DEPARTMENT: Development Services
COUNCIL DISTRICTS IMPACTED: 3
SUBJECT:
Plan Amendment 16043
(Associated Zoning Case Z2016155)
SUMMARY:
Comprehensive Plan Component: Stinson Airport Vicinity Land Use Plan
Plan Adoption Date: April 2, 2009
Current Land Use Category: Low Density Residential
Proposed Land Use Category: Community Commercial
BACKGROUND INFORMATION:
Planning Commission Hearing Date: May 25, 2016
Case Manager: Erica Greene, Planner
Property Owner: Spencer Ramirez
Applicant: Spencer Ramirez
Representative: Spencer Ramirez
Location: 4000 Block of Goliad Road
Legal Description:
Total Acreage: 0.6831 acres of land out of NCB 10911
Notices Mailed
Owners of Property within 200 feet: 17
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: None
Transportation
Thoroughfare: Goliad Road
Existing Character: Local Street
Proposed Changes: None
Thoroughfare: Lebanon Street
Existing Character: Local Street
Proposed Changes: None
Public Transit:
The nearest VIA bus route is #20 within walking distance of the subject property.
ISSUE:
Plan Adoption Date: April 2, 2009
Update History: None
Goal 1: Protect the quality of life of residents including health, safety and welfare
Comprehensive Land Use Categories
Low Density Residential: Single-family houses on individual lots. Accessory dwelling units (carriage houses, granny flats, etc.) are allowed. Certain lower impact community oriented uses such as schools, churches, parks or community center are appropriate.
Example Zoning Districts:
R-4, R-5, R-6, R-20, NP-8, NP-10, NP-15
Comprehensive Land Use Categories
Community Commercial: Medium intensity uses that serve two or more neighborhoods. 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. Off-street parking and loading areas adjacent to residential uses should have buffer landscaping, lighting and signage controls. Examples are cafes, offices, restaurants, beauty parlors, neighborhood groceries or markets, shoe repair shops and medical clinics.
Example Zoning Districts:
NC, C-1, C-2, C-2 P, UD, O-1,
Land Use Overview
Subject Property
Future Land Use Classification
Low Density Residential
Current Use
Single-Family Residence and Vacant Lot
North
Future Land Use Classification
Low Density Residential
Current Use
Single-Family Residential
East
Future Land Use Classification
Right of Way (ROW)
Current Use
Goliad Road
South
Future Land Use Classification
Low Density Residential
Current Use
Single-Family Residential
West
Future Land Use Classification
Low Density Residential
Current Use
Single-Family Residential
LAND USE ANALYSIS:
The subject property is undeveloped. The proposed use for the property is to serve as commercial establishment with food/mobile food truck. The properties that are located around the subject property are all residential uses which follow the current pattern for development of that area. The amendment does not uphold the vision for the future of the Stinson Airport Vicinity Land Use Plan as it plans to protect the quality of life of residents including health, safety and welfare by protecting the integrity of existing residential neighborhoods. The proposed amendment to Community Commercial will not provide consistency with the surrounding areas and will significantly alter the land use pattern or character of the immediate area as the proposed change is not compatible with the already-existing surrounding pattern of development.
ALTERNATIVES:
1. Recommend denial of the proposed amendment to the Stinson Airport Vicinity Land Use Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
FISCAL IMPACT:
None
RECOMMENDATION:
Staff recommends denial. The proposed amendment to Community Commercial land use will significantly alter the land use pattern or character of the immediate area as the proposed change is not compatible with the already-existing surrounding pattern of development.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2016155
Current Zoning: "R-4 AHOD" Residential Single-Family Airport Hazard Overlay District
Proposed Zoning: "C-2 AHOD" Commercial Airport Hazard Overlay District
Zoning Commission Hearing Date: June 7, 2016