DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 3
SUBJECT:
Plan Amendment PA 17089
(Associated Zoning Case Z2017289)
SUMMARY:
Comprehensive Plan Component: Highlands Community Plan
Plan Adoption Date: April 4, 2002
Plan Update History: December 6, 2007
Current Land Use Category: “Low Density Residential”
Proposed Land Use Category: “Community Commercial”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: October 25, 2017
Case Manager: Erica Greene, Planner
Property Owner: Audie W. Smith
Applicant: Audie W. Smith
Representative: Richard Moore
Location: 4247 Clark Avenue
Legal Description: Tract 8, NCB 10949
Total Acreage: 0.3574
Notices Mailed
Owners of Property within 200 feet: 17
Registered Neighborhood Associations within 200 feet: Highland Hills Neighborhood Association
Applicable Agencies: None
Transportation
Thoroughfare: Clarke Avenue
Existing Character: Local Stret
Proposed Changes: None
Public Transit: VIA bus route #34 is within walking distance of the subject property.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Highlands Community Plan
Plan Adoption Date: April 4, 2002
Update History: December 6, 2007
Plan Goals: Improve the current variety of goods, services and employment available within the community by creating an environment conducive to commercial prosperity and encouraging new businesses to locate in the area.
Comprehensive Land Use Categories
Land Use Category: Low Density Residential
Description of Land Use Category: Low-density residential uses include single-family houses on individual lots. All off-street parking and vehicle use areas adjacent to residential uses require buffer landscaping, and lighting and signage controls. Certain non-residential activities, such as schools, places of worship and parks, are appropriate within these areas and should be centrally located to provide easy accessibility.
Permitted Zoning Districts: R3, R4, R5, R6, R20
Land Use Category: Community Commercial
Description of Land Use Category: Community Commercial development includes moderate-intensity convenience retail or service uses, generally serving the area community. These uses depend on a greater volume of vehicular traffic. Drive-through establishments are permitted. A mix of uses in the same building or development is allowed. Community Commercial uses are typically located at nodes on arterials at major intersections. Community Commercial uses should incorporate well-defined and accessible entrances, shared internal circulation, limited curb cuts to arterial streets, ample sidewalks, shade trees in parking lots, landscaping on planting strips between parking lot and streets, and well-designed monument signage (no large pole signs). Shared parking is encouraged in order to minimize impervious cover. Community commercial centers should be linked to adjoining land uses with safe, attractive and convenient vehicular and pedestrian access. Appropriate buffering is required if this use abuts a residential use.
Permitted Zoning Districts: NC, C1, O1, C2P, C2
Land Use Overview
Subject Property
Future Land Use Classification:
Low Density Residential
Current Land Use Classification:
Low Density Residential
Direction: North
Future Land Use Classification:
Regional Commercial
Current Land Use Classification:
Mini Storage
Direction: East
Future Land Use Classification:
Low Density Residential, Community Commercial
Current Land Use Classification:
Coffee Shop, Residential Single-Family, Commercial Building
Direction: South
Future Land Use Classification:
Low Density Residential
Current Land Use Classification:
Vacant Land
Direction: West
Future Land Use Classification:
Low Density Residential
Current Land Use:
Residential Single-Famliy
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The subject property is within the Downtown Regional Center and within a half mile of a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff and Planning Commission (9-0) recommend Approval.
The applicant requests this Plan Amendment and associated zoning change for expansion of the existing storage facilities. The subject property is landlocked with access from the existing storage facility to the north. The proposed amendment to “Community Commercial” land use will not significantly alter the land use pattern or character of the immediate area as the proposed change supports the Highland Hills Community Plan that improves the current variety of goods, services and employment available within the community by creating an environment conducive to commercial prosperity and encouraging new businesses to locate in the area. The proposed amendment to “Community Commercial” is an appropriate fit that supports the accommodation of growth and development within a limited area.
ALTERNATIVES:
1. Recommend denial of the proposed amendment to the Highlands Community Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2017289
Current Zoning: "MF-33 AHOD" Multi-Family Airport Hazard Overlay District
Proposed Zoning: "C-2 AHOD" Commercial Airport Hazard Overlay District
Zoning Commission Hearing Date: November 7, 2017