DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Plan Amendment PA-2019-11600059
(Associated Zoning Case Z-2019-10700207)
SUMMARY:
Comprehensive Plan Component: Government Hill Neighborhood Plan
Plan Adoption Date: September, 2001
Plan Update History: October, 2010
Current Land Use Category: “Low Density Mixed Use”
Proposed Land Use Category: “Mixed Use”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: September 25, 2019
Case Manager: Patricia Franco, Planner
Property Owner: Promised Land Investment Properties
Applicant: Roi Biton
Representative: Roi Biton
Location: 1403 North Pine Street, 1405 North Pine Street and 527 Duval Street
Legal Description: approximately 0.3535 acres out of NCB 495
Total Acreage: .3535
Notices Mailed
Owners of Property within 200 feet: 32
Registered Neighborhood Associations within 200 feet: Government Hill Alliance Neighborhood Association
Applicable Agencies: None.
Transportation
Thoroughfare: North Pine Street
Existing Character: Minor Secondary Arterial B
Proposed Changes: N/A
Public Transit: VIA bus routes are not within walking distance of the subject property.
Routes Served: None.
Comprehensive Plan
Comprehensive Plan Component: Government Hill Neighborhood Plan
Plan Adoption Date: September, 2001
Plan Update History: October, 2010
Plan Goals:
1. Housing
i. Conserve, rehabilitate and/or replace (if necessary) housing stock.
2. Land Use/Revitalization
i. Redevelop and revitalize the neighborhood.
3. Community Initiatives
i. Increase community involvement and influence.
ii. Increase the safety and security of the neighborhood
4. Community Facilities/ Recreation
i. Improve neighborhood open spaces and community facilities and make the neighborhood pedestrian friendly.
5. Transportation/Infrastructure
i. Improve the streetscape and make the neighborhood a pedestrian friendly environment.
Comprehensive Land Use Categories
Land Use Category: “Low Density Mixed Use”
Description of Land Use Category:
Provides a mix of low intensity residential and commercial uses. May be located in adjacent lots or integrated in one structure. The mix of uses within a block or building should promote compatibility between commercial and residential uses. Shared parking located to the rear of structures, limited curb cuts and monument signs encouraged. Building and architectural design of a mixed use development should stress quality, including open space, landscaping, and a safe, attractive, and pedestrian and bicycle friendly environment. Examples include professional/personal services, shop front re-tail with restaurants, cafes, and gift shops
Permitted Zoning Districts: R-3, R-4, R-5, R-6, RM-4, RM-5, RM-6, MF-18, NC, C-1, IDZ, TOD, MXD, UD, O-1, FBZD
Comprehensive Land Use Categories
Land Use Category: “Mixed Use”
Description of Land Use Category:
Mixed Use allows for a concentrated, well structured, and integrated blend of higher density residential, retail, professional services, office, entertainment, and other land uses. The integration of uses should occur within structures, as well as across the site, with commercial uses situated primarily along the higher order roadways, and on the ground floor level of individual structures. Shared parking located near the rear of the facilities, accessory dwelling and live/work units are encouraged.
Mixed Use is preferred along arterials, preferably in a nodal pat-tern with proximity to a major transit stop or node. Mixed Use exceeding 40 dwelling units per acre should be located on primary arterials or higher order roadways. When placed along a higher order roadway, the mixed use development should de-crease in density with distance from the roadway. Building and architectural design of a mixed use development should stress quality, including open space, landscaping, and a safe, attractive, and pedestrian and bicycle friendly environment.
Permitted Zoning Districts: RM-4, RM-5, RM-6, MF-18, MF-25, MF-40, MF-50, NC, C-1, C-2, C-2P, IDZ, TOD, MXD, UD, O-1, O-1.5, FBZD
Land Use Overview
Subject Property
Future Land Use Classification:
“Low Density Mixed Use”
Current Land Use Classification:
Residential Single-Family
Direction: North
Future Land Use Classification:
“Low Density Mixed Use”
Current Land Use Classification:
Residential Single-Family
Direction: East
Future Land Use Classification:
“Low Density Mixed Use”
Current Land Use Classification:
Residential Single-Family
Direction: South
Future Land Use Classification:
“Public Institutional”
Current Land Use Classification:
Light Industrial
Direction: West
Future Land Use Classification:
“Low Density Mixed Use”
Current Land Use:
Commercial
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The subject property is not located within a Regional Center and is within a ½ a mile of a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff recommends Denial.
The proposed land use amendment from “Low Density Mixed Use” to “Mixed Use” is requested in order to rezone the property to "C-2 CD AHOD" Commercial Airport Hazard Overlay District with a Conditional Use for Auto Rental. This is not consistent with the Government Hill Neighborhood Plan’s call for “Mixed Use” uses such as Commercial or more intense uses, to be located adjacent to single family residential. If the applicant opts to amend their request to “C-1 CD”, they can request to rezone within the current “Low Density Mixed Use” land use classification.
ALTERNATIVES:
1. Recommend approval of the proposed amendment to the Government Hill Neighborhood Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z-2019-10700207
Current Zoning: "R-5 AHOD" Residential Single-Family Airport Hazard Overlay District
Proposed Zoning: "C-2 CD AHOD" Commercial Airport Hazard Overlay District with a Conditional Use for Auto Rental
Zoning Commission Hearing Date: October 1, 2019