DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick J. Sanchez
COUNCIL DISTRICTS IMPACTED: District 4
SUBJECT:
Plan Amendment 15033
(Associated Zoning Case Number Z2015151)
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: 12.50 acres to High Density Residential and 0.653 acres to Community Commercial
BACKGROUND INFORMATION:
Planning Commission Hearing Date: April 8, 2015
Case Manager: Robert C. Acosta, Planner
Property Owner: James Schneider
Applicant: Vickrey & Associates, Inc.
Representative: Vickrey & Associates
Location: Approximately 13.153 acres of land out of NCB 15228, generally located at the Southeast intersection of Loop 410 and Ray Ellison Boulevard
Total Acreage: 13.153
Notices Mailed
Owners of Property within 200 feet: 19
Registered Neighborhood Associations within 200 feet: People Active in Community Effort (P.A.C.E.)
Planning Team: 29
Applicable Agencies: None
Transportation
Thoroughfare: Loop 410
Existing Character: Freeway
Proposed Changes: None
Thoroughfare: Ray Ellison Drive
Existing Character: Secondary Arterial Type A
Proposed Changes: None
Thoroughfare: Freedom Hills
Existing Character: Local Street
Proposed Changes: None
Public Transit:
There is a VIA bus stop three blocks east at the corner of Apple Valley and Ray Ellison Boulevard.
ISSUE:
Plan Adoption Date: August4, 2005
Update History: June 16, 2011
Goal 1- Economic Development: Attract new businesses, services and retail establishments to the United Southwest Communities.
Comprehensive Land Use Categories
Low Density Residential: Low-Density Residential includes single-family detached houses on individual lots at typical suburban densities. This form of development should be located away from major arterials, and can include certain non-residential uses such as schools, places of worship, and parks that are centrally located for convenient neighborhood access.
Example Zoning Districts:
R-4, R-5, R-6, NP-8, NP-10, NP-15, and UD
Comprehensive Land Use Categories
High Density Residential: High Density Residential includes low-rise to mid-rise apartments with more than four dwelling units per building. High density residential provides for compact development including apartments, condominiums and assisted living facilities. This form of development is typically located along or near major arterials or collectors. Certain non-residential uses, such as schools, places of worship and parks are appropriate within these areas and should be centrally located to provide easy accessibility. This classification may be used as a transitional buffer between lower density residential uses and nonresidential uses. High density residential uses should be located in a manner that does not route traffic through other, lower-density residential uses.
Example Zoning Districts:
MF-25, MF-33, MF-40, MF-50 and UD
Comprehensive Land Use Categories
Community Commercial: Community Commercial includes offices, professional services, and retail uses that are accessible to variety of modes of transportation including bicyclists and pedestrians. This form of development should be located at nodes on arterials at major intersections or where an existing commercial area has been established. Parking areas should be located behind the building, with the exception of one row of parking facing the street. Additionally, all off-street parking and loading areas adjacent to residential uses should include landscape buffers, lighting and signage controls. Examples of Community Commercial uses include cafes, offices, restaurants, beauty parlors, neighborhood groceries or markets, shoe repair shops, pharmacies and medical clinics.
Example Zoning Districts:
O-1.5, C-1, C-2, C-2P and UD
Land Use Overview
Subject Property
Future Land Use Classification
Low Density Residential
Current Use
Vacant Land
North
Future Land Use Classification
Low Density Residential and High Density Residential
Current Use
Vacant Land and Commercial Uses
East
Future Land Use Classification
Community Commercial and Low Density Residential
Current Use
Vacant Land and Single-Family Residences
South
Future Land Use Classification
Low Density Residential
Current Use
Vacant Land and Single-Family Residences
West
Future Land Use Classification
UZROW
Current Use
Loop 410 Access Road
LAND USE ANALYSIS:
The applicant requests this Plan Amendment and associated zoning change in order to allow for the development of a high density multi-family residential use and an array of community-scaled commercial uses that are compatible with the already-existing surrounding area. The subject property's location is between Loop 410 access road on the west and Ray Ellison Boulevard, a major arterial on the east. With the existing community scale commercial uses abutting the subject property to the north and west, High Density Residential and Community Commercial land use are appropriate at this location. The High Density Residential and Community Commercial classifications would contribute toward the United Southwest Communities Plan vision 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 is between Loop 410 access road on the west and Ray Ellison, a major arterial on the east. With the existing community scale commercial uses abutting the subject property to the north and west, High Density Residential and Community Commercial land use classification are appropriate at this location.
PLANNING COMMISSION RECOMMENDATION:
Approval. Resolution Attached
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2015151
Current Zoning: "R-5 AHOD" Residential Single-Family Airport Hazard Overlay District
Proposed Zoning: "MF-33 AHOD" High Density Multi-Family Airport Hazard Overlay District and "C-2 AHOD" Commercial Airport Hazard Overlay District
Zoning Commission Hearing Date: April 21, 2015
Zoning Commission Recommendation: Approval