DEPARTMENT: Development Services
COUNCIL DISTRICTS IMPACTED: 7
SUBJECT:
Plan Amendment 15079
(Associated Zoning Case Z2015285)
SUMMARY:
Comprehensive Plan Component: Huebner/Leon Creeks Community Plan
Plan Adoption Date: September 21, 2003
Current Land Use Category: Medium Density Residential
Proposed Land Use Category: Community Commercial
BACKGROUND INFORMATION:
Planning Commission Hearing Date: September 23, 2015
Case Manager: Shepard Beamon, Planner
Property Owner: Robert A. Buckholdt
Applicant: Rohan Ladduwahetti
Representative: Rohan Ladduwahetti
Location: 8750 Bandera Road
Legal Description: Lot 33, NCB 17946
Total Acreage: 1.975
Notices Mailed
Owners of Property within 200 feet: 30
Registered Neighborhood Associations within 200 feet: None
Planning Team: Huebner/Leon Creeks Community Plan - 18
Applicable Agencies: None
Transportation
Thoroughfare: Bandera Road
Existing Character: Enhanced Secondary Arterial 120’-142’
Proposed Changes: None
Thoroughfare: Bresnahan Street
Existing Character: Local Street
Proposed Changes: None
Public Transit: VIA bus route 605 stops at the intersection of Bandera Road and Mystic Park.
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 1.1: Growth Management Promote new commercial and residential development that is respectful of the primarily residential character of the area.
Comprehensive Land Use Categories
Medium Density Residential includes Single Family Residential Development on one lot including townhomes and zero lot line configurations, duplexes, triplexes, and fourplexes. Recommended development densities should not exceed 18 dwelling units per acre. This form of development should be located along collectors or residential roads, and may serve as a buffer between low density residential and more intense land uses, such as commercial. 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.
Related Zoning Districts: R-3, RM-4, RM-5, RM-6 & MF-18
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
Medium Density Residential
Current Use
Single-Family Residence
North
Future Land Use Classification
Community Commercial, Low Density Residential
Current Use
Retail Strip, Vacant Lot, Single-Family Residences
East
Future Land Use Classification
Low Density Residential
Current Use
Single-Family Residences
South
Future Land Use Classification
Medium Density Residential, Community Commercial
Current Use
Single-Family Residence, Vacant Lots
West
Future Land Use Classification
Community Commercial, Public Institutional
Current Use
Medical Facility, Commercial Uses
LAND USE ANALYSIS:
The current land use designation, under the Huebner/Leon Creeks Community Plan, is Medium Density Residential, which does not allow for commercial zoning. The applicant requests this plan amendment in order to change the land use to Community Commercial. Under Community Commercial, the requested “C-2” zoning 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 facing a major roadway, and being adjacent with Community Commercial 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, 7-0.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2015285
Current Zoning: "R-6 AHOD" Residential Single-Family Airport Hazard Overlay District
Proposed Zoning: "C-2 AHOD" Commercial Airport Hazard Overlay District
Zoning Commission Hearing Date: October 6, 2015