DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Plan Amendment 18088
(Associated Zoning Case Z2018316)
SUMMARY:
Comprehensive Plan Component: Arena District/Eastside Community Plan
Plan Adoption Date: December 2003
Current Land Use Category: “Medium Density Residential”
Proposed Land Use Category: “General Commercial”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: September 26, 2018
Case Manager: Kayla Leal, Planner
Property Owner: Willis Cay, LLC
Applicant: Ian Cochran
Location: 1401 South New Braunfels
Legal Description: Lots 1-6, Block 26, NCB 1621
Total Acreage: 0.5165
Notices Mailed
Owners of Property within 200 feet: 27
Registered Neighborhood Associations within 200 feet: Denver Heights Neighborhood Association
Applicable Agencies: Planning Department
Transportation
Thoroughfare: South New Braunfels Avenue
Existing Character: Primary Arterial Type B
Proposed Changes: None known
Thoroughfare: Porter Street
Existing Character: Collector
Proposed Changes: None known
Public Transit: There are multiple bus stops within walking distance on both South New Braunfels Avenue and Porter Street along Bus Route 28 and 20.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Arena District/Eastside Community Plan
Plan Adoption Date: December 2003
Plan Goals:
2.1 Establish a land use pattern that is responsive to the existing context and is founded upon realistic market expectations
Comprehensive Land Use Categories
Land Use Category: Medium Density Residential
Description of Land Use Category: Single family homes, accessory dwellings, duplexes, three and four family dwellings, cottage homes and townhomes
Permitted Zoning Districts: R-3, R-4, R-5, R-6, RM-4, RM-5, RM-6
Land Use Category: General Commercial
Description of Land Use Category: Car washes, minor automobile repair and service, amusement establishments, theaters, arcades, fitness centers, plant nurseries, paint and wall paper stores, gasoline stations with repair service, fix-it shops, community shopping centers, small motels; low to mid rise office buildings; no outdoor storage or display of goods except for outdoor dining
Permitted Zoning Districts: NC, C-1, C-2, O-1
Land Use Overview
Subject Property
Future Land Use Classification:
“Medium Density Residential”
Current Land Use Classification:
Vacant Commercial Building
Direction: North
Future Land Use Classification:
“Community Commercial” and “Medium Density Residential”
Current Land Use Classification:
Parking Lot, Duplex, Quadplex, Auto Repair Shop
Direction: East
Future Land Use Classification:
“Medium Density Residential”
Current Land Use Classification:
Restaurant, Parking Lot, Single-Family Dwelling
Direction: South
Future Land Use Classification:
“Medium Density Residential”
Current Land Use Classification:
Single-Family Residential
Direction: West
Future Land Use Classification:
“Medium Density Residential”
Current Land Use:
Single-Family Residential
FISCAL IMPACT:
None known.
Proximity to Regional Center/Premium Transit Corridor
The subject property is not located within a Regional Center, but it is located within a half-mile of the New Braunfels Avenue Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff and Planning Commission (8-0) recommend Approval.
The requested Plan Amendment from “Medium Density Residential” to “General Commercial” is to allow the renovation of a vacant and dilapidating commercial structure. The structure sits toward the corner of the property and has ample room for parking in the rear. With the layout of the building and its location on the corner of South New Braunfels Avenue, a primary arterial, and Porter Street, a collector street, the requested plan amendment is appropriate. Commercial uses should front primary arterials and not encroach into an established neighborhood. The request is consistent with other “General Commercial” and corner uses in the immediate vicinity and does not pose likely adverse effects on the surrounding area.
ALTERNATIVES:
1. Recommend Denial of the proposed amendment to the Arena District/Eastside Community Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2018316
Current Zoning: “RM-4 AHOD” Residential Mixed Airport Hazard Overlay District
Proposed Zoning: “C-2 AHOD” Commercial Airport Hazard Overlay District
Zoning Commission Hearing Date: October 2, 2018