DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 3
SUBJECT:
Plan Amendment 17026
(Associated Zoning Case Z2017076)
SUMMARY:
Comprehensive Plan Component: Highlands Community Plan
Plan Adoption Date: April 4, 2002
Current Land Use Category: Medium Density Residential
Proposed Land Use Category: Community Commercial
BACKGROUND INFORMATION:
Planning Commission Hearing Date: March 8, 2017
Case Manager: Erica Greene, Planner
Property Owner: K& R Howe Corp
Applicant: Sara Gerrish
Representative: Sara Gerrish
Location: 800 Block of Hot Wells Boulevard
Legal Description: 0.83 acres out of NCB 10937
Total Acreage: 0.83 acres
Notices Mailed
Owners of Property within 200 feet: 16
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: None
Transportation
Thoroughfare: Hot Wells
Existing Character: Local Street
Proposed Changes: None
Public Transit:
The nearest VIA bus route is #54 within walking distance of the subject property.
ISSUE:
Plan Adoption Date: April 4, 2002
Update History: None
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.
Comprehensive Land Use Categories
Medium Density Residential: Urban low-density residential uses include single-family houses on individual lots as well as duplexes, and attached and detached accessory dwelling units such as granny flats, garage apartments “echo” (elder cottage housing opportunity) units. Only one accessory dwelling unit is permitted per lot, and should reflect the appearance of the main structure.
Example Zoning Districts:
RM-4, RM-5, RM-6, R-3, R-4, R-5, R-6, R-20
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, C-1, O-1, C-2P, C-2
Land Use Overview
Subject Property
Future Land Use Classification
Medium Density Residential
Current Use
Vacant Lot
North
Future Land Use Classification
Low Density Residential
Current Use
Residential Single-Family
East
Future Land Use Classification
Low Density Residential
Current Use
Residential Single-Family
South
Future Land Use Classification
Regional Commercial
Current Use
Parking Lot
West
Future Land Use Classification
Low Density Residential
Current Use
Fire Station
LAND USE ANALYSIS:
The applicant requests this plan amendment and associated zoning change to allow for an office building on the subject property. The properties that are located around the subject property include a fire station, residences, and a parking lot. The proposed amendment to Community Commercial will not significantly alter the land use pattern and character of the immediate area. The Community Commercial supports the Highlands Community Plan goal to 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.
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. The proposed amendment to Community Commercial land use will not significantly alter the land use pattern or character of the immediate area. The proposed change is compatible with the existing pattern of development.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2017076
Current Zoning: "RM-4 AHOD" Residential Mixed Airport Hazard Overlay District
Proposed Zoning: "C-2 AHOD" Commercial Airport Hazard Overlay District
Zoning Commission Hearing Date: March 21, 2017