DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 8
SUBJECT:
Plan Amendment 18011
(Associated Zoning Case Z2018034)
SUMMARY:
Comprehensive Plan Component: Northwest Community Plan
Plan Adoption Date: June 16, 2011
Current Land Use Category: “Community Commercial” and “Neighborhood Commercial”
Proposed Land Use Category: “Low-Density Residential”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: December 13, 2017
Case Manager: Daniel Hazlett, Planner
Property Owner: Petro-Steel Development Corp
Applicant: CalAtlantic Homes
Representative: KFW Engineers and Surveying
Location: 10500 Block of Bandera Road
Legal Description: 12.46 acres out of NCB 18006
Total Acreage: 12.46
Notices Mailed
Owners of Property within 200 feet: 49
Registered Neighborhood Associations within 200 feet: Braun Oaks
Applicable Agencies: None.
Transportation
Thoroughfare: Bandera Road
Existing Character: Primary Arterial
Proposed Changes: None Known
Thoroughfare: Tezel Road
Existing Character: Secondary Arterial
Proposed Changes: None Known
Public Transit: VIA bus route 605 is within walking distance of the subject property.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Northwest Community Plan
Plan Adoption Date: June 16, 2011
Plan Goals: Goal 1 - Provide safer, controlled traffic flow (Pedestrian, Cyclist, and Vehicular) on major thoroughfares and arterials.
Comprehensive Land Use Categories
Land Use Category: “Low-Density Residential”
Description of Land Use Category: 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.
Permitted Zoning Districts: “R-4”, “R-5”, “R-6”, “NP-8”, “NP-10”, “NP-15”, “UD”
Land Use Category: “Neighborhood Commercial”
Description of Land Use Category: Neighborhood Commercial includes lower intensity commercial uses such as small-scale retail or offices, professional services, convenience retail, and shop front retail that serves a market equivalent to a neighborhood. Neighborhood commercial uses should be located at the intersection of residential streets and arterials, and within walking distance of neighborhood residential areas, or along arterials where already established.
Permitted Zoning Districts: “NC”, “C-1”, “O-1”
Land Use Category: “Community Commercial”
Description of Land Use Category: Community Commercial includes office, 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.
Permitted Zoning Districts: “O-1.5”, “C-1”, “C-2”, “C-2P”, “UD”
Land Use Overview
Subject Property
Future Land Use Classification:
“Neighborhood Commercial”, “Community Commercial”
Current Land Use Classification:
Undeveloped Land
Direction: North
Future Land Use Classification:
“Neighborhood Commercial”, “Community Commercial”
Current Land Use Classification:
CVS Pharmacy, Capital One Bank, Walgreens Pharmacy, The Garden Center, The Vista Apartment Complex
Direction: East
Future Land Use Classification:
“Community Commercial”, “High-Density Residential”
Current Land Use Classification:
The Vista Apartment Complex, John H. Wood Charter School
Direction: South
Future Land Use Classification:
“Low-Density Residential”
Current Land Use Classification:
Single-Family Residences
Direction: West
Future Land Use Classification:
“Low-Density Residential”
Current Land Use:
Single-Family Residences
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 and Planning Commission (9-0) recommend Approval.
The proposed land use amendment from “Neighborhood Commercial” and “Community Commercial” to “Low-Density Residential” is requested in order to rezone the property from “C-2” Commercial District and “R-6” Residential Single-Family District to “R-4” Residential Single-Family District. The future land use for the majority of the property is “Neighborhood Commercial”, which is not consistent with the base zoning. The proposed Plan Amendment to “Low-Density Residential” will extend the currently developed residential uses to the west and south of the property.
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.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2018034
Current Zoning: "R-6" Residential Single-Family District, "C-2" Commercial District
Proposed Zoning: "R-4" Residential Single-Family District
Zoning Commission Hearing Date: December 19, 2017