DEPARTMENT: Development Services
COUNCIL DISTRICTS IMPACTED: 5
SUBJECT:
Plan Amendment 16030
(Associated Zoning Case Z2016099)
SUMMARY:
Comprehensive Plan Component: Guadalupe Westside Community Plan
Plan Adoption Date: May 3, 2007
Current Land Use Category: Low Density Residential
Proposed Land Use Category: Neighborhood Commercial
BACKGROUND INFORMATION:
Planning Commission Hearing Date: March 9, 2016
Case Manager: Shepard Beamon, Planner
Property Owner: George Abraham
Applicant: George Abraham
Representative: George Abraham
Location: 802 Brady Boulevard
Legal Description: 0.4001 acres out of Lot 8, Block 38, NCB 3697
Total Acreage: 0.4001
Notices Mailed
Owners of Property within 200 feet: 19
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: None
Transportation
Thoroughfare: Brady Boulevard
Existing Character: Local Street
Proposed Changes: None.
Thoroughfare: Driftwood Street
Existing Character: Local Street
Proposed Changes: None.
Public Transit: There are no VIA Bus Routes near the subject property.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Guadalupe Westside Community Plan
Plan Adoption Date: May 3, 2007
Plan Goals: Goal 19: Enhance Physical Environment - Promote a more sustainable community by strengthening the focus on the physical environment within the planning area.
Objective 19.3 - Encourage the development of vacant and substandard parcels
Objective 19.4 - Promote compatibility between businesses and residents
Comprehensive Land Use Categories
Land Use Category: Low Density Residential
Description of Land Use Category: Small scale retail or offices, professional services and convenience retail that serves neighborhood market.
Located at intersection 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.
Permitted Zoning Districts: R3, R4, R5, R6
Comprehensive Land Use Categories
Land Use Category: Neighborhood Commercial
Description of Land Use Category: Single-family homes on individual lots, on streets with low traffic volumes.
Ideally within walking distance of schools and neighborhood commercial uses. Certain lower impact community oriented uses such as churches, parks and a community center may be encouraged in this category.
Pre-existing commercial buildings less than 3,000 square feet at the corners of residential streets may be used for neighborhood commercial purposes.
Permitted Zoning Districts: NC, C1
Land Use Overview
Subject Property
Future Land Use Classification
Low Density Residential
Current Use
Vacant Single Family Residence
North
Future Land Use Classification
Low Density Residential
Current Use
Single-Family Residences
East
Future Land Use Classification
Low Density Residential
Current Use
Railroad, Single Family Residences
South
Future Land Use Classification
Low Density Residential
Current Use
Vacant, Railroad
West
Future Land Use Classification
Low Density Residential
Current Use
Single-Family Residences
Land Use Analysis
The current land use designation, under the Guadalupe Westside Community Plan, is Low Density Residential, which is suitable for the subject property. However, this plan amendment and associated rezoning are being requested for the development and improvement of the subject property as a convenience store and laundromat. The requested “C-1” Light Commercial is permitted under the Neighborhood Commercial land use designation. The requested Neighborhood Commercial land use designation is appropriate as the property is on a corner lot that serves as a buffer for the single residential uses to the west and the railway to the east. Furthermore, the subject property currently has a vacant structure and could be better utilized for commercial purposes.
ALTERNATIVES:
1. Recommend denial of the proposed amendment to the Guadalupe Westside Community Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
FISCAL IMPACT:
None.
RECOMMENDATION: Staff recommends Approval. The requested land use change will allow the development of convenience store and laundromat will not have any significant negative impact on the surrounding land.
PLANNING COMMISSION RECOMMENDATION: Approval (8-0).
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2016099
Current Zoning: "R-6 AHOD" Residential Single-Family Airport Hazard Overlay District
Proposed Zoning: "C-1 AHOD" Light Commercial Airport Hazard Overlay District
Zoning Commission Hearing Date: March 15, 2016