DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: District 6
SUBJECT:
Plan Amendment 15041
(Associated Zoning Case Number Z2015174 S)
SUMMARY:
Comprehensive Plan Component: Northwest Community Plan
Plan Adoption Date: September 24, 1998
Plan Update History: June 16, 2011
Current Land Use Category: Medium Density and Neighborhood Commercial
Proposed Land Use Category: Community Commercial
BACKGROUND INFORMATION:
Planning Commission Hearing Date: May 13, 2015
Case Manager: Oscar Aguilera, Planner
Property Owner: Constellations Investment Partnership, Ltd.
Applicant: KLove Engineering, LCC
Representative: KLove Engineering, LCC
Location: Lot 4 and Lot 5 out of NCB 18859, located at the 9600 Block of Culebra Road
Total Acreage: 2.57
Notices Mailed
Owners of Property within 200 feet: 16
Registered Neighborhood Associations within 200 feet: None
Planning Team: 13
Applicable Agencies: None
Transportation
Thoroughfare: Culebra Road
Existing Character: Primary Arterial Type A 120’
Proposed Changes: None
Public Transit: None
Thoroughfare: Village Park
Existing Character: Local Street
Proposed Changes: None
Public Transit: None
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Northwest Community Plan
Plan Adoption Date: September 24, 1998
Update History: June 16, 2011
Goal-1: Encourage neighborhood-friendly business development
Strageties-1: Promote more businesses to be with neighborhood scale and commercial uses to be easily accessible.
Comprehensive Land Use Categories
Medium Density Residential: Medium Density Residential accommodates a range of housing types including single-family attached and detached houses on individual lots, duplexes, triplexes, fourplexes, and low-rise garden-style apartments with more than four dwelling units per building. Cottage homes and very small lot single-family houses are also appropriate within this land use category. Detached and attached accessory dwelling units such as granny flats and garage apartments are consistent when located on the same lot as the principal residence. 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
Permitted Zoning Districts: R-3, R-4, RM-4, RM-5, RM-6, MF-18 and UD
Comprehensive Land Use Categories
Neighborhood Commercial: Neighborhood Commercial includes lower intensity commercial uses such as small-scale retail or offices, professional services, convenience retail, and shop front retail that serves a market equivalent to a neighborhood. Neighborhood commercial uses should be located at the intersection of residential streets and arterials, and within walking distance of neighborhoods residential areas, or along arterials where already established.
Permitted Zoning Districts: NC, C-1, and O-1
Comprehensive Land Use Categories
Community Commercial; Community Commercial includes offices, professional services, and retail uses that are accessible to a variety of modes of transportation including bicyclist 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.
Permitted Zoning Districts: O-1.5, C-1, C-2, C-2P, and UD
Land Use Overview
Subject Property
Future Land Use Classification: Medium Density Residential and Neighborhood Commercial land use
Current Use Classification: C-2, C-2 NA S (vacant)
Direction: North
Future Land Use Classification: Medium Density Residential
Current Use: C-2 NA S (vacant lot), MF-33 (childcare business), MF-33 (single-family homes)
Direction: East
Future Land Use Classification: Medium Density Residential
Current Use: C-2 (vacant), MF-33 (vacant), MF-33 (apartments)
Direction: South
Future Land Use Classification: N/A (outside the Northwest Community Plan)
Current Use: C-2 (vacant), R-5 (vacant)
Direction: West
Future Land Use Classification: Neighborhood Commercial land use
Current Use: C-3R (gas station), R-5 (single-family homes)
Land Use Analysis
The subject property is located at the northeast corner of Culebra Road and Village Park Street within the Northwest Community Plan. The applicant requests to change the future land use from “Medium Density Residential” and “Neighborhood Commercial” to “Community Commercial”. The applicant requests this plan amendment in order to allow the development of the subject property as a carwash. The property is currently vacant, it is located adjacent to a “Primary Arterial Type “A” Thoroughfare (Culebra Road), and the property is accessible to a variety of modes of transportations including VIA Metropolitan Transit bus route 610. The proposed land use change to “Community Commercial” complies with the Northwest Community Plan’s goals and strategies. The “Community Commercial” land use classification for the subject property is appropriate at this location and supports the Plan’s goal of promoting economic growth in the area along arterials and in established commercial areas.
ALTERNATIVES:
1. Recommend denial of the proposed amendment to Northwest Community Plan.
2. Make an alternate recommendation.
3. Continue to a future date.
FISCAL IMPACT:
None.
RECOMMENDATION: Staff recommends approval. The development of the subject property with the “Community Commercial” use classification is consistent with the land use designation of the Northwest Community Plan and compatible with the existing development pattern.
PLANNING COMMISSION RECOMMENDATION: Approval. Resolution Attached
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2015174 S
Current Zoning: "C-2 AHOD" Commercial Airport Hazard Overlay District and "C-2NA-S AHOD" Commercial Nonalcoholic Sales Airport Hazard Overlay District with Specific Use Authorization for a Commercial Athletic Field
Proposed Zoning: "C-2 S AHOD" Commercial Airport Hazard Overlay District with Specific Use Authorization for a Carwash
Zoning Commission Hearing Date: May 19, 2015
Zoning Commission Recommendation: Approval (7-0)