DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Plan Amendment PA-2021-11600031
(Associated Zoning Case Z2021-10700081)
SUMMARY:
Comprehensive Plan Component: Government Hill Neighborhood Plan
Plan Adoption Date: October 2010
Current Land Use Category: “Low Density Residential”
Proposed Land Use Category: "Low Density Mixed Use"
BACKGROUND INFORMATION:
Planning Commission Hearing Date: May 12, 2021
Case Manager: Lorianne Thennes, Planner
Property Owner: Tobin City Partners, LLC
Applicant: Patrick Christensen
Representative: Patrick Christensen
Location: 429 East Carson
Legal Description: Lot 1, Block 2, NCB 992
Total Acreage: 0.1631 acres
Notices Mailed
Owners of Property within 200 feet: 34
Registered Neighborhood Associations within 200 feet: Government Hill Alliance Neighborhood Association
Applicable Agencies: Office of Historic Preservation
Transportation
Thoroughfare: East Carson Street
Existing Character: Collector
Proposed Changes: None
Thoroughfare: Muth Street
Existing Character: Local
Proposed Changes: None
Public Transit: There is one VIA bus route within walking distance of the subject property.
Route: 20
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Government Hill Neighborhood Plan
Plan Adoption Date: October 2010
Plan Goals:
Low Density Mixed Use “provides a mix of low intensity residential and commercial uses.”
Low Density Residential “should not exceed 9 dwelling units per acre.”
Comprehensive Land Use Categories
Land Use Category: “Low Density Residential”
Description of Land Use Category: Low Density Residential Development includes single-family residential Development on individual lots. Recommended development densities in Low Density Residential areas should not exceed 9 dwelling units per acre. The plan acknowledges that medium density uses that have historically existed in the neighborhood can remain; however the conversion of existing single-family homes into medium density units is discouraged. Lower-impact community uses such as schools, religious assemblies, parks and community centers can be included in this category and should be centrally located for convenient neighborhood access.
Permitted Zoning Districts: R-3, R-4, R-5, R-6
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 retail 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
Land Use Overview
Subject Property
Future Land Use Classification: “Low Density Residential”
Current Land Use Classification: Three dwelling units
Direction: North
Future Land Use Classification: “Low Density Residential”
Current Land Use Classification: Single and multi-family dwellings
Direction: East
Future Land Use Classification: “Low Density Residential”
Current Land Use Classification: Single and multi-family dwellings
Direction: South
Future Land Use Classification: “Low Density Residential”
Current Land Use Classification: Single and multi-family dwellings
Direction: West
Future Land Use Classification: “Low Density Residential”
Current Land Use: Single-family dwellings
FISCAL IMPACT: None
Proximity to Regional Center/Premium Transit Corridor
The property is not within a regional center but is within a premium transit corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Planning Commission (11-0) recommend Approval.
The applicant is seeking a Plan Amendment to “Low Density Mixed Use” to rezone to "IDZ-1" Limited Intensity Infill Development Zone District with uses permitted for three (3) dwelling units. The three (3) residential units have been in the same footprint since 1943. Typically, the land use could remain the same as well as the base zoning district and the additional units could be addressed with a Conditional Use, however the “IDZ-1” is needed to resolve existing building footprint encroachments.
The proposed “Low Density Mixed Use” is appropriate for the subject property and would essentially allow the continued use of the property as three (3) dwelling units.
ALTERNATIVES:
1. Recommend Denial 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: Z2021-10700081
Current Zoning: "R-6 HS AHOD" Residential Single-Family Historic Significant Airport Hazard Overlay District
Proposed Zoning: "IDZ-1 HS AHOD" Limited Intensity Infill Development Zone Historic Significant Airport Hazard Overlay District with uses permitted for three (3) dwelling units
Zoning Commission Hearing Date: May 18, 2021