DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 10
SUBJECT:
Plan Amendment 18020
(Associated Zoning Case Z2018071)
SUMMARY:
Comprehensive Plan Component: Northeast Inner Loop Neighborhood Plan
Plan Adoption Date: March, 2001
Current Land Use Category: “Low Density Residential”
Proposed Land Use Category: “Medium Density Mixed Use”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: January 24, 2018
Case Manager: Angela Cardona, Planner
Property Owner: The Welda Hissner Revocable Trust
Applicant: Ramiro Valadez, III
Representative: Brown & Ortiz, P.C.
Location: 237 and 241 East Sunset Road
Legal Description: Lot 9 and 0.0012 acres out of Lot 10, NCB 11886
Total Acreage: 1.3377 acres
Notices Mailed
Owners of Property within 200 feet: 28
Registered Neighborhood Associations within 200 feet: Oak Park Northwood
Applicable Agencies: Aviation
Transportation
Thoroughfare: East Sunset Road
Existing Character: Local Street
Proposed Changes: None Known
Thoroughfare: North New Braunfels Avenue
Existing Character: Primary Arterial B
Proposed Changes: None Known
Thoroughfare: Broadway Street
Existing Character: Primary Arterial B
Proposed Changes: None Known
Public Transit: The nearest VIA bus routes #9, #209and # 647 are all within walking distance of the subject property.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Northeast Inner Loop Neighborhood Plan
Plan Adoption Date: March, 2001
Plan Goals: Goal 1: To maintain the distinctive character of the neighborhoods’ housing. Build upon the diversity of old and new existing housing that includes single family as well as multi-family (condos, town homes, duplexes and small apartments).
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. Low-density residential also includes duplexes, granny flats and garage apartments.
Permitted Zoning Districts: R-3, R-4 R-5, R-6, NP-8, NP-10, NP-15
Land Use Category: Medium Density Mixed Use
Description of Land Use Category: Low to medium intensity commercial uses combined with residential. Shared parking located near the rear of the facilities, accessory dwelling and live/work units are encouraged. Residential may be integrated with commercial town center development.
Permitted Zoning Districts: RM-4, RM-5, RM-6, MF-25, NC, C-1, C-2, C-2P, IDZ, TOD, MXD, UD, O-1, FBZD
Land Use Overview
Subject Property
Future Land Use Classification:
“Low Density Residential”
Current Land Use Classification:
Single-Family Residential
Direction: North
Future Land Use Classification:
“Low Density Residential”
Current Land Use Classification:
Single-Family Residential
Direction: East
Future Land Use Classification:
“Low Density Residential”
Current Land Use Classification:
Single-Family Residential, Planned Unit Development
Direction: South
Future Land Use Classification:
“Low Density Residential”
Current Land Use Classification:
Single-Family Residential
Direction: West
Future Land Use Classification:
“Low Density Residential”
Current Land Use:
Single-Family Residential
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The subject property is within one mile of the Greater Airport Area Regional Center but is not within vicinity of a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff recommends Denial.
The property is designated as “Low Density Residential” for the future land use. The request to amend the plan to “Medium Density Mixed Use” is not compatible with the existing land use pattern.
The Land Use Concepts of the Northeast Inner Loop Neighborhood Plan state that “Low Density Residential” uses are found throughout the community and large estate lots are characteristic of the Oak Park/Northwood area. The Plan also notes that “Medium Density Mixed Use” is appropriate for areas along Broadway, Harry Wurzbach and Austin Highway west of Terrell Plaza and between Seidel and Rainbow. These are primary arterial streets and not a local collector streets like East Sunset.
The existing land use pattern is composed of “Low Density Residential” for a radius of approximately 600-feet with only small areas of “Neighborhood Commercial” on corner blocks and intersections. The proposed “Medium Density Mixed Use” is requested to allow an “IDZ” zoning designation. This is also inconsistent with a neighborhood that consists of primarily “R-5” Residential Single-Family zoning.
ALTERNATIVES:
1. Recommend Approval of the proposed amendment to the Northeast Inner Loop Neighborhood Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2018071
Current Zoning: “R-5 AHOD”
Proposed Zoning: “IDZ” Infill Development Zone Airport Hazard Overlay District to allow 12 single-family townhome dwelling units
Zoning Commission Hearing Date: February 6, 2018