DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Plan Amendment 18051
(Associated Zoning Case Z2018171)
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: “Low Density Residential”
Proposed Land Use Category: “Regional Commercial”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: May 9, 2018
Case Manager: Daniel Hazlett, Planner
Property Owner: Donald W. Rackler
Applicant: Jerry Arredondo
Representative: Jerry Arredondo
Location: 403, 415 and 431 Stutts Drive
Legal Description: Lot 24, Lot 25, Lot 27, Lot 28, Lot 29, Lot 30, Lot 31 and the south 40-feet of Lot 32, Block 5, NCB 12875
Total Acreage: 2.0946
Notices Mailed
Owners of Property within 200 feet: 24
Registered Neighborhood Associations within 200 feet: Eastgate Neighborhood Association
Applicable Agencies: Texas Department of Transportation
Transportation
Thoroughfare: Stutts Drive
Existing Character: Local Street
Proposed Changes: None Known
Thoroughfare: Eunice Street
Existing Character: Local Street
Proposed Changes: None Known
Public Transit: VIA bus route 25 is located ½ of a mile from the subject properties.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: I-10 East Corridor Perimeter Plan
Plan Adoption Date: February 22, 2001
Update History: March 20, 2008
Plan Goals: Goal 3: Compatibility of Land Uses - 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: “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: “R-4”, “R-5”, “R-6”, “NP-8”, “NP-10”, “NP-15”, “R-20”, and “RE”
Land Use Category: “Regional Commercial”
Description of Land Use Category: Regional Commercial provides for offices, professional services, and retail uses that draw on the customer base of a region. Examples of uses include “big box” retail and retail “power centers”, shopping malls, movie theaters, and medical or office complexes that are mid to high rise. Regional Commercial uses are typically located at nodes formed by highways and major arterials, or two major arterials, and are usually 20 acres or greater in size. Regional Commercial uses can serve as an appropriate buffer between an arterial or highway, and lower intensity commercial or medium to high density residential uses.
Permitted Zoning Districts: “NC”, “O-1”, “O-2”, “C-1”, “C-2”, and “C-3”
Land Use Overview
Subject Property
Future Land Use Classification:
“Low Density Residential”
Current Land Use Classification:
Vacant Lots/Partial Parking Lot
Direction: North
Future Land Use Classification:
“Low Density Residential”, “Community Commercial”
Current Land Use Classification:
Single-Family Residence, Ag Pro Companies
Direction: East
Future Land Use Classification:
“Low Density Residential”
Current Land Use Classification:
Single-Family Residences, Vacant Lots
Direction: South
Future Land Use Classification:
“Low Density Residential”, “Community Commercial”
Current Land Use Classification:
Jewelry Sales, Vacant Lot, Duplex
Direction: West
Future Land Use Classification:
“Community Commercial”
Current Land Use:
Ag Pro Companies, Vacant Lots
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The properties are not located within a Regional Center or within a ½ of a mile of a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff and Planning Commission (10-0) recommend Denial.
The proposed land use amendment from “Low Density Residential” to “Regional Commercial” is requested in order to rezone the property from“R-6” Residential Single-Family District to “C-3NA” General Commercial Nonalcoholic Sales District. The proposed “Regional Commercial” is not consistent with the goals and objectives of the I-10 East Corridor Perimeter Plan. The plan emphasizes preserving existing single-family developments, while locating most commercial uses at nodes, or along highly traversed corridors furthermore, the plan stipulates commercial uses to be segregated by intensity of use, with “Regional Commercial” uses being located primarily at the intersection of highways and arterials. In addition, there are no “Regional Commercial” land uses within the vicinity of the subject properties.
ALTERNATIVES:
1. Recommend Approval of the proposed amendment to the I-10 East Corridor Perimeter Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2018171
Current Zoning: "R-6 AHOD" Residential Single-Family Airport Hazard Overlay District
Proposed Zoning: "C-3NA AHOD" General Commercial Nonalcoholic Sales Airport Hazard Overlay District
Zoning Commission Hearing Date: May 15, 2018
Zoning Commission Recommendation: Denial