowing for residential use above commercial space, are permitted. Examples of Neighborhood Commercial services are small gasoline service stations and convenience/food stores, restaurants, neighborhood shopping centers, medical clinics, day care centers, bed and breakfasts, rooming houses, social assistance services, and office or bank buildings (stand alone).
Permitted Zoning Districts: NC, C-1
Comprehensive Land Use Categories
Land Use Category: Regional Commercial
Description of Land Use Category: Regional Commercial development includes high density land uses that draw its customer base from a larger region. Regional Commercial uses are typically located at intersection nodes along major arterial highways and expressways, or along rapid transit system transfer nodes. These commercial nodes are typically 20 acres or greater in area. Regional Commercial uses should incorporate well-defined 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. Where possible, revitalized or redeveloped centers should be designed to create safe, attractive and convenient vehicular and pedestrian linkages with adjoining land uses. Pad sites between the primary use and the street frontage may be incorporated into the site design. Regional Commercial includes automobile sales, major automobile repair, mini-warehouses, wholesale, “big box” retailers, large commercial centers, malls, large home improvement centers, large hotels and motels, major employment centers, and mid to high rise office buildings.
Permitted Zoning Districts: NC, C-1, C-2, C-3, O-1, O-2
Land Use Overview
Subject Property
Future Land Use Classification
Neighborhood Commercial
Current Use
Vacant Commercial Building
North
Future Land Use Classification
Community Commercial, Neighborhood Commercial, Low Density Residential
Current Use
Auto Repair, Parking Lot, Auto Parts, Single-Family Residences
East
Future Land Use Classification
Parks/Open Space, Low Density Residential
Current Use
Duplexes, Vacant Lot, Single-Family Residences
South
Future Land Use Classification
Neighborhood Commercial, Low Density Residential
Current Use
Restaurants, Auto Repair, Auto Tint and Alarm
West
Future Land Use Classification
Office
Current Use
South Texas Joint Apprenticeship Program
Land Use Analysis
The current land use designation, under the North Central Community Plan, is Neighborhood Commercial, which is suitable for the subject property. However, the current zoning is “I-1” and is not suitable for the surrounding area or the existing land use. This plan amendment and associated rezoning are being requested to rezone the vacant lot to a less intense zoning district that permits commercial uses, specifically motor vehicle sales, which is permitted by right under the requested “C-3NA” zoning. The requested Regional Commercial land use designation is not appropriate as this land use designation is typically located at intersection nodes, that are 20 acres or greater in area, along major arterial highways and expressways, according to the plan.
ALTERNATIVES:
1. Recommend Approval 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.
FISCAL IMPACT:
None.
RECOMMENDATION: Staff recommends Denial. The requested land use is not consistent with the surrounding properties land uses, which primarily consist of neighborhood commercial, office, and single-family residential land uses. Furthermore, the location of the property is not at a major intersection node, as suggested in the North Central Neighborhoods Community Plan.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2016152
Current Zoning: "I-1 AHOD" General Industrial Airport Hazard Overlay District
Proposed Zoning: "C-3NA AHOD" General Commercial Nonalcoholic Sales Airport Hazard Overlay District
Zoning Commission Hearing Date: June 7, 2016