DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick J. Sanchez
COUNCIL DISTRICTS IMPACTED: District 4
SUBJECT:
Plan Amendment 14053
(Associated Zoning Case Number Z2014213)
SUMMARY:
Comprehensive Plan Component: United Southwest Communities Plan
Plan Adoption Date: August 18, 2005
Current Land Use Category: Low Density Residential
Proposed Land Use Category Mixed Use
BACKGROUND INFORMATION:
Planning Commission Hearing Date: August 13, 2014
Case Manager: Robert C. Acosta, Planner
Property Owner: Home Living Hospitality, Ltd.
Applicant: KLOVE Engineering, LLC
Representative: KLOVE Engineering, LLC
Location: Approximately 5.681 acres of land out of Parcel 37, NCB 15261 located on a portion of the 7200 Block of Five Palms Drive
Total Acreage: 5.681
Notices Mailed
Owners of Property within 200 feet: 44
Registered Neighborhood Associations within 200 feet: P.A.C.E.
Planning Team: 29
Applicable Agencies: None
Transportation
Thoroughfare: Ray Ellison Drive
Existing Character: Secondary Arterial Type A
Proposed Changes: None
Thoroughfare: Five Palms
Existing Character: Collector Street
Proposed Changes: None
Thoroughfare: Elm Valley
Existing Character: Local Street
Proposed Changes: None
Thoroughfare: Fern Valley
Existing Character: Local Street
Proposed Changes: None
Public Transit:
There is a VIA bus stop along side of the subject property on Five Palms Drive.
ISSUE:
Plan Adoption Date: August 18, 2005
Update History: June 16, 2011
Goal 1: Attract new businesses, services and retail establishments to the United Southwest Communities.
Objective 1.1.4 Promote mixed use, live-work areas in accordance with the land use plan.
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, NP-8, NP-10, NP-15, and UD
Comprehensive Land Use Categories
Mixed Use: Mixed Use includes a concentrated blend of residential, retail, professional service, office, entertainment, leisure and other related uses at urban densities to create pedestrian-oriented environment. Mixed Use incorporates high quality architecture and urban design features such as attractive streetscape, parks/plazas, and outdoor cafes. Parking areas should be located behind buildings. A mix of uses in the same building of development is highly encouraged. Examples of Mixed Use include ground floor retail uses with residential uses above; integration of office and retail uses in the same building.
Example Zoning Districts:
MXD, MPCD, TOD, FBZD, O-1, O-1.5, O-2, NC, C-1, C-2P, all RM and all MF categories
Land Use Overview
Subject Property
Future Land Use Classification
Low Density Residential
Current Use
Vacant Lot
North
Future Land Use Classification
Low Density Residential
Current Use
Single-Family Residences
East
Future Land Use Classification
Low Density Residential
Current Use
Single-Family Residences
South
Future Land Use Classification
Medium Density Residential
Current Use
Vacant Lot and Multi-Family Homes
West
Future Land Use Classification
Low Density Residential
Current Use
Vacant Lot
LAND USE ANALYSIS:
The subject property is a vacant lot located along the east side of Five Palms Drive at the intersection of Five Palms Drive and Elm Valley within the United Southwest Communities Plan. The applicant requests this plan amendment and associated zoning change in order to develop a multi-family development and a commercial center.
The subject property's location on a collector street, along with the general surrounding conditions, which include multi-family uses to the west and south, make it appropriate for the Mixed Use land use classification. The development of the subject property as Mixed Use would contribute toward the plan's vision of promoting mixed use, live-work areas. The Mixed Use land use classification supports the goals of the United Southwest Communities Plan of attracting new businesses, services and retail establishments to the area.
ALTERNATIVES:
1. Recommend denial of the proposed amendment to the United Southwest Communities 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 a collector street, along with the general surrounding conditions, which include multi-family uses to the south make it appropriate for the Mixed Use land use classification. The development of the subject property as Mixed Use would contribute toward the plan's vision of attracting new businesses, services and retail establishments to the area.
PLANNING COMMISSION RECOMMENDATION:
Approval. Resolution Attached
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2014213
Current Zoning: "NP-8 AHOD" Neighborhood Preservation Airport Hazard Overlay District
Proposed Zoning: "C-1 AHOD" Light Commercial Airport Hazard Overlay District and "MF-18 AHOD" Limited Density Multi-Family Airport Hazard Overlay District
Zoning Commission Hearing Date: December 16, 2014
Zoning Commission Recommendation: Denial