DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 7
SUBJECT:
Plan Amendment 17003
(Associated Zoning Case Z2017007)
SUMMARY:
Comprehensive Plan Component: Northwest Community Plan
Plan Adoption Date: September 24, 1998
Current Land Use Category: Mixed Use and Parks/Open Space
Proposed Land Use Category: Mixed Use
BACKGROUND INFORMATION:
Planning Commission Hearing Date: December 14, 2016
Case Manager: Erica Greene, Planner
Property Owner: Alejandro De la Cruz Gonzalez
Applicant: Pedcor Investments, LLC
Representative: Brown & Ortiz, P.C.
Location: 7615 Bandera Road
Legal Description: 33.127 acres out of NCB 18559
Total Acreage: 33.127 acres
Notices Mailed
Owners of Property within 200 feet: 21
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: None
Transportation
Thoroughfare: Bandera Road
Existing Character: Major Arterial Road
Proposed Changes: None
Public Transit:
Public Transit: VIA bus route #88 is within walking distance of the subject property.
ISSUE:
Plan Adoption Date: September 24, 1998
Update History: June 16, 2011
Goal: Support residential development that includes community amenities.
Comprehensive Land Use Categories
Mixed Use: Mixed Use includes a concentrated blend of residential, retail, professional service, office, entertainment, leisure and other related uses at urban densities to create pedestrian oriented environment. Mixed Use incorporates high quality architecture and urban design features such as attractive streetscape, parks/plazas, and outdoor cafes. Parking areas should be located behind buildings. A mix of uses in the same building of development is highly encouraged. Examples of Mixed Use include ground floor retail uses with residential uses above; integration of office and retail uses in the same building.
Example Zoning Districts:
O-1, O-1.5, O-2, NC, C-1, C-2P, all RM and all MF categories
Comprehensive Land Use Categories
Parks/Open Space: Parks/Open Space includes large, or linear, unimproved land where conservation is promoted and development is not encouraged due to presence of topographic constraints or institutional uses on the site. Parks/Open Space include flood plains, utility corridors, public and private land uses that encourage outdoor passive or active recreation. Examples include City pocket, regional, or linear parks, as well as private parks associated with subdivisions and neighborhood associations.
Example Zoning Districts:
Varies
Land Use Overview
Subject Property
Future Land Use Classification
Mixed Use Center and Parks/Open Space
Current Use
Vacant Lot
North
Future Land Use Classification
Natural Tier
Current Use
Vacant Land, Leon Creek
East
Future Land Use Classification
Suburban Tier
Current Use
Commercial Business
South
Future Land Use Classification
Specialized Center
Current Use
Vacant Lot, Commercial Business
West
Future Land Use Classification
Natural Tier
Current Use
Vacant Lot, Leon Creek
LAND USE ANALYSIS:
The applicant is proposing multi-family housing. The surrounding properties include a mixture of commercial uses that will blend well with the proposed residential uses. The proposed amendment to Mixed Use is consistent with the surrounding areas. The proposed amendment to Mixed Use land use will not significantly alter the land use pattern and character of the immediate area. The Mixed Use classification supports Northwest Community Plan goals of residential development that includes community amenities.
ALTERNATIVES:
1. Recommend denial of the proposed amendment to the Northwest Community Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
FISCAL IMPACT:
None
RECOMMENDATION:
Staff recommends approval. The proposed amendment to Mixed Use land use will not significantly alter the land use pattern or character of the immediate area. The proposed change is compatible with the existing pattern of development.
PLANNING COMMISSION RECOMMENDATION: Approval (9-0)
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2017007
Current Zoning: "I-1 AHOD" General Industrial Airport Hazard Overlay District
Proposed Zoning: "MF-18 AHOD" Limited Density Multi-Family Residential Airport Hazard Overlay District
Zoning Commission Hearing Date: December 6, 2016