DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Plan Amendment 17059
(Associated Zoning Case Z2017197)
SUMMARY:
Comprehensive Plan Component: Arena District/Eastside Community Plan
Plan Adoption Date: December 2003
Plan Update History: None
Current Land Use Category: Medium Density Residential
Proposed Land Use Category: Community Commercial
BACKGROUND INFORMATION:
Planning Commission Hearing Date: July 26, 2017
Case Manager: Kayla Leal, Planner
Property Owner: Tony Gradney
Applicant: Tony Gradney
Representative: Dillard Architect Group
Location: 915 South Hackberry Street
Legal Description: 0.254 acres out of NCB 652
Total Acreage: 0.254
Notices Mailed
Owners of Property within 200 feet: 38
Registered Neighborhood Associations within 200 feet: Denver Heights Neighborhood Association
Applicable Agencies: None
Transportation
Thoroughfare: South Hackberry Street
Existing Character: Secondary Arterial Type B
Proposed Changes: None known
Thoroughfare: East Cesar Chavez Boulevard
Existing Character: Primary Arterial Type B
Proposed Changes: None known
Public Transit: There is a bus stop (Stop #35177) directly in front of the subject property. Multiple bus routes run through this bus stop including Route 230 Rigsby/Porter, Route 30 Rigsby, and Route 28 Porter. There are a couple of other bus routes that are within a short walk down the street.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Arena District/Eastside Community Plan
Plan Adoption Date: December 2003
Update History: None
Plan Goals:
2.1 - Establish a land use pattern that is responsive to the existing context and is founded upon realistic market expectations
Comprehensive Land Use Categories
Land Use Category: Medium Density Residential
Description of Land Use Category: Medium Density Residential includes small lot single-family development, accessory dwellings, duplexes, cottage houses, triplexes, fourplexes, and townhomes. Exhibiting a medium density, this category provides for a diversity of residential development while still maintaining an overall urban residential character. Typically, Low Density Residential uses are found within this classification, and should be located in the center of the neighborhood, with Medium Density Residential being located at the edges of the neighborhood.
Permitted Zoning Districts: R-3, R-4, R-5, RM-4, RM-5, RM-6
Comprehensive Land Use Categories
Land Use Category: Community Commercial
Description of Land Use Category: Community Commercial development includes medium to high-density land uses that draws its customer base from a larger community. This classification can include a mix of uses in the same building or in the same development. Community Commercial uses are typically located at nodes on arterials at major intersections, or in established commercial areas along arterials. Community Commercial uses should incorporate well-defined and accessible entrances, shared internal circulation, limited curb cuts to arterial streets, sidewalks and shade trees in parking lots, and landscaping on planter strips between the parking lot and street. To discourage large areas devoted to parking lots, shared parking facilities and pervious pavement are encouraged. Where possible, revitalized or redeveloped community commercial centers should be designed to create safe, attractive and convenient vehicular and pedestrian linkages with adjoining land uses. Examples of Community Commercial uses include all Neighborhood Commercial uses, car washes, minor automobile repair and service, amusement establishments such as theaters, arcades and fitness centers, plant nurseries, exterminators, printers, sign shops, paint and wall paper stores, linen supply/diaper service, gasoline stations with repair service, fix-it shops, community shopping centers and small motels.
Permitted Zoning Districts: NC, C-1, C-2, O-1
Land Use Overview
Subject Property
Future Land Use Classification: Medium Density Residential
Current Land Use: Vacant Building/Parking Lot
Direction: North
Future Land Use Classification: Medium Density Residential, Neighborhood Commercial
Current Land Use: Parking Lot, Single-Family Residential, Vacant Lot
Direction: East
Future Land Use Classification: Medium Density Residential
Current Land Use: Duplexes, Vacant Lots, Office
Direction: South
Future Land Use Classification: Medium Density Residential
Current Land Use: Parking Lot, Restaurant
Direction: West
Future Land Use Classification: Medium Density Residential
Current Land Use: Vacant Commercial Building, Single-Family Residential
Proximity to Regional Center/Premium Transit Corridor
The subject property is not located within a Regional Center.
The subject property is not located within a Premium Transit Corridor.
ALTERNATIVES:
1. Recommend denial of the proposed amendment to the Arena District/Eastside Community Plan as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
FISCAL IMPACT:
None.
STAFF ANALYSIS AND RECOMMENDATION: Staff recommends Approval.
The subject property is designated and surrounded by “Medium Density Residential.” However, it is the location of the subject property that makes the land use designation “Community Commercial” appropriate for the area. It is on a corner lot facing a Primary and Secondary Arterial on either side. Additionally, a restaurant has also been located on the property and is currently vacant. The applicant is requesting this plan amendment in order to revitalize the vacant building as a new restaurant without Restrictive Alcohol Sales. Establishing this land use designation in response to the existent land use supports Goal 2.1 of the Arena District/Eastside Community Plan, which encourages retailers in the area to serve the surrounding market to the greatest extent possible.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2017197
Current Zoning: "C-3R AHOD" General Commercial Restrictive Alcoholic Sales Airport Hazard Overlay District
Proposed Zoning: "C-2 AHOD" Commercial Airport Hazard Overlay District
Zoning Commission Hearing Date: August 1, 2017