DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 3
SUBJECT:
Plan Amendment 17007
(Associated Zoning Case Z2017016)
SUMMARY:
Comprehensive Plan Component: Highlands Community Plan
Plan Adoption Date: April 4, 2002
Current Land Use Category: Parks/Open Space
Proposed Land Use Category: Community Commercial
BACKGROUND INFORMATION:
Planning Commission Hearing Date: December 14, 2016
Case Manager: Oscar Aguilera, Planner
Property Owner: David Medrano
Applicant: David Medrano
Representative: David Medrano
Location: 6703 Enfield Street
Legal Description: Lots 11 and 10, Block 21, NCB 12135
Total Acreage: 2.09
Notices Mailed
Owners of Property within 200 feet: 19
Registered Neighborhood Associations within 200 feet: Highland Hills Neighborhood Association
Applicable Agencies: None
Transportation
Thoroughfare: Interstate Highway 37
Existing Character: Freeway
Proposed Changes: None known
Thoroughfare: Goliad Road
Existing Character: Secondary Arterial Type B
Proposed Changes: None known
Thoroughfare: Kate Schenck Ave
Existing Character: Local Street
Proposed Changes: None known
Thoroughfare: Enfield Street
Existing Character: Local Street
Proposed Changes: None known
Public Transit: There is a VIA Route 232 Bus Stop located at the intersection of Goliad Road and Kate Schenk Ave.
ISSUE:
Plan Adoption Date: April 4, 2002
Update History: December 6, 2007
Goal Economic Development: Improve the current variety of goods, services and employment available within the community by creating an environment conducive to commercial prosperity and encouraging new businesses to locate in the area.
Comprehensive Land Use Categories
Parks/Open Space: Open space includes land that is open green space but is not accessible for public use.
Community Commercial: Medium intensity uses that serve two or more neighborhoods.
Should be located at nodes on arterials at major intersections or where an existing commercial area has been established. A majority of the ground floor façade should be composed of windows. Off-street parking and loading areas adjacent to residential uses should have buffer landscaping, lighting and signage controls.
Examples are cafes, offices, restaurants, beauty parlors, neighborhood groceries or markets, shoe repair shops and medical clinic.
RELATED ZONING DISTRICTS: NC, Neighborhood Commercial, C-1, Commercial C-2, C-2P, Commercial, O-1, O-1.5
Land Use Overview
Subject Property
Future Land Use Classification
Parks/Open Space
Current Use
Vacant Land
North
Future Land Use Classification
Community Commercial, Public/Institutional, Low Density Residential
Current Use
Public School, Storage Business, Retail, Entertainment Business, & Single-Family Homes.
East
Future Land Use Classification
Low Density Residential
Current Use
Single-family homes & Church
South
Future Land Use Classification
Community Commercial, Regional Commercial, & High Density Residential,
Current Use
Shopping Mall, Apartments, School, and Vacant Land
West
Future Land Use Classification
Low Density Residential
Current Use
Vacant Land, Single-Family Homes
Land Use Analysis
The applicant requests to amend the Highlands Community Plan land use classification from Parks/Open Space to Community Commercial in order to build a restaurant on the property. The property is currently vacant, adjacent to Interstate Highway 37 and Goliad Road and the property is not being utilized as a public or private park. Furthermore, the property is zoned as “O-2” High-Rise Office District. In order to accommodate the proposed development the applicant has requested an associated re-zoning from “O-2” to “C-2”. The requested “C-2” zoning is not permitted in the current land use Parks/Open Space but it is permitted in the requested Community Commercial land use designation. The Community Commercial designation supports the Highlands Community Plan objectives of improving the current variety of goods, services, and employment available within the community by creating an environment conductive to commercial prosperity and encouraging new business to locate in the area.
ALTERNATIVES:
1. Recommend denial of the proposed amendment to the Highlands Community Plan as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff recommends approval. The proposed amendment to Community Commercial land use will not significantly alter the land use pattern or character of the immediate area as the proposed change is compatible with the existing surrounding pattern of development.
PLANNING COMMISSION RECOMMENDATION: Approval (10-0)
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2017016
Current Zoning: "O-2 AHOD" High Rise Office Airport Hazard Overlay District
Proposed Zoning: "C-2 AHOD" Commercial Airport Hazard Overlay District
Zoning Commission Hearing Date: December 20, 2016