DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 7
SUBJECT:
Plan Amendment 18077
(Associated Zoning Case Z2018249)
SUMMARY:
Comprehensive Plan Component: Near Northwest Community Plan
Plan Adoption Date: February 14, 2002
Current Land Use Category: “Low Density Residential” and “Community Commercial”
Proposed Land Use Category: “Community Commercial”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: July 11, 2018
Case Manager: Nyliah Acosta, Planner
Property Owner: Eliseo E. and Yolanda G. Salazar
Applicant: Eliseo E. and Yolanda G. Salazar
Representative: Eliseo E. and Yolanda G. Salazar
Location: 1278 Bandera Road
Legal Description: East 60.12 feet of the North 200.42 feet of Lot 3A and the East 60.48 feet of Lot 3B, Block H, NCB 8358
Total Acreage: 0.3636
Notices Mailed
Owners of Property within 200 feet: 12
Registered Neighborhood Associations within 200 feet: Donaldson Terrace Neighborhood Association
Applicable Agencies: Texas Department of Transportation
Transportation
Thoroughfare: Bandera Road
Existing Character: Primary Arterial A
Proposed Changes: None Known
Thoroughfare: West Lungstrum Drive
Existing Character: Local Street
Proposed Changes: None Known
Public Transit: VIA bus routes #88 and #288 are within walking distance of the subject property.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Near Northwest Community Plan
Plan Adoption Date: February 14, 2002
Plan Goals: Goal 2 - Economic Development
Ensure the Near NW Community’s business corridors are filled with a mix of uses including professional offices, residences and busy shops, providing neighbors an attractive place to walk for shopping, playing, working and relaxing both day and night.
Comprehensive Land Use Categories
Land Use Category: “Community Commercial”
Description of Land Use Category: Community Commercial includes offices, 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 and UD
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, and UD
Land Use Overview
Subject Property
Future Land Use Classification:
Community Commercial and Low Density Residential
Current Land Use Classification:
Single- Family Residential
Direction: North
Future Land Use Classification:
Low Density Residential
Current Land Use Classification:
Single-Family Residential
Direction: East
Future Land Use Classification:
Community Commercial
Current Land Use Classification:
Commercial
Direction: South
Future Land Use Classification:
Community Commercial
Current Land Use Classification:
Commercial
Direction: West
Future Land Use Classification:
Community Commercial
Current Land Use:
Commercial
FISCAL IMPACT:
None
Proximity to Regional Center/Premium Transit Corridor
The subject Property is not within a Regional Center but within proximity of the Bandera Transit Corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff and Planning Commission (8-0) recommend Approval.
The request for a change to the Near Northwest Community Plan from “Low Density Residential” and “Community Commercial” to “Community Commercial” would align the land use to the subject property that is currently split-zoned as residential, yet is consistent with the commercial land use pattern along the Bandera Road Corridor.
ALTERNATIVES:
1. Recommend Denial of the proposed amendment to the Near Northwest Community Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2018249 CD
Current Zoning: "R-4 AHOD" Residential Single-Family Airport Hazard Overlay District and "R-5 AHOD" Residential Single-Family Airport Hazard Overlay District
Proposed Zoning: "C-2 CD AHOD" Commercial Airport Hazard Overlay District with a Conditional Use for Motor Vehicle Sales (Full Service)
Zoning Commission Hearing Date: July 17, 2018