DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 4
SUBJECT:
Plan Amendment 17025
(Associated Zoning Case Z2017074)
SUMMARY:
Comprehensive Plan Component: United Southwest Communities Plan
Plan Adoption Date: August 18, 2005
Current Land Use Category: “Low Density Residential” and “Parks/Open Space”
Proposed Land Use Category: “Community Commercial”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: March 8, 2017
Case Manager: Nyliah Acosta, Planner
Property Owner: VPH Properties, Ltd.
Applicant: Sherfey Engineering Company, LLC
Representative: JoEmma P. Sherfey, P.E.
Location: 5400 Block of Ray Ellison Boulevard
Legal Description: 18.36 acres out of NCB 15269
Total Acreage: 18.36
Notices Mailed
Owners of Property within 200 feet: 66
Registered Neighborhood Associations within 200 feet: People Active in Community Effort, Southwest Community Association, and Valley Forest Neighborhood Association
Applicable Agencies: Parks, Lackland
Transportation
Thoroughfare: Ray Ellison Boulevard
Existing Character: Secondary Arterial
Proposed Changes: None Known
Thoroughfare: Old Pearsall Road
Existing Character: Secondary Arterial
Proposed Changes: None Known
Thoroughfare: Holm Road
Existing Character: Local Street
Proposed Changes: None Known
Public Transit:
VIA route 614 is within walking distance of the subject property.
ISSUE:
Plan Adoption Date: August 18, 2005
Update History: June 16, 2011
Goal 1- Economic Development: Attract new businesses, services and retail establishments to the United Southwest Communities.
Comprehensive Land Use Categories
Low Density Residential: includes single-family detached houses on individual lots at typical suburban densities. 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.
Example Zoning Districts:
R-4, R-5, R-6, NP-8, NP- 10, NP-15, and UD
Comprehensive Land Use Categories
Parks and 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.
Comprehensive Land Use Categories
Community Commercial: includes offices, professional services, and retail uses that are accessible to variety of modes of transportation including bicyclists and pedestrians. This form of development should be located at nodes on arterials at major intersections or where an existing commercial area has been established. Parking areas should be located behind the building, with the exception of one row of parking facing the street. Additionally, all off-street parking and loading areas adjacent to residential uses should include landscape buffers, lighting and signage controls. Examples of Community Commercial uses include cafes, offices, restaurants, beauty parlors, neighborhood groceries or markets, shoe repair shops, pharmacies and medical clinics.
Example Zoning Districts:
O-1.5, C-1, C-2, C-2P and UD
Land Use Overview
Subject Property
Future Land Use Classification
Low Density Residential and Parks/Open Space
Current Use
Vacant Lots
North
Future Land Use Classification
Low Density Residential and Parks/Open Space
Current Use
Vacant Lot
East
Future Land Use Classification
Community Commercial
Current Use
Vacant Lots
South
Future Land Use Classification
Community Commercial and Public/Institutional
Current Use
Vacant Lots and Shepard Middle School
West
Future Land Use Classification
Community Commercial, Parks/Open Space, and Low Density Residential
Current Use
Vacant Lots
LAND USE ANALYSIS:
The applicant requests this plan amendment and associated zoning change in order to have commercial uses on the subject property. The subject property is located on a large tract of land that is surrounded by vacant lots and single-family residences to the north and east. The subject property is also at the intersection of two major arterials Ray Ellison Boulevard and Old Pearsall Road. Smaller scale commercial and retail uses would provide services for this as well as become an economic and social benefit to the area. The Community Commercial classification supports the United Southwest Communities Plan’s objective of promoting economic development by attracting new business, services and retail establishments.
ALTERNATIVES:
1. Recommend denial of the proposed amendment to the United Southwest Communities Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
FISCAL IMPACT:
None
RECOMMENDATION:
Staff recommends Approval. The subject property’s location on the neighborhood’s perimeter facing two secondary arterials, combined with the general surrounding conditions which include a vast amount of vacant property and residential uses, makes it appropriate for the Community Commercial land use classification.
PLANNING COMMISSION RECOMMENDATION: Approval (9-0)
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2017074
Current Zoning: "R-6 AHOD" Residential Single-Family Airport Hazard Overlay District
Proposed Zoning: “C-2 AHOD" Commercial Airport Hazard Overlay District
Zoning Commission Hearing Date: March 21, 2017