DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick J. Sanchez
COUNCIL DISTRICTS IMPACTED: District 2
SUBJECT:
Plan Amendment 15014
(Associated Zoning Case Number Z2015081-CD)
SUMMARY:
Comprehensive Plan Component: IH-10 East Corridor Perimeter Plan
Plan Adoption Date: February 22, 2001
Current Land Use Category: Urban Living
Proposed Land Use Category: Community Commercial
BACKGROUND INFORMATION:
Planning Commission Hearing Date: January 28, 2015
Case Manager: Robert C. Acosta, Planner
Property Owner: Glen T. and Karen J. Porter
Applicant: Daniel Martinez
Representative: Daniel Martinez
Location: Approximately 3.004 acres of land being Lots P-8H and P-8F in NCB 18226, located at 11000 block of I-10 East.
Total Acreage: 3.004 acres
Notices Mailed
Owners of Property within 200 feet: 6
Registered Neighborhood Associations within 200 feet: None
Planning Team: 29
Applicable Agencies: None
Transportation
Thoroughfare: IH-10 East
Existing Character: Freeway
Proposed Changes: None
Thoroughfare: Graytown
Existing Character: Local
Proposed Changes: None
Thoroughfare: Pfeil
Existing Character: Local Street
Proposed Changes: None
Public Transit:
There is no public transportation system in the immediate area.
ISSUE:
Plan Adoption Date: February 22, 2001
Update History: March 20, 2008
Goal: Commercial development elsewhere within the Corridor provides support services to residents in the area and is situated on shallow lots along major thoroughfares and at major thoroughfare intersections.
Comprehensive Land Use Categories
Urban Living: Urban Living provides for compact neighborhoods and centralized commercial areas that promote a sense of community and are pedestrian and transit friendly. Centralized commercial centers in this category include the Mixed Use Center, the Transit Oriented Development (TOD), and the Town Center. Adjacent to these mixed use commercial areas are less dense Neighborhood Centers, which have a nucleus, or a focal point. Urban Living also provides for form based development, which emphasizes urban design in the form of regional centers and village development patterns.
Example Zoning Districts:
TND, TOD, MXD, UD, & FBZD
Comprehensive Land Use Categories
Community Commercial: Community Commercial provides for offices, professional services, and retail uses of moderate intensity and impact. Examples of uses include a grocery store, a medical office, music store, shoe store, nursery, or mailing services store. Community Commercial should be located along arterials, preferably at intersections with other arterials or collectors.
Example Zoning Districts:
NC, O-1, C-1, & C-2
Land Use Overview
Subject Property
Future Land Use Classification
Urban Living
Current Use
Commercial Building and Undeveloped Land
North
Future Land Use Classification
UZROW
Current Use
IH-10 E
East
Future Land Use Classification
Urban Living
Current Use
Undeveloped Land and Commercial and Industrial Uses
South
Future Land Use Classification
Urban Living
Current Use
Undeveloped Land
West
Future Land Use Classification
Urban Living
Current Use
Commercial Uses
LAND USE ANALYSIS:
The applicant requests this plan amendment and associated zoning change in order to construct a commercial trailer facility that would allow the retail sales and outdoor storage of oversized trailers. The subject property has a land use classification of Urban Living and is currently zoned "C-2" and "NP-10" and a commercial trailer facility is not permitted by right under the Urban Living classification or the "C-2" and "NP-10" zoning designation. While, the Urban Living Land use classification allows for the construction of commercial uses by right; the associated zoning district required to implement the proposed development on the subject property requires a higher intensity zoning designation and thus the need to request a change in the land use plan.
The subject property's location along IH-10 East a major transportation corridor, together with its close proximity to existing commercial uses and commercial zoning designations make it appropriate for the Community Commercial land use classification. The proposed amendment to Community Commercial will provide consistency with the surrounding areas and allow the applicant to seek the appropriate "C-2 CD" zoning district. The change to Community Commercial will not significantly alter the land use pattern or character of the immediate area as the existing zoning districts and the existing uses to the east and west would allow for development that is compatible with the proposed Community Commercial land use classification. The development of the subject property with the Community Commercial land use classification would contribute toward the IH-10 East Corridor Perimeter Plan vision of compatibility by not significantly altering the existing development pattern.
ALTERNATIVES:
1. Recommend denial of the proposed amendment to the IH-10 East Corridor Perimeter Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff recommends approval. The subject property's location along IH-10 East a major transportation corridor, together with its close proximity to existing commercial uses and commercial zoning designations make it appropriate for the Community Commercial land use classification. The proposed amendment to Community Commercial will provide consistency with the surrounding areas and allow the applicant to seek the appropriate "C-2 CD" zoning district.
PLANNING COMMISSION RECOMMENDATION:
Approval. Resolution Attached.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2015062
Current Zoning: "C-2 AHOD" Commercial District Airport Hazard Overlay District and "NP-10 AHOD" Neighborhood Preservation Airport Hazard Overlay District
Proposed Zoning: "C-2 CD AHOD" Commercial Airport Hazard Overlay District with a Conditional Use for Manufactured Home/Oversize Vehicle Sales, Service or Storage
Zoning Commission Hearing Date: February 3, 2015
Zoning Commission Recommendation: Approval.