DEPARTMENT: Development Services
COUNCIL DISTRICTS IMPACTED: 3
SUBJECT:
Plan Amendment 17014
(Associated Zoning Case Z2017049)
SUMMARY:
Comprehensive Plan Component: Highlands Community Plan
Plan Adoption Date: April 4, 2002
Current Land Use Category: Low Density Residential
Proposed Land Use Category: Community Commercial and Neighborhood Commercial
BACKGROUND INFORMATION:
Planning Commission Hearing Date: January 25, 2017
Case Manager: Nyliah Acosta, Planner
Property Owner: Bryan and Susan Hackney
Applicant: Max Alley Real Estate Serives, LLC
Representative: Brown & Ortiz, PC
Location: 3100-3200 Block of Gevers Street, 303 Channing Ave, and 202 Cosgrove Street
Legal Description: 1.6968 acres out of NCB 3819 and NCB 3815
Total Acreage: 1.6968
Notices Mailed
Owners of Property within 200 feet: 53
Registered Neighborhood Associations within 200 feet: Highland Park Neighborhood Association
Applicable Agencies: Department of Planning and Community Development
Transportation
Thoroughfare: Channing Avenue
Existing Character: Local Road.
Proposed Changes: None Known.
Thoroughfare: South Gevers Street
Existing Character: Local Road.
Proposed Changes: None Known.
Public Transit:
VIA route 515 is approximately three blocks south of the subject property.
ISSUE:
Plan Adoption Date: April 4, 2002
Update History: December 6, 2007
Goal 1: Improve the current variety of goods, services and employment available within the community by creating an environment conducive to commercial prosperity and encouraging new businesses to locate in the area.
Goal 1.4: Ensure new and existing businesses conform appropriately to the scale, design and character of the community, enhancing it aesthetically whenever possible.
Comprehensive Land Use Categories
Low Density Residential: Low-density residential uses include single-family houses on individual lots. All off-street parking and vehicle use areas adjacent to residential uses require buffer landscaping, and lighting and signage controls. Certain non-residential activities, such as schools, places of worship and parks, are appropriate within these areas and should be centrally located to provide easy accessibility.
Example Zoning Districts:
R3, R4, R5, R6, R20
Comprehensive Land Use Categories
Community Commercial: Community Commercial development includes moderate-intensity convenience retail or service uses, generally serving the area community. These uses depend on a greater volume of vehicular traffic. Drive-through establishments are permitted. A mix of uses in the same building or development is allowed. Community Commercial uses are typically located at nodes on arterials at major intersections. Community Commercial uses should incorporate well-defined and accessible entrances, shared internal circulation, limited curb cuts to arterial streets, ample sidewalks, shade trees in parking lots, landscaping on planting strips between parking lot and streets, and well-designed monument signage (no large pole signs). Shared parking is encouraged in order to minimize impervious cover. Community commercial centers should be linked to adjoining land uses with safe, attractive and convenient vehicular and pedestrian access. Appropriate buffering is required if this use abuts a residential use.
Example Zoning Districts:
NC, C1, O1, C2P, C2
Comprehensive Land Use Categories
Neighborhood Commercial: Neighborhood Commercial includes small offices and shop-front retail establishments that can be served by pedestrian access, generally less than 5000 square feet. No drive-through establishments are permissible. Residential uses can be in the same building with retail and office uses. This includes small apartment buildings and townhouses. Live/work units and residential units above retail are encouraged. Uses are in scale with the surrounding residential development. Community green areas with benches, trees and landscaping; small plazas; and public gathering spaces are encouraged as part of the neighborhood commercial area. Buildings should have windows on the ground level. Parking areas should be located behind the buildings. Service entrances and/or yards are screened from 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. All off street parking and vehicle use areas adjacent to residential uses require buffer landscaping and lighting and signage controls.
Example Zoning Districts:
NC, C1, O1
Land Use Overview
Subject Property
Future Land Use Classification
Low Density Residential
Current Use
Vacant Lots
North
Future Land Use Classification
Low Density Residential
Current Use
Single-Family Residence, Multi-Family and a Church
East
Future Land Use Classification
Low Density Residential
Current Use
Vacant Lots
South
Future Land Use Classification
Low Density Residential
Current Use
Single-Family Residences and Multi-Family
West
Future Land Use Classification
Low Density Residential
Current Use
Single-Family Residences and Commercial
LAND USE ANALYSIS:
The applicant requests this plan amendment and associated zoning change in order to construct a Family Dollar. The subject property is located within a neighborhood and ¼ of a mile from a premium transit corridor. The surrounding area also has various small scale commercial uses and therefore the proposed Community Commercial and Neighborhood Commercial classification are appropriate land use classifications. The proposed land use is also supported in the Highlands Community Plan to ensure that high quality and appropriate business’ are being brought to the area.
Relevant Goals and Policies of the Comprehensive Plan may include:
GCF Goal 1: Higher-density uses are focused within the city’s 13 regional centers and along its arterial and transit corridors.
GCF P8: Continue to focus revitalization of neighborhoods adjacent to downtown and extend these efforts to regional centers, urban centers, and transit corridors.
GCF P14: Establish appropriate buffers and transitions (land use, form and/or landscaping) between residential neighborhoods and surrounding higher-density development.
The request is generally consistent with guiding principles of the Comprehensive Plan. The plan calls for a mix of uses to be developed along and near transit corridors. However, the development should avoid negatively affecting adjacent residential land uses by employing appropriate buffers and landscaping.
ALTERNATIVES:
1. Recommend denial of the proposed amendment to the Highlands Community Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
FISCAL IMPACT:
None
RECOMMENDATION:
Staff recommends Approval. This project will transform the vacant lots in to an appropriately scaled commercial business that will service the neighborhood while preserving the character of the area.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2017049
Current Zoning: "R-6 AHOD" Single-Family Residential Airport Hazard Overlay District
Proposed Zoning: "C-2 AHOD" Commercial Airport Hazard Overlay District and “O-1 AHOD” Office Airport Hazard Overlay District
Zoning Commission Hearing Date: February 7, 2017