DEPARTMENT: Development Services
COUNCIL DISTRICTS IMPACTED: 7
SUBJECT:
Plan Amendment 15075
(Associated Zoning Case Z2015265)
SUMMARY:
Comprehensive Plan Component: Huebner/Leon Creeks Community Plan
Plan Adoption Date: September 21, 2003
Current Land Use Category: Neighborhood Commercial
Proposed Land Use Category: Community Commercial
BACKGROUND INFORMATION:
Planning Commission Hearing Date: August 26, 2015
Case Manager: Shepard Beamon, Planner
Property Owner: Equity Trust Co. Custodian FBO Robert Ratazak IRA
Applicant: Stephen Allen
Representative: Brown and Ortiz, PC (c/o James McKnight)
Location: Approximately 1.00 acre of land out of Lots P-26B, P-26, P-27, P-27A, NCB 17971, located at 7719 Eckhert Road
Total Acreage: 1.00
Notices Mailed
Owners of Property within 200 feet: 15
Registered Neighborhood Associations within 200 feet: None
Planning Team: Huebner/Leon Creeks Community Plan - 18
Applicable Agencies: None
Transportation
Thoroughfare: Eckhert Road
Existing Character: Secondary Arterial TYPE a 86’
Proposed Changes: None
Thoroughfare: Woodchase Drive
Existing Character: Local Street
Proposed Changes: None
Public Transit:
VIA bus route 606 runs along Eckhert Road. There is a bus stop directly in front of the subject property.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Huebner/Leon Creeks Community Plan
Plan Adoption Date: August 21, 2003
Update History: August 20, 2009
Goal 1: Community Character and Quality of Life - Preserve the character and quality of life of the Huebner/Leon Creeks Community.
Objective 1.4: Neighborhood Conservation and Nodal Development Seek techniques to maintain existing development patterns.
Strategy 1.4.1 Seek techniques to limit new retail, office and multifamily development to the major thoroughfares that surround the Planning Area.
Comprehensive Land Use Categories
Neighborhood Commercial: Includes small scale retail or offices, professional services and convenience retail that serves the neighborhood market and is accessible to bicyclists and pedestrians. It is located at intersections of residential streets and/or collectors, within walking distance of neighborhood residential areas, and preferably incorporates a yard or landscaping buffer to residential uses. Examples include flower shops, small restaurants, lawyer’s offices, coffee shops, barbers shops, book stores, dry cleaning, or convenience stores without gasoline.
Related Zoning Districts: NC, C-1 & O-1
Comprehensive Land Use Categories
Community Commercial: Provides for offices, professional services, and retail uses that are accessible to bicyclists and pedestrians. Community Commercial should be located at nodes on arterials at major intersections or where an existing commercial area has been established. A majority of the ground floor façade should be composed of windows. 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 have buffer landscaping, lighting and signage controls.
Related Zoning Districts: C-1, C-2, C-2P, O-1, NC
Land Use Overview
Subject Property
Future Land Use Classification
Neighborhood Commercial
Current Use
Vacant Lot
North
Future Land Use Classification
Neighborhood Commercial
Current Use
Vacant Lot, Single-Family Residence, Commercial uses (Self Storage facility)
East
Future Land Use Classification
OCL
Current Use
Commercial uses, Single-Family Residences
South
Future Land Use Classification
High-Density Residential, Community Commercial
Current Use
Vacant Lot, Single-Family Residences
West
Future Land Use Classification
Suburban Tier
Current Use
Single-Family Residences
LAND USE ANALYSIS:
The current land use designation, under the Huebner/Leon Creeks Community Plan, is Neighborhood Commercial, which does not allow for commercial zoning above “C-1”. While the UDC will allow a conditional use for “C-1” zoning, it would also limit the building size to 5,000 square feet, which is too small for the proposed use. The applicant requests this plan amendment in order to change the land use to Community Commercial. Under Community Commercial, the requested “C-2” would be permitted. The subject property’s location on the neighborhood’s perimeter facing a major roadway, along with the general surrounding conditions which include commercial uses, makes it appropriate for the Community Commercial land use classification. The Community Commercial classification supports the Huebner/Leon Creeks Community Plan objectives of limiting new retail, office and multi-family development to the major thoroughfares that surround the Planning Area.
ALTERNATIVES:
1. Recommend denial of the proposed amendment to the Huebner/Leon Creeks 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, together with the general surrounding conditions, makes it appropriate for the Community Commercial land use classification. The requested land use designation is also in keeping with the intent of the Huebner/Leon Creeks Community Plan and will not hinder surrounding property owners.
PLANNING COMMISSION RECOMMENDATION: Approval, 9-0.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2015265
Current Zoning: "O-1 AHOD" Office Airport Hazard Overlay District
Proposed Zoning: "C-2 AHOD" Commercial Airport Hazard Overlay District with Conditional Use for Office/Warehouse (flex space)
Zoning Commission Hearing Date: September 1, 2015