DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Plan Amendment 18064
(Associated Zoning Case Z2018210)
SUMMARY:
Comprehensive Plan Component: Eastern Triangle Community Plan
Plan Adoption Date: May 21, 2009
Plan Update History: None
Current Land Use Category: “Low Density Residential”
Proposed Land Use Category: “High Density Mixed Use”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: June 13, 2018
Case Manager: Nyliah Acosta, Planner
Property Owner: Subhi Quirem
Applicant: Seda Consulting Engineers, Inc
Representative: Dr. Salah E. Diab, P.E.
Location: 502 Pecan Valley Drive
Legal Description: 0.49 acres out of NCB 10272
Total Acreage: 0.49
Notices Mailed
Owners of Property within 200 feet: 30
Registered Neighborhood Associations within 200 feet: Wheatley Heights Action Group
Applicable Agencies: None
Transportation
Thoroughfare: Pecan Valley Drive
Existing Character: Secondary Arterial
Proposed Changes: None Known
Thoroughfare: Morningview Street
Existing Character: Local Road
Proposed Changes: None Known
Public Transit: VIA route 28 is 1 ½ blocks south of the subject property.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Eastern Triangle Community Plan
Plan Adoption Date: May 21, 2009
Update History: None
Plan Goals: Objective 7.2: Attract new businesses to the Eastern Triangle. Goal 9: Promote Diversification of Businesses and Services
Comprehensive Land Use Categories
Land Use Category: Low Density Residential
Description of Land Use Category: Low Density Residential Development includes Single Family Residential Development on individual lots. 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: RP, RE, FR, RD, R-20, NP-15, NP-10, NP-8, R-6, R-5, R-4, & PUD
Land Use Category: High Density Mixed Use
Description of Land Use Category: High Density Mixed use includes well planned and integrated blend of higher density residential with retail, office, entertainment, and other land uses on adjacent lots, or integrated into one structure. Integration of uses occurs within structures with commercial uses on the ground floor level and residential on upper levels. The intense mix of uses within a block or building is to promote walkability and thus all mixed use developments should be designed for the pedestrian in mind. Mixed use is preferred along arterial or collector roads, in nodes or clustered together with proximity to a major transit stop. New mixed use developments on larger scale sites should integrate with existing uses and road and pedestrian networks.
Permitted Zoning Districts: R-6, R-5, R-4, PUD, RM-6, RM-5, RM-4, MF-18, MF-25, MF-33, MF-40, NC, C-1, C-2, C-2P, TOD, MXD, MPCD, UD, FBZD, O-1 & O-1.5
Land Use Overview
Subject Property
Future Land Use Classification:
Low Density Residential
Current Land Use Classification:
Vacant Lot
Direction: North
Future Land Use Classification:
Low Density Residential, High Density Mixed Use
Current Land Use Classification:
Vacant Lots, Single Family Residences
Direction: East
Future Land Use Classification:
Low Density Residential
Current Land Use Classification:
Single Family Residences
Direction: South
Future Land Use Classification:
Low Density Residential, Neighborhood Commercial
Current Land Use Classification:
Vacant Lots, Single Family Residences
Direction: West
Future Land Use Classification:
Low Density Residential, High Density Mixed Use, Community Commercial
Current Land Use:
Vacant Lot, Single Family Residences, Gas Station Corner Store
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 recommends Approval
The applicant proposes to build a retail strip at the corner of Pecan Valley Drive and Morningview Street. The “High Density Mixed Use” classification has been introduced to the northern corners of the intersection and allows for commercial development. Allowing the expansion to this property will mirror the pattern of development and will provide services and retail options to the immediate surrounding neighborhood. The Eastern Triangle Community Plan supports new business, and aims to advance the diversification of business. The change to “High Density Mixed Use” is in alignment with the Plan goals.
ALTERNATIVES:
1. Recommend Denial of the proposed amendment to the Eastern Triangle Community Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2018210
Current Zoning: “R-4” Residential Single-Family District
Proposed Zoning: “C-2” Commercial District
Zoning Commission Hearing Date: June 19, 2018