DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick J. Sanchez
COUNCIL DISTRICTS IMPACTED: District 1
SUBJECT:
Plan Amendment 15011
(Associated Zoning Case Number Z2015062)
SUMMARY:
Comprehensive Plan Component: Greater Dellview Area Community Plan
Plan Adoption Date: September 29, 2005
Current Land Use Category: Low Density Residential
Proposed Land Use Category: Community Commercial
BACKGROUND INFORMATION:
Planning Commission Hearing Date: January 28, 2015
Case Manager: Robert C. Acosta, Planner
Property Owner: Sandalwood LCC
Applicant: Gerald Arredondo
Representative: Gerald Arredondo
Location: Approximately 0.2754 acres of land being Lots 11 and 12, Block 119, in NCB 8849, located at 1603 and 1607 West Hermosa Street
Total Acreage: 0.2754 acres
Notices Mailed
Owners of Property within 200 feet: 22
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: None
Transportation
Thoroughfare: IH-10 West
Existing Character: Freeway
Proposed Changes: None
Thoroughfare: Hermosa Street
Existing Character: Local Street
Proposed Changes: None
Thoroughfare: Neer Street
Existing Character: Local Street
Proposed Changes: None
Public Transit:
There is a VIA bus stop three blocks north at the corner of Neer Street and Thorain Street.
ISSUE:
Plan Adoption Date: December 3, 2009
Update History: None
Goal 2, Objective 2.2: Work to improve the quality and viability of business ventures along the community's commercial corridors.
Comprehensive Land Use Categories
Low Density Residential: This category allows for low density, single-family residential homes on individual lots. Growth under this category of land use should be oriented away from rights of way with high traffic frequencies, centralized to the core of neighborhoods, and ideally be within walking distance of elementary schools, and neighborhood commercial uses. Certain small to medium scale lower impact community oriented uses such as churches, parks, and open space may also be encouraged in this category.
Example Zoning Districts:
R-4, R-6, R-5, R-20
Comprehensive Land Use Categories
Community Commercial: This category provides for medium intensity commercial uses that serve a market on the scale of a community comprised of two or more medium sized neighborhoods. Community commercial uses should be located in a nodal fashion, near the intersection of collectors and arterials, the intersection of two arterials, or along arterials where already established. Examples of community commercial land uses include convenience stores with gasoline, car washes, minor auto repair and servicing, grocery stores up to 65,000 sq. ft., plant nurseries, medium sized restaurants, and community shopping centers.
Example Zoning Districts:
NC, C-1, C-2P, C-2, O-1, O-2
Land Use Overview
Subject Property
Future Land Use Classification
Low Density Residential
Current Use
Single-Family Residence and Vacant Lot
North
Future Land Use Classification
Low Density Residential and Parks Open Space
Current Use
Single-Family Residences and City Park
East
Future Land Use Classification
Low Density Residential
Current Use
Single-Family Residences
South
Future Land Use Classification
UZROW
Current Use
IH-10 Access Road
West
Future Land Use Classification
Park Open Space
Current Use
City Park
LAND USE ANALYSIS:
The subject property is located along the east side of IH-10 West at the intersection of IH-10 West and Hermosa Street within the Greater Dellview Area Community Plan. The subject property consists of a single- family residence and a vacant lot and is located in an area with single-family residences to the north and east, a city park to the west and the IH-10 access road to the south.
The applicant requests this plan amendment and associated zoning change in order to construct a commercial center on the subject property. The subject property is located on a small irregular block apart from the adjoining neighborhood. The subject property's location on the neighborhood's perimeter facing a major roadway, coupled with the general surrounding conditions which include commercial uses to the north and its close proximity to a commercial node at the intersection of IH-10 and West Avenue makes it appropriate for the Community Commercial land use classification. The Community Commercial classification supports the Greater Dellview Area Community Plan objectives of promoting economic growth in the area along it commercial arterials.
ALTERNATIVES:
1. Recommend denial of the proposed amendment to the Greater Dellview Area Community 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 on the neighborhood's perimeter facing a major roadway, coupled with the general surrounding conditions which include commercial uses to the north and its close proximity to a commercial node at the intersection of IH-10 and West Avenue makes it appropriate for the Community Commercial land use classification.
PLANNING COMMISSION RECOMMENDATION:
Approval. Resolution Attached.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2015062
Current Zoning: "R-4 AHOD" Residential Single-Family Airport Hazard Overlay District
Proposed Zoning: "C-2 AHOD" Commercial Airport Hazard Overlay District
Zoning Commission Hearing Date: February 3, 2015
Zoning Commission Recommendation: Approval.