DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 8
SUBJECT: Zoning Case Z2020-10700039
SUMMARY:
Current Zoning: "C-2" Commercial District
Requested Zoning: "MF-25" Low Density Multi-Family District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: June 2, 2020
Case Manager: Lorianne Thennes, Planner
Property Owner: Efraim Abramoff
Applicant: The NRP Group
Representative: Brown & Ortiz, P.C.
Location: Generally located in the 4600 Block of Hamilton Wolfe Road
Legal Description: 5.6 acres out of NCB 16350
Total Acreage: 5.6 acres
Notices Mailed
Owners of Property within 200 feet: 11
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: Planning Department
Property Details
Property History: The subject property was annexed into the city by Ordinance 31907, dated November 21, 1963 and was originally zoned Temporary “A” Single Family Residential District. The property was rezoned to “B-2” Business District by Ordinance 41190, dated September 14, 1972. The current “C-2” General Commercial District was converted from the previous “B-2” Business District in the zoning district conversion that accompanied the adoption of the 2001 UDC, according to Ordinance 93881 in May 2001.
Topography: The property does not include any abnormal physical features such as slope or incursion in a flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: “C-2” and “MF-33”
Current Land Uses: Apartments
Direction: East
Current Base Zoning: “C-2”
Current Land Uses: Retirement apartments, offices
Direction: South
Current Base Zoning: “C-2NA CD” and “R-5”
Current Land Uses: Children’s hospital, non-profit organization
Direction: West
Current Base Zoning: “MF-33”
Current Land Uses: Apartments
Overlay and Special District Information: None
Transportation
Thoroughfare: Hamilton Wolfe Road
Existing Character: Minor
Proposed Changes: None
Public Transit: There are VIA bus routes within walking distance of the subject property.
Routes: 501, 534, 603
Traffic Impact: A Traffic Impact Analysis (TIA) is not required. The traffic generated by the proposed development does not exceed the threshold requirements.
Parking Information: The minimum parking requirement for apartments is 1.5 spaces per unit.
ISSUE: None.
ALTERNATIVES:
Current: The current “C-2” Commercial District permits general commercial activities designed to serve the community such as repair shops, wholesale businesses, warehousing and limited retail sales with some outdoor display of goods. This district promotes a broad range of commercial operations and services necessary for large regions of the city, providing community balance. "C-2" districts accommodate commercial and retail uses that are more intensive in character than "NC" and "C-1" uses, and which generate a greater volume of vehicular traffic and/or truck traffic.
Proposed: The proposed “MF-25” Low Density Multi-Family District is the designation for a multi-family use with a maximum density of up to twenty-five (25) units per acre, depending on unit size. An "MF-25" district designation may be applied to a use in a residential neighborhood that contains a mixture of single-family and multi-family uses or in an area for which low density multi-family use is desired. An "MF-25" district may be used as a transition between a single-family and higher intensity uses.
FISCAL IMPACT: None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The property is within a regional center and a premium transit corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends Approval.
Criteria for Review: According to Section 35-421, zoning amendments shall be based on the approval criteria below.
1. Consistency:
The subject property is located within the Medical Center Area Reginal Center Plan and is currently designated as “Urban Mixed Use.” The requested “MF-25” is consistent with the future land use designation.
2. Adverse Impacts on Neighboring Lands:
Staff does not find evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. The proposed “MF-25” is consistent with “MF-33” and “C-2” in the area.
3. Suitability as Presently Zoned:
The current "C-2" Commercial District is an appropriate zoning for the property and surrounding area. The proposed “MF-25” is also appropriate and provides alternative housing options and density for the Medical Center area.
4. Health, Safety and Welfare:
Staff has not found indication of likely adverse effects on the public health, safety, or welfare.
5. Public Policy:
The proposed rezoning does not appear to conflict with the following goals, principles, and objectives of the Medical Center Area Reginal Center Plan:
Goal 3.1-Promote urban design standards that create healthy and sustainable environments.
Goal 3.2- Encourage vibrant, accessible, mixed-use activity nodes that serve the needs of the surrounding neighborhoods for area workers and visitors.
“The Medical Center Area will set the standard for a healthy community by offering variety of… housing and transportation choices.”
6. Size of Tract:
The subject property is 5.6 acres, which could reasonably accommodate apartments.
7. Other Factors:
The proposed “MF-25” would allow development of approximately 140 units.