DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick J. Sanchez
COUNCIL DISTRICTS IMPACTED: District 2
SUBJECT:
Plan Amendment 15016
(Associated Zoning Case Number Z2015082)
SUMMARY:
Comprehensive Plan Component: Arena District/Eastside Community Plan
Plan Adoption Date: December 4, 2003
Current Land Use Category: Medium Density Residential
Proposed Land Use Category: Mixed Use
BACKGROUND INFORMATION:
Planning Commission Hearing Date: February 11, 2015
Case Manager: Robert C. Acosta, Planner
Property Owner: JS & WS Holdings
Applicant: Steve Newman
Representative: Steve Newman
Location: Approximately 0.2010 acres of land being Lot 8, Block 9 in NCB 651 located at 1332 East Cesar Chavez Boulevard
Total Acreage: 0.2010 acres
Notices Mailed
Owners of Property within 200 feet: 25
Registered Neighborhood Associations within 200 feet: None
Planning Team: 26
Applicable Agencies: None
Transportation
Thoroughfare: Cesar Chavez Boulevard
Existing Character: Secondary Arterial Type B
Proposed Changes: None
Thoroughfare: Hackberry Street
Existing Character: Secondary Arterial Type B
Proposed Changes: None
Thoroughfare: Iowa Street
Existing Character: Secondary Arterial Type B
Proposed Changes: None
Thoroughfare: Mesquite Street
Existing Character: Local Street
Proposed Changes: None
Thoroughfare: Cash Street
Existing Character: Local Street
Proposed Changes: None
Public Transit:
There is a VIA bus stop one block east at the corner of Cesar Chavez Boulevard and Hackberry Street.
ISSUE:
Plan Adoption Date: December 4, 2003
Update History: December 4, 2008
Arena District/Eastside Plan, Redevelopment Goals, page viii:
2.2 Protect the neighborhoods by providing them with the necessary improvements
to enable infill development and redevelopment
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.
Example Zoning Districts:
R-3, R-4, R-5, R-6, RM-4, RM-5, RM-6
Comprehensive Land Use Categories
Mixed Use: Mixed Use provides for a concentrated blend of residential, retail, professional service, office, entertainment, leisure and other related uses at increased densities to create a pedestrian-oriented environment. Mixed Use incorporates high quality architecture and urban design features such as attractive streetscapes, parks/plazas, and outdoor cafes. A majority of the ground floor façade should be composed of windows. Parking areas should be located behind buildings. This classification allows for a mix of uses in the same building or in the same development such as small offices (dentists, insurance professionals, non-profits, etc.), small retail establishments (cafes, shoe repair shops, gift shops, antique stores, hair salons, drug stores, etc.) and high-density residential uses.
Example Zoning Districts:
MXD, TOD, NC, C-1, C-2, O-1, O-2, RM-4, RM-5, RM-6, MF-25, MF-33, MF-40, MF-50, IDZ
Land Use Overview
Subject Property
Future Land Use Classification
Medium Density Residential
Current Use
Vacant Commercial Building
North
Future Land Use Classification
Medium Density Residential and Neighborhood Commercial and Residential by the Downtown Plan
Current Use
Industrial and Commercial uses
East
Future Land Use Classification
Medium Density Residential
Current Use
Single-Family Residences and Commercial uses
South
Future Land Use Classification
Medium Density Residential
Current Use
Single and Multi-Family Residences
West
Future Land Use Classification
Medium Density Residential
Current Use
Multi-Family and Commercial uses
LAND USE ANALYSIS:
The applicant requests this plan amendment and zoning change in order to operate a tavern with alcohol and food sales on the subject property. In order to accommodate this development the applicant requires the IDZ zoning district which provides some design flexibility, to include setback and parking requirements. The development meets the intent of the IDZ which is to encourage and facilitate development on vacant, bypassed lands, or the redevelopment of underutilized buildings or structures within existing built-up areas. The subject property is currently zoned "C-3R" and while the "C-3" zoning district allows for commercial developments by right, "C-3R" prohibits the sale of alcoholic beverages for on-premises consumption. The associated zoning district required to implement the proposed development on the subject property requires a higher intensity land use classification and thus the need to request a change in the land use plan. The proposed Mixed Use land use classification will provide consistency with the surrounding area and allow the applicant to seek the appropriate "C-3" zoning district. The proposed amendment to Mixed Use land use classification meets the goals of the Arena District/Eastside Community Plan by promoting infill development and redevelopment of vacant, bypassed lands or underutilized buildings. The proposed change will not significantly alter the land use pattern or character of the immediate area as the proposed change is compatible with the already-existing surrounding pattern of development.
ALTERNATIVES:
1. Recommend denial of the proposed amendment to the Arena District/Eastside 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 Mixed Use land use classification will provide consistency with the surrounding area and allow the applicant to seek the appropriate "C-3" zoning district. The proposed amendment to Mixed Use land use classification meets the goals of the Arena District/Eastside Community Plan by promoting infill development and redevelopment of vacant, bypassed lands or underutilized buildings.
PLANNING COMMISSION RECOMMENDATION:
Approved. Attached Resolution
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2015082
Current Zoning: "C-3R AHOD" Commercial Restrictive Alcoholic Sales Airport Hazard Overlay District
Proposed Zoning: "IDZ AHOD" Infill Development Zone Airport Hazard Overlay District with uses permitted in "C-3" zoning district.
Zoning Commission Hearing Date: February 17, 2015
Approved.