DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 3
SUBJECT:
Plan Amendment 18092
(Associated Zoning Case Z2018326 S)
SUMMARY:
Comprehensive Plan Component: Highlands Community Plan
Plan Adoption Date: April 4, 2002
Current Land Use Category: “Low Density Residential”
Proposed Land Use Category: “Neighborhood Commercial”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: November 28, 2018. This case is continued from November 14, 2018.
Case Manager: Marco Hinojosa, Planner
Property Owner: Anh Tien Pham
Applicant: Anh Tien Pham
Location: 123 Waleetka
Legal Description: Lot 21 and Lot 22, Block 12, NCB 2950
Total Acreage: 0.14
Notices Mailed
Owners of Property within 200 feet: 22
Registered Neighborhood Associations within 200 feet: Highland Park Neighborhood Association
Applicable Agencies: None
Transportation
Thoroughfare: Waleetka Street
Existing Character: Local
Proposed Changes: None Known
Public Transit: VIA bus routes are within walking distance of the subject property.
Routes Served: 20, 34, 232, and 515
Comprehensive Plan
Comprehensive Plan Component: Highlands Community Plan
Plan Adoption Date: April 4, 2002
Plan Goals:
• Improve the appearance of the community and maintenance of the commercial buildings while preserving the character of the Highlands neighborhoods.
• Enhance and improve the distinctive character of the Highlands neighborhoods and encourage compatible infill housing within the neighborhoods.
Comprehensive Land Use Categories
Land Use Category: “Low Density Residential”
Description of Land Use Category:
Low-density residential uses include single-family houses on individual lots. All off-street parking and vehicle use areas adjacent to residential uses require buffer landscaping, and lighting and signage controls. Certain non-residential activities, such as schools, places of worship and parks, are appropriate within these areas and should be centrally located to provide easy accessibility.
Land Use Category: “Neighborhood Commercial”
Description of Land Use Category:
Neighborhood Commercial includes small offices and shop-front retail establishments that can be served by pedestrian access, generally less than 5000 square feet. No drive-through establishments are permissible. Residential uses can be in the same building with retail and office uses. This includes small apartment buildings and townhouses. Live/work units and residential units above retail are encouraged. Uses are in scale with the surrounding residential development.
Uses include (Dentist, insurance, professional, and non- profit offices; coffee shop, cafe, shoe repair, gift shop, hair salon, dry cleaners, deli, pet grooming, bakery, bed and breakfast; as well as residential uses, especially live/work units and residential over retail.
Land Use Overview
Subject Property
Future Land Use Classification:
Low Density Residential
Current Land Use Classification:
Parking Lot and Office Building
Direction: North
Future Land Use Classification:
Low Density Residential
Current Land Use Classification:
Vacant
Direction: East
Future Land Use Classification:
Low Density Residential
Current Land Use Classification:
Single-Family Residence
Direction: South
Future Land Use Classification:
Low Density Residential
Current Land Use Classification:
Single-Family Residences
Direction: West
Future Land Use Classification:
Low Density Residential
Current Land Use:
Single-Family Residences
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The property is located half a mile of a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff and Planning Commission (5-1) recommend Denial.
The proposed land use amendment from “Low Density Residential” to “Mixed Use” is requested in order to rezone the property to “C-1 S” Light Commercial District with Specific Use Authorization for a Chiropractor Office. This is inconsistent with the Highlands Community Plan’s goal to enhance and improve the distinctive character of the Highlands neighborhoods and encourage compatible infill housing within the neighborhoods. A majority of the land use in the block is “Low Density Residential”. Therefore, commercial encroachment into a predominantly residential area is not recommended.
ALTERNATIVES:
1. Recommend Approval of the proposed amendment to the Highlands Community Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2018326 S
Current Zoning: “R-4 AHOD” Residential Single-Family Airport Hazard Overlay District
Proposed Zoning: "C-1 S AHOD” Light Commercial Airport Hazard Overlay District with Specific Use Authorization for a Chiropractor Office
Zoning Commission Hearing Date: November 6, 2018