DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Plan Amendment PA-2020-11600078
(Associated Zoning Case Z-2020-10700295)
SUMMARY:
Comprehensive Plan Component: Midtown Regional Center Plan
Plan Adoption Date: June 6, 2019
Current Land Use Category: “Neighborhood Mixed Use”
Proposed Land Use Category: “Urban Mixed Use”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: February 10, 2021
Case Manager: Michael Pepe, Planner
Property Owner: Qube Property Development
Applicant: Antonio Quadrini Lopez
Representative: Jay Louden
Location: 220 and 224 East Courtland Place
Legal Description: Lot 11 and Lot 12, Block 6, NCB 1726
Total Acreage: 0.398
Notices Mailed
Owners of Property within 200 feet: 46
Registered Neighborhood Associations within 200 feet: Tobin Hill Community Association
Applicable Agencies: Solid Waste Department, Planning Department
Property Details
Transportation
Thoroughfare: Courtland
Existing Character: Local
Proposed Changes: None Known
Thoroughfare: McCullough
Existing Character: Secondary Arterial B
Proposed Changes: None Known
Public Transit: VIA bus routes are within walking distance of the subject property.
Routes Served: 5, 8, 11, 20, 90, 204
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Midtown Regional Center Plan
Plan Adoption Date: June 6, 2019
Goals:
Goal 5: Broaden Housing Choices
Offer a range of housing types and price-points to meet the diverse needs of residents such as, seniors, students, families, and others.
Conserve existing affordable housing and the existing diverse mix of housing types, and expand affordable housing options.
Rehabilitate or redevelop housing that is in poor condition.
Focus most new housing development closer to multimodal transportation corridors.
Goal 10: Pursue Transformative Projects
Elevate the Midtown Area’s aesthetic appeal, stimulate economic growth, and meet local needs by transforming vacant properties and older buildings through reuse, redevelopment, or new development.
Comprehensive Land Use Categories
Land Use Category: “Neighborhood Mixed Use”
Description of Land Use Category:
Neighborhood Mixed Use contains a mix of residential, commercial, and institutional uses at a neighborhood scale. Within mixed-use buildings, residential units located above first floor are encouraged. Typical first floor uses include, but are not limited to, small office spaces, professional services, and small-scale retail establishments and restaurants. The mix of uses may be vertically or horizontally distributed, and there is no requirement that a single building contain more than one use. Live/work housing options are permissible in Neighborhood Mixed-Use area to ensure access to housing options and services within close proximity for the local workforce. Where practical, buildings are situated close to the public right-of-way, and parking is located behind buildings. Parking requirements may be minimized using a variety of creative methods, such as shared or cooperative parking agreements, to maximize land available for housing and community services. Pedestrian spaces are encouraged to include lighting and signage, and streetscaping should be scaled for pedestrians, cyclists, and vehicles. Properties classified as Neighborhood Mixed-Use should be located in close proximity to transit facilities.
Permitted Zoning Districts: RM-4, RM-5, RM-6, MF-18, O-1, NC, C-1, MH, MHC, MHP, FBZD, AE-1, and AE-2.
IDZ, PUD, MXD, TOD and MPCD may be considered consistent with this land use category, provided the permitted uses included on the zoning site plan and zoning ordinance are consistent with the uses and densities outlined above
Land Use Category: “Urban Mixed Use”
Description of Land Use Category:
Urban Mixed-Use contains a mix of residential, commercial, and institutional uses at a medium level of intensity. Urban Mixed-Use development is typically larger-scale than Neighborhood Mixed-Use and smaller-scale than Regional Mixed-Use, although many of the allowable uses could be the same in all three categories. Building footprints may be block-scale but could be smaller depending on block configuration and overall development density. Typical first floor uses include, but are not limited to, professional services, offices, institutional uses, restaurants, and retail including grocery stores. The mix of uses may be vertically or horizontally distributed, and there is no requirement that a single building contain more than one use. Live/work housing options are permissible in Urban Mixed-Use areas to ensure access to housing options and services within close proximity for the local workforce. Structured parking is encouraged in Urban Mixed-Use category but is not required. Parking requirements may be satisfied through shared or cooperative parking agreements, which could include off-site garages or lots. The Urban Mixed-Use category should be located in proximity to transit facilities.
Permitted Zoning Districts: RM-4, RM-5, RM-6, MF-18, MF25, MF-33, MF-40, O-1, O-1.5, C-1, C-2, MH, MHP, MHC, FBZD, AE-1, AE-2, AE-3, and AE-4
IDZ, PUD, MXD, TOD and MPCD may be considered consistent with this land use category, provided the permitted uses included on the zoning site plan and zoning ordinance are consistent with the uses and densities outlined above
Land Use Overview
Subject Property
Future Land Use Classification:
Neighborhood Mixed Use
Current Land Use Classification:
Vacant
Direction: North
Future Land Use Classification:
Neighborhood Mixed Use
Current Land Use Classification:
Compact Subdivision
Direction: East
Future Land Use Classification:
Neighborhood Mixed Use
Current Land Use Classification:
Auto Uses
Direction: South
Future Land Use Classification:
Neighborhood Mixed Use
Current Land Use Classification:
Auto Uses, Multifamily Dwelling
Direction: West
Future Land Use Classification:
Neighborhood Mixed Use
Current Land Use Classification:
Vacant
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The property is in the Midtown regional center and is within a premium transit corridor.
STAFF ANALYSIS AND RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends Denial.
The Plan Amendment to “Urban Mixed Use” would allow the higher concentration of units in their requested “IDZ-2”. This request is out of scale with the tenets of the Midtown Regional Center Plan, adopted recently through extensive community engagement and stakeholder participation.
The Plan calls for “Neighborhood Mixed Use”, which does allow the requested development of a compact subdivision, albeit at a concentration decided by the comprehensive planning process.
ALTERNATIVES:
1. Recommend Approval of the proposed amendment to the Midtown Regional Center Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z-2020-10700295
Current Zoning: from "C-2 UC-5 AHOD" Commercial McCullough Avenue Corridor Airport Hazard Overlay District
Requested Zoning: "IDZ-2 UC-5 AHOD" Commercial McCullough Avenue Corridor Airport Hazard Overlay District with uses permitted for nine (9) dwelling units
Zoning Commission Hearing Date: February 2, 2021. The Zoning Commission continued the case to March 2, 2021.