DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Plan Amendment PA-2018-900015
(Associated Zoning Case Z-2018-900057)
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: January 9, 2019
Case Manager: John Osten, Senior Planner
Property Owner: HB Properties I, LLC
Applicant: HB Properties I, LLC
Representative: Patrick W. Christensen
Location: multiple properties located west of the intersection of East Cesar E. Chavez Boulevard and South Cherry Street
Legal Description: Lot 1 and P-100, Lots 2-9, Lots 11-17, Lots 19-20, Lot 1A, Lot 2A, Lot 3A, Lot 4A, Lot 5A, Block 5, NCB 643
Total Acreage: 3.473
Notices Mailed
Owners of Property within 200 feet: 45
Registered Neighborhood Associations within 200 feet: Denver Heights Neighborhood Association
Applicable Agencies: Planning Department
Transportation
Thoroughfare: East Cesar E. Chavez Boulevard
Existing Character: Primary Arterial
Proposed Changes: None Known
Thoroughfare: Iowa Street
Existing Character: Local Street
Proposed Changes: None Known
Public Transit: VIA bus routes 26, 30 and 225 are within walking distance of the subject properties.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Arena District/Eastside Community Plan
Plan Adoption Date: December 4, 2003
Plan Goals: 2.6: Strengthen the community with additional gathering nodes and emphasize the places of significance
Comprehensive Land Use Categories
Land Use Category: “Light Industrial”
Description of Land Use Category: 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.
Permitted Zoning Districts: “L”, “C-3”, “O-1”, “O-2”
Land Use Category: “Mixed Use”
Description of Land Use Category: 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 street, 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.
Permitted 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 Land Use Classification:
Vacant Commercial/Industrial, Warehouse, Parking Lot, Bar, Single-Family Residential
Direction: North
Future Land Use Classification:
“Government/Educational”, “Light Industrial”
Current Land Use Classification:
Parking Lot, Vacant Residential
Direction: East
Future Land Use Classification:
“Government/Educational”, “Residential”, “Light Industrial”, “Medium Density Residential”
Current Land Use Classification:
Parking Lot, Single-Family Residential, Vacant Industrial, Vacant Residential
Direction: South
Future Land Use Classification:
“Light Industrial”
Current Land Use Classification:
Single-Family Residential, Vacant Residential
Direction: West
Future Land Use Classification:
“Light Industrial”
Current Land Use:
Single-Family Residential, Print Shop, Warehouse
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The properties are located within the Downtown Regional Center and are not located within ½ of a mile of a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff recommends Approval.
The proposed “Mixed Use” is generally consistent with the goals and objectives of the Arena/Eastside Community Plan. The land use amendment is requested in order to rezone the property from “C-3R” and “I-1” to “IDZ-3” with uses permitted in “C-2”, Multi-Family (Not to exceed 350 dwelling units), Bar, Micro-brewery, Beer Garden, and Hotel in order to develop a mixed use development on underutilized commercial and industrial property . The plan emphasizes the desire to attract new residential, businesses, services and retail establishments.
ALTERNATIVES:
1. Recommend Denial of the proposed amendment to the Arena/Eastside Community Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z-2018-900057
Current Zoning: "C-3R AHOD” General Commercial Restrictive Alcohol Sales Airport Hazard Overlay District and “I-1 AHOD” General Industrial Airport Hazard Overlay District
Proposed Zoning: "IDZ-3 AHOD” Infill Development Zone with uses permitted in “C-2” Commercial District, Multi-Family not to exceed 350 dwelling units, Bar, Micro-brewery, Beer Garden, and Hotel
Zoning Commission Hearing Date: January 15, 2019