DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick J. Sanchez
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Plan Amendment PA 15010
(Associated Zoning Case Number Z2015070 CD)
SUMMARY:
Comprehensive Plan Component: Arena/Eastside District Community Plan
Plan Adoption Date: December 4, 2003
Plan Update History: December 4, 2008
Current Land Use Category: Medium Density Residential
Proposed Land Use Category: Community Commercial
BACKGROUND INFORMATION:
Planning Commission Hearing Date: January 14, 2015
Case Manager: Ernest Brown, Planner
Property Owner: Dante Lopez and Nestor Lopez
Applicant/Representative: Brown and Ortiz, P.C. (by James McKnight)
Location: 1317 and 1332 S New Braunfels Avenue; 505 and 511 Porter Street
Total Acreage: 0.706 acres
Notices Mailed
Owners of Property within 200 feet: 39
Registered Neighborhood Associations within 200 feet: Denver Heights Neighborhood Association
Applicable Agencies: None
Transportation
Thoroughfare: South New Braunfels Avenue
Existing Character: Primary Arterial, Type B; two lanes each direction with sidewalks both sides
Proposed Changes: None known
Thoroughfare: Porter Street
Existing Character: Local Street, Type B; two lanes in each direction, sidewalk on both sides.
Proposed Changes: None known
Public Transit: Several VIA bus stops are located immediately across the street from the subject property and on the south side of subject property fronting Porter Street. Bus route 20 operates along New Braunfels Avenue and route 28 operates along Porter Street.
ISSUE:
Plan Adoption Date: December 4, 2003
Update History: December 4, 2008
Goal - Land Use Plan
Develop commercial / retail nodes that are adjacent and convenient to residential neighborhoods.
Comprehensive Land Use Categories
MEDIUM DENSITY RESIDENTIAL: Medium Density Residential includes small lot single-family development, accessory dwellings, duplexes, cottage houses, triplexes, fourplexes, and townhomes. Exhibiting a medium density, this category provides for a diversity of residential development while still maintaining an overall urban residential character. Typically, Low Density Residential uses are found within this classification, and should be located in the center of the neighborhood, with Medium Density Residential being located at the edges of the neighborhood. (single family, accessory dwellings, cottage houses duplexes, triplexes, fourplexes, townhomes)
Example Zoning Districts
R-3, R-4, R-5, R-6, RM-4, RM-5, RM-6
Comprehensive Land Use Categories
COMMUNITY COMMERCIAL: Community Commercial development includes medium to high-density land uses that draws its customer base from a larger community. This classification can include a mix of uses in
the same building or in the same development. Community Commercial uses are typically located at nodes on arterials at major intersections, or in established commercial areas along arterials. Community Commercial uses should incorporate well-defined and accessible entrances, shared internal circulation, limited curb cuts to arterial streets, sidewalks and shade trees in parking lots, and landscaping on planter strips between the parking lot and street. To discourage large areas devoted to parking lots, shared parking facilities and pervious pavement are encouraged. Where possible, revitalized or redeveloped community commercial centers should be designed to create safe, attractive and convenient vehicular and pedestrian linkages with adjoining land uses. Examples of Community Commercial uses include all Neighborhood Commercial uses, car washes, minor automobile repair and service, amusement establishments such as theaters, arcades and fitness centers, plant nurseries, exterminators, printers, sign shops, paint and wall paper stores, linen supply/diaper service, gasoline stations with repair service, fix-it shops, community shopping centers and small motels.
Example Zoning Districts R-3, R-4, R-5, R-6, RM-4, RM-5, RM-6
Land Use Overview
Subject Property
Future Land Use Classification
Medium Density Residential
Current Use
Automotive Tire shop, Single-Family Homes and vacant land
North
Future Land Use Classification
Medium Density Residential
Current Use
Carwash, Single-Family Homes
East
Future Land Use Classification
Medium Density Residential
Current Use
Single-Family Homes
South
Future Land Use Classification
Medium Density Residential
Current Use
Restaurant and retail center, Pawn Shop
West
Future Land Use Classification
Medium Density Residential
Current Use
Single-Family Homes
LAND USE ANALYSIS: The subject property is located northeast and northwest intersection of New Braunfels Avenue and Porter Street. The Arena District/Eastside Community Plan designates the land use for the subject property as Medium Density Residential land use. The Medium Density Residential land use classification includes small lot single-family developments, accessory dwellings, duplexes, cottage houses, triplexes, fourplexes, and townhomes. The Medium Density Residential land use classification provides for a diversity of residential development while still maintaining an overall urban residential character. Typically, Low Density Residential uses are found within this classification, and should be located in the center of the neighborhood, with Medium Density Residential uses being located at the edges of the neighborhood. Existing surrounding land uses are classified as Medium Density Residential and is the predominant land use classification. One block north of subject property at the northwest intersection of New Braunfels and Delmar, the Arena District/Eastside Community Plan designates the future land use classification as Neighborhood Commercial.
The applicant is requesting that the land use classification for the subject property be amended to Community Commercial to develop a Vehicle Sales and Repair. The Arena District/Eastside Community Plan future land use designation of Community Commercial development includes medium to high-density land uses that draws its customer base from a larger community. This classification can include a mix of uses in the same building or in the same development. Community Commercial uses are typically located at nodes on arterials at major intersections, or in established commercial areas along arterials. The proposed Community Commercial will be consistent with the existing use of the property and the established commercial node formed at the intersection of South New Braunfels Avenue and Porter Street. Although Porter Street is not on the MTP, it is a Local, Type B Street that functions as a collector street. Community Commercial land uses have established the existing commercial node at the intersection. It will not negatively affect any of the surrounding low density residential lots fronting New Braunfels Avenue or Porter Street. The Major Thoroughfare Plan does not encourage residential lots fronting major thoroughfares.
ALTERNATIVES:
1. Recommend denial of the proposed amendment to the North Sector 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 the plan reinforces the development of a strong commercial / retail node that are adjacent and convenient to residential neighborhoods as protect the neighborhood in accordance to the Arena District/Eastside Community Plan goals. In addition, the proposed amendment being along a major thoroughfare and three blocks south of the subject property is suitable for its proposed amended designation to Community Commercial land use.
PLANNING COMMISSION RECOMMENDATION:
Meeting and Public Hearing Date: January 14, 2015
Approval. Resolution Attached
Newspaper Publication Date of Public Hearing: December 18, 2014
No. of notices mailed 10 days prior to Public Hearing: 39 to property owners within 200 feet; 23 to planning team members, and 1 to applicant and 1 to registered neighborhood association.
Registered Neighborhood Association Notified: Denver Heights Neighborhood Association.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z201570 CD
Current Zoning: "C-2 NA CD AHOD", Commercial Nonalcoholic Sales Airport Hazard Overlay District with use permitted for Tire Sales, "C-2 AHOD" Commercial Airport Hazard Overlay District, "RM-4 AHOD" Residential Mix Use Airport Hazard Overlay District, and "NC AHOD" Neighborhood Commercial Airport Hazard Overlay District
Proposed Zoning: "C-2 CD AHOD" Commercial Airport Hazard Overlay District with use permitted for Motor Vehicle Sales {full service}
Zoning Commission Hearing Date: January 20, 2015