DEPARTMENT: Development Services
COUNCIL DISTRICTS IMPACTED: 5
SUBJECT:
Plan Amendment 16040
(Associated Zoning Case Z2016149)
SUMMARY:
Comprehensive Plan Component: Nogalitos/South Zarzamora Community Plan
Plan Adoption Date: September 30, 2004
Plan Update History: Updated June 18, 2009
Current Land Use Category: Mixed Use
Proposed Land Use Category: Regional Commercial
BACKGROUND INFORMATION:
Planning Commission Hearing Date: May 11, 2016
Case Manager: Oscar Aguilera, Planner
Property Owner: Sagrario Flores
Applicant: Patricia Flores
Representative: Patricia Flores
Location: 4407 Interstate Highway 35 South.
Legal Description: Approximately 0.9895 acres of land out of NCB 3736
Total Acreage: 0.9895
Notices Mailed
Owners of Property within 200 feet: 12
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: None
Transportation
Thoroughfare: Interstate Highway 35 South
Existing Character: Freeway 250’- 500
Proposed Changes: None
Public Transit: There is a VIA bus stop located at the intersection of Gladstone Avenue at Collingsworth, two blocks West from the subject property.
ISSUE:
Plan Adoption Date: September 30, 2004
Update History: June 18, 2009
Goal 3 Economic Development, Objective 3.1 Diverse Businesses: Attract and support a variety of businesses in a walkable, mixed-use environment.
Comprehensive Land Use Categories
Mixed Use: Mixed-use allows for a concentrated, well structured, and integrated blend of residential, retail, service, office, entertainment, leisure, and other related uses at increased densities, This use pattern creates a pedestrian and transit oriented rather than an automobile oriented environment.
Building and architectural design of a Mixed -use development should stress quality architecture and urban design features, including parks/plazas and landscaping in a safe attractive, pedestrian and bicycle friendly environment. A majority of the ground floor façade should be composed of windows. Centralized parking areas should be located behind buildings. Mixed-use development is preferred along arterials in a nodal pattern around a transit stop, where density would decrease towards the edge of the node.
Permitted Zoning Districts: NC, C-1, C-2P, O-1, O-2, RM-4, RM-5, RM-6, MF-25, MF-33, MF-40, MXD, TOD, IDZ & C-2
Comprehensive Land Use Categories
Regional Commercial: Regional Commercial development includes land uses that are automobile related or draw their customer base from a larger region, thus bringing more traffic and parking.
Permitted Zoning Districts: NC, C-1, C-2P, C-2, C-3, O-1, O-2.
Land Use Overview
Subject Property
Future Land Use Classification: Mixed Use
Current Use Classification: General Industrial District
Direction: North
Future Land Use Classification: UZROW
Current Use: Gladstone Street
Direction: East
Future Land Use Classification: UZROW
Current Use: Interstate Highway 35 South
Direction: South
Future Land Use Classification: Mixed-Use
Current Use: General Commercial District
Direction: West
Future Land Use Classification: Mixed Use
Current Use: Single Family Residential District
Land Use Analysis
The applicant requests this Plan Amendment to Regional Commercial in order to bring into compliance the commercial retail center and uses. The subject property consists of a retail center and is zoned “I-1” General Industrial District. The general commercial uses (C-3) are not allowed by right under this land use classification and zoning designation. The properties to the south are developed with general commercial uses and the property is located next to IH 35 South. The Regional Commercial land use classification for the subject property is appropriate at this location and would allow the property to be redeveloped in the future with commercial uses that are appropriate for the property.
ALTERNATIVES:
1. Recommend denial of the proposed amendment to the Nogalitos/South Zarzamora Community Plan.
2. Make an alternate recommendation.
3. Defer the application to a future date.
FISCAL IMPACT:
None.
RECOMMENDATION: Staff recommends approval. The Regional Commercial land use designation is consistent and compatible with the existing development pattern.
PLANNING COMMISSION RECOMMENDATION: Approval (7-0)
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2016149
Current Zoning: “I-1 AHOD" General Industrial Airport Hazard Overlay District.
Proposed Zoning: "C-3 AHOD" General Commercial District Airport Hazard Overlay District
Zoning Commission Hearing Date: May 17, 2016