DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 7
SUBJECT:
Plan Amendment 17044
(Associated Zoning Case Z2017135)
SUMMARY:
Comprehensive Plan Component: Northwest Community Plan
Plan Adoption Date: September 24, 1998
Current Land Use Category: “Low Density Residential” and “Parks and Open Space”
Proposed Land Use Category: “Community Commercial”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: May 10, 2017. This case was continued from the April 26, 2017 Planning Commission hearing.
Case Manager: Nyliah Acosta, Planner
Property Owner: #1 Leon Creek, Ltd
Applicant: Henry A. Daughtry
Representative: Brown & Ortiz, PC
Location: 9599 Braun Road
Legal Description: 5.7237 acres out of NCB 18230 and NCB 15664
Total Acreage: 5.7237
Notices Mailed
Owners of Property within 200 feet: 87
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: Office of Historic Preservation
Transportation
Thoroughfare: Braun Road
Existing Character: Secondary Arterial
Proposed Changes: None Known
Thoroughfare: Alisa Brooke
Existing Character: Local Road
Proposed Changes: None Known
Public Transit:
There are no VIA routes within walking distance of the subject property.
ISSUE:
None.
Plan Adoption Date: September 24, 1998
Update History: June 16, 2011
Goal: Encourage appropriate commercial development.
Comprehensive Land Use Categories
Low Density Residential: 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/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
Comprehensive Land Use Categories
Community Commercial: 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 Lot and Vacant Building
North
Future Land Use Classification
Low Density Residential
Current Use
Single-Family Residences
East
Future Land Use Classification
Low Density Residential and Parks Open Space
Current Use
Single-Family Residences and Vacant Lot
South
Future Land Use Classification
Low Density Residential, Public/Institutional, Neighborhood Commercial, and Community Commercial
Current Use
Single-Family Residences and Elementary School
West
Future Land Use Classification
Low Density Residential, Public/Institutional, Neighborhood Commercial, and Community Commercial
Current Use
Single-Family Residences, Church and Learning Academy
LAND USE ANALYSIS:
The applicant requests this plan amendment and associated zoning change in order to construct a commercial/retail development on a portion of the property and community facilities for a nonprofit organization on the remaining portion. The subject property is within close proximity of a major arterial, North Loop 1604, a neighborhood node, Loop 1604 and Braun Road, and a major node, Loop 1604 and Bandera Road, as well as other community commercial uses. This property is appropriate for the “Community Commercial” land use classification because it will act as a transition from commercial uses to residential areas. In addition, there will be a required Type B, 15 foot buffer along the rear of the property (the applicant proposes a 30 foot buffer) between the commercial and residential uses. The “Community Commercial” classification supports the Northwest Community Plan to promote business to be within neighborhood scale, easily accessible, and encourage appropriate commercial development. Furthermore, the size of the property is better suited for “C-2” without building size restrictions of “C-1” or “NC”.
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 “Community Commercial” land use will not significantly alter the land use pattern or character of the immediate area.
PLANNING COMMISSION RECOMMENDATION:
Approval (7-0).
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2017135
Current Zoning: "C-1" Light Commercial District, "C-1 HE" Light Commercial Historic Exceptional District
Proposed Zoning: "C-2" Commercial District and "C-2 HE" Commercial Historic Exceptional District
Zoning Commission Hearing Date: May 2, 2017