DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Plan Amendment 17087
(Associated Zoning Case Z2017283)
SUMMARY:
Comprehensive Plan Component: IH-10 East Corridor Perimeter Plan
Plan Adoption Date: February 22, 2001
Plan Update History: March 20, 2008
Current Land Use Category: “Urban Living”
Proposed Land Use Category: “Community Commercial”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: October 11, 2017
Case Manager: Nyliah Acosta, Planner
Property Owner: Antonio Davila
Applicant: Leonardo Davila
Representative: Scott Mortensen, P.E.
Location: 12518 IH 10 East
Legal Description: 3.113 acres out of NCB 18229
Total Acreage: 3.113
Notices Mailed
Owners of Property within 200 feet: 8
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: None
Transportation
Thoroughfare: IH-10 East
Existing Character: Freeway
Proposed Changes: None Known
Public Transit: There are no VIA routes within walking distance of the subject property.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: IH-10 East Corridor Perimeter Plan
Plan Adoption Date: February 22, 2001
Update History: March 20, 2008
Plan Goals: Goal 3- Improve the quality of life and safety of residents of the IH 10 East Perimeter Planning area by addressing incompatible land uses.
Comprehensive Land Use Categories
Land Use Category: Urban Living
Description of Land Use Category: Urban Living provides for compact neighborhoods and centralized commercial areas that promote a sense of community and are pedestrian and transit friendly. Centralized commercial centers in this category include the Mixed
Use Center, the Transit Oriented Development (TOD), and the Town Center. Adjacent to these mixed use commercial areas are less dense Neighborhood Centers, which have a nucleus, or a focal point. Urban Living also provides for form based development, which emphasizes urban design in the form of regional centers and village development patterns. Mixed Use Centers should be a concentrated blend of residential, retail, service, office, entertainment, leisure, and other related uses at increased densities, where people can enjoy a wide range of fulfilling experiences in one place. Mixed Use Centers are typically located at the intersection of a collector and arterial street or two arterial streets.
Transit Oriented Development includes residential and commercial uses that rely on transit, centralized parking, pedestrian linkages, and an option for bus rapid transit or light rail service. A Town Center provides a central civic function with mixed uses incorporated into the peripheral development. Neighborhood Centers have an identifiable nucleus or focal point and edges. Shopping, recreation and services would be accessible by foot or transit. Neighborhood Centers would have a mix of residential uses and an interconnected street network with bicycle and pedestrian facilities. Civic buildings and civic spaces are given prominent sites, and schools and parks are located within walking distance. The edge of the neighborhood is bound by a parkway or boulevard.
Permitted Zoning Districts: TND, TOD, MXD, UD, & FBZD
Land Use Category: Community Commercial
Description of Land Use Category: Community Commercial provides for offices, professional services, and retail uses of moderate intensity and impact. Examples of uses include a grocery store, a medical office, music store, shoe store, nursery, or mailing services store. Community Commercial should be located along arterials, preferably at intersections with other arterials or collectors. Community Commercial can serve as an appropriate buffer between low, medium, and high density residential uses, or between an arterial and low density residential.
Permitted Zoning Districts: NC, O-1, C-1, & C-2
Land Use Overview
Subject Property
Future Land Use Classification:
Urban Living
Current Land Use Classification:
Vacant Lot
Direction: North
Future Land Use Classification:
None (City of Shertz)
Current Land Use Classification:
Vacant Lots
Direction: East
Future Land Use Classification:
Urban Living
Current Land Use Classification:
Vacant Lots and Tex Mix
Direction: South
Future Land Use Classification:
Urban Living, Rural Living, Parks/Open Space
Current Land Use Classification:
Vacant lots
Direction: West
Future Land Use Classification:
Urban Living, Parks/Open Space
Current Land Use:
Vacant Lots and Residences
FISCAL IMPACT:
None
Proximity to Regional Center/Premium Transit Corridor
The subject property is not within a Regional Center or Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff and Planning Commission (9-0) recommend Approval.
The applicant proposes to use the property for truck maintenance and repair. The property is located in a largely undeveloped area; however, in the future “Community Commercial” uses would be appropriate fronting the IH 10 East corridor and will encourage other development as the area becomes more urban. “Community Commercial” uses will provide a variety of moderate intensity uses and can be used as a transition from future “Regional Centers” at a major intersections and residential uses, which would make the proposed “Community Commercial” an appropriate fit.
ALTERNATIVES:
1. Recommend Denial of the proposed amendment to the IH-10 East Corridor Perimeter Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2017283 CD
Current Zoning: "C-2 AHOD" Commercial Airport Hazard Overlay District and "R-6 AHOD" Residential Single-Family Airport Hazard Overlay District
Proposed Zoning: “C-2 CD AHOD” Commercial Airport Hazard Overlay District with a Conditional Use for Truck Maintenance and Repair
Zoning Commission Hearing Date: October 17, 2017