DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Plan Amendment 17021
(Associated Zoning Case Z2017067)
SUMMARY:
Comprehensive Plan Component: Eastern Triangle Community Plan
Plan Adoption Date: May 21, 2009
Current Land Use Category: Low Density Residential
Proposed Land Use Category: Regional Commercial
BACKGROUND INFORMATION:
Planning Commission Hearing Date: February 22, 2017
Case Manager: Oscar Aguilera, Planner
Property Owner: Georges and Rida Daau
Applicant: Seda Consulting Engineers Inc.
Representative: Dr. Salah E. Diab
Location: 4434 Lord Road
Legal Description: The South 337.6 feet of the West 142.7 feet of Lot 8, Block 1, NCB 10733
Total Acreage: 1.1096
Notices Mailed
Owners of Property within 200 feet: 24
Registered Neighborhood Associations within 200 feet: Hein - Orchard Neighborhood Association
Applicable Agencies: None
Transportation
Thoroughfare: Lord Road
Existing Character: Secondary Arterial Type B
Proposed Changes: None
Public Transit: VIA Bus Routes 26 and 225 adjacent to the subject property.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Eastern Triangle Community Plan
Plan Adoption Date: May 21, 2009
Plan Goals:
Goal 9: Diverse businesses and services
Comprehensive Land Use Categories
Land Use Category: Low Density Residential
Description of Land Use Category: Low Density Residential Development includes Single Family Residential Development on individual lots. This form of development should be located away from major arterials, and can include certain non-residential uses such as schools, places of worship, and parks that are centrally located for convenient neighborhood access. Restaurants, bed and breakfasts, and other small businesses are appropriate.
Permitted Zoning Districts: RP, RE, FR, RD, R-20, NP-15, NP-10, NP-8, R-6, R-5, R-4, & PUD.
Comprehensive Land Use Categories
Land Use Category: Regional Commercial
Description of Land Use Category: Regional Commercial provides for offices, professional services, and retail uses that draw on the customer base of a region.
Examples of uses include “big box” retail and retail “power centers”, shopping malls, movie theaters, and medical or office complexes that are mid to high rise.
Regional Commercial uses are typically located at nodes formed by highways and major arterials, or two major arterials, and are usually 20 acres or greater in size.
Regional Commercial uses can serve as an appropriate buffer between an arterial or highway, and lower intensity commercial or medium to high density residential uses.
Permitted Zoning Districts: Varies
Land Use Overview
Subject Property
Future Land Use Classification
Low Density Residential
Current Use
Single-Family Residences
North
Future Land Use Classification
Low Density Residential
Current Use
Single-Family Residences
East
Future Land Use Classification
Low Density Residential
Current Use
Single-Family Residences
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 current land use designation of Low Density Residential is suitable for the subject property. The applicant is proposing to develop the site as an auto sales and service facility. The area is developed with residential uses. The proposed land use designation to Regional Commercial will not be compatible with the existing surrounding pattern of development. The site is not located at a transportation node formed by highways and major arterials, or two major arterials as stated in the plan in order to accommodate land uses of Regional Commercial intensity. The thoroughfare that provides access to the site, Lord Road, serves more as a local street than that of a major thoroughfare at this particular location.
ALTERNATIVES:
1. Recommend approval of the proposed amendment to the Eastern Triangle Community Plan as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
FISCAL IMPACT:
None.
RECOMMENDATION: Staff recommends Denial. The requested land use change is not consistent with the surrounding land uses and it is at odds with adjacent Low Density Residential land uses.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2017067
Current Zoning: "R-5" Residential Single-Family District.
Proposed Zoning: "C-3" General Commercial District.
Zoning Commission Hearing Date: March 7, 2017