DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Plan Amendment 18031
(Associated Zoning Case Z2018108)
SUMMARY:
Comprehensive Plan Component: I-10 East Corridor Perimeter Plan
Plan Adoption Date: February 22, 2001
Plan Update History: March 20, 2008
Current Land Use Category: “Parks & Open Space”, “Urban Living”
Proposed Land Use Category: “Community Commercial”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: February 28, 2018
Case Manager: Angela Cardona, Planner
Property Owner: II Southfork Development, Ltd.
Applicant: Roy White
Representative: Brown & Ortiz
Location: Generally Located at 999 E IH 10
Legal Description: 9.5 acres out of NCB 18225 and CB 5083
Total Acreage: 9.5
Notices Mailed
Owners of Property within 200 feet: 6
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: Planning Department, Texas Department of Transportation
Transportation
Thoroughfare: IH-10
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: Parks/Open Space
Description of Land Use Category: Parks/Open Space includes large, or linear, unimproved land where conservation is promoted and development is not encouraged due to presence of topographic constraints or institutional uses on the site. Parks /Open Space include flood plains, utility corridors, public and private land uses that encourage outdoor passive or active recreation. Examples include City pocket, regional, or linear parks, as well as private parks associated with subdivisions and neighborhood associations.
Permitted Zoning Districts:
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, Parks/Open Space
Current Land Use Classification:
Vacant Lots
Direction: North
Future Land Use Classification:
None
Current Land Use Classification:
City of Shertz
Direction: East
Future Land Use Classification:
Parks/Open Space, Industrial, Low Density Residential, Urban Living
Current Land Use Classification:
Vacant Lots, Clafrac, Cobalt Truck Equipment, Curran Contracting Company
Direction: South
Future Land Use Classification:
Urban Living, Low Density Residential
Current Land Use Classification:
Vacant Lots
Direction: West
Future Land Use Classification:
Low Density Residential, Urban Living
Current Land Use:
Vacant Lots
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The subject Property is not within a Regional Center or a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff and Planning Commission (6-0) recommend Approval.
The I-10 East Corridor Perimeter Plan has identified this area as having strong growth for potential development. The subject property fronts IH-10 which would serve as an appropriate commercial corridor in the near future. “C-2” Commercial District uses would provide services, and economic development to the area. Allowing the change to “Community Commercial”, would align the land use to the portion of the property that is currently zoned “C-2”, in addition to eliminating the Parks/Open Space which should not be designated on privately owned property.
ALTERNATIVES:
1. Recommend Denial of the proposed amendment to the IH-1- East Corridor Perimeter Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2018108
Current Zoning: “NP-10 AHOD” Neighborhood Preservation Airport Hazard Overlay District, “C-2 AHOD” Commercial Airport Hazard Overlay District
Proposed Zoning: “C-2 AHOD” Commercial Airport Hazard Overlay District
Zoning Commission Hearing Date: March 6, 2018