DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 6
SUBJECT:
Plan Amendment 18003
(Associated Zoning Case Z2018010)
SUMMARY:
Comprehensive Plan Component: West/Southwest Sector Plan
Plan Adoption Date: April 21, 2011
Current Land Use Category: “General Urban Tier”
Proposed Land Use Category: “Regional Center”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: December 13, 2017
Case Manager: Daniel Hazlett, Planner
Property Owner: ICSAW Enterprises
Applicant: ICSAW Enterprises
Representative: Ajwad A Imad
Location: 8827 State Highway 151
Legal Description: Lot 9, Block 31, NCB 17643
Total Acreage: 1.82
Notices Mailed
Owners of Property within 200 feet: 11
Registered Neighborhood Associations within 200 feet: None.
Applicable Agencies: Planning Department
Transportation
Thoroughfare: Potranco Road
Existing Character: Primary Arterial
Proposed Changes: None Known
Thoroughfare: State Highway 151
Existing Character: Freeway
Proposed Changes: None Known
Public Transit: VIA bus routes 64, 618, and 620 are within walking distance of the subject property.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: West/Southwest Sector Plan
Plan Adoption Date: April 21, 2011
Plan Goals: Goal ED-1 - The West/Southwest Sector is an economically sustainable community in which residents have a variety of employment opportunities
Comprehensive Land Use Categories
Land Use Category: “General Urban Tier”
Description of Land Use Category: Community commercial uses in the General Urban Tier, which serve medium and high density residential uses, should be located at the intersections of arterials and/or collectors. Serving both a local and wider community, these commercial areas should be accessible by walking from nearby residents, biking within the vicinity, and cars from a broader range. Parking for both cars and bikes should be located as to not interfere with pedestrian circulation.
Permitted Zoning Districts: R-4, R-3, RM-6, RM-5, RM-4, MF-18, MF-25, MF-33,
O-1.5, C-1, C-2, C-2P, UD
Comprehensive Land Use Categories
Land Use Category: “Regional Commercial”
Description of Land Use Category: Regional Centers accommodate the most intense commercial uses and should be located at the intersection of Expressways and Major Arterials. Serving a regional market, streets need to accommodate large volumes of automobile traffic traveling to, and within, the development. Internal access and circulation is important. Pedestrians and bicycles should be able to travel safely within the development. Transit is encouraged.
Permitted Zoning Districts: MF-25, MF-33, O-1, O-1.5, O-2, C-2, C-2P, C-3, UD
Land Use Overview
Subject Property
Future Land Use Classification:
“General Urban Tier”
Current Land Use Classification:
Retail Center
Direction: North
Future Land Use Classification:
“Natural Tier”
Current Land Use Classification:
Vacant Lot
Direction: East
Future Land Use Classification:
“General Urban Tier”
Current Land Use Classification:
Raising Cane’s Restaurant
Direction: South
Future Land Use Classification:
“General Urban Tier”
Current Land Use Classification:
McDonalds, Dental Office
Direction: West
Future Land Use Classification:
“General Urban Tier”
Current Land Use:
Gold’s Gym
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The subject property is not within a Regional Center or within a ½ of a mile of a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff recommends Denial.
Sector Plan Criteria for review:
• The recommended land use pattern identified in the West/Southwest Sector Land Use Plan inadequately provides appropriate optional sites for the land use change proposed in the amendment.
• The amendment must constitute an overall improvement to the Sector Plan and will not solely benefit a particular landowner or owners at a particular point in time.
• The amendment must uphold the vision for the future of the West/Southwest Sector Plan.
The future land uses of the surrounding properties are “General Urban Tier” and “Natural Tier”. The introduction of “Regional Center” is not in agreement with the West/Southwest Sector Plan goal of emphasizing compatibility and appropriateness between uses, and protecting neighborhoods and business from incompatible land uses. There are properties in the vicinity that carry the “Regional Center” land use designation, however the properties are concentrated to the south on the other side of Potranco Road.
ALTERNATIVES:
1. Recommend Approval of the proposed amendment to the West/Southwest Sector Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2018010
Current Zoning: "C-2 GC-2 AHOD" Commercial Highway 151 Gateway Corridor Airport Hazard Overlay District
Proposed Zoning: "C-3 GC-2 AHOD" General Commercial Highway 151 Gateway Corridor Airport Hazard Overlay District
Zoning Commission Hearing Date: December 5, 2017 (Continued to December 19, 2017)