DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 5
SUBJECT:
Plan Amendment PA-2018-900018
(Associated Zoning Case Z-2018-900062)
SUMMARY:
Comprehensive Plan Component: Nogalitos/South Zarzamora Community Plan
Plan Adoption Date: September, 2004
Current Land Use Category: “Low Density Residential”
Proposed Land Use Category: “Mixed Use”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: January 9, 2018
Case Manager: Dominic Silva, Planner
Property Owner: Betty Garcia Alaniz
Applicant: Rene Saucedo
Representative: Rene Saucedo
Location: 308 Espinosa Street
Legal Description: Lots 23 & 24, Block 9, NCB 3912
Total Acreage: 0.1435
Notices Mailed
Owners of Property within 200 feet: 24
Registered Neighborhood Associations within 200 feet: N/A
Applicable Agencies: Texas Department of Transportation
Transportation
Thoroughfare: Espinosa Street
Existing Character: Local
Proposed Changes: None Known
Public Transit: VIA bus routes are not within walking distance of the subject property.
Thoroughfare: Recio Street
Existing Character: Local
Proposed Changes: None Known
Public Transit: VIA bus routes are not within walking distance of the subject property.
Thoroughfare: Interstate Highway 35
Existing Character: Highway
Proposed Changes: None Known
Public Transit: VIA bus routes are not within walking distance of the subject property.
Comprehensive Plan
Comprehensive Plan Component: Nogalitos/South Zarzamora Plan
Plan Adoption Date: September, 2004
Plan Goals:
• Objective 3.1 Attract and support a variety of businesses in a walkable, mixed-use environment.
• Objective 4.1 Enhance the pedestrian environment to encourage residents to walk to commercial centers, schools, parks and all parts of the community.
Comprehensive Land Use Categories
Land Use Category: “Low Density Residential”
Low-density residential uses include single-family houses on individual lots with/without attached or detached accessory dwelling units, such as granny flats, garage apartments, and “echo” (elder cottage housing opportunity) units. Only one accessory dwelling is permitted per lot and should reflect the appearance of the main structure. All off-street parking and vehicle use areas adjacent to residential uses require buffer landscaping, and lighting and signage controls. Certain non-residential activities such as schools, places of worship, and parks are appropriate within these areas and should be centrally located to provide easy access. This form of development should be oriented toward the center of the neighborhood and located away from major arterials.
Related Zoning Districts: R-20, R-6, R-5, R-4
Land Use Category: “Mixed Use”
Mixed-use allows for a concentrated, well structured, and integrated blend of residential, retail, service, office, entertainment, leisure, and other related uses at increased densities. This use pattern creates a pedestrian and transit oriented rather than an automobile oriented environment. Building and architectural design of a Mixed-use development should stress quality architecture and urban design features, including parks/plazas and landscaping in a safe, attractive, pedestrian and bicycle friendly environment. A majority of the ground floor façade should be composed of windows. Centralized parking areas should be located behind buildings. Mixed Use Centers should be linked to adjoining land uses with safe, attractive and convenient vehicular and pedestrian access. Mixed-use development is preferred along arterials in a nodal pattern around a transit stop, where density would decrease towards the edge of the node.
Related Zoning Districts: MXD, TOD, IDZ, C-1, C-2 P, O-1, O-2, RM-4, RM-5, RM-6, MF-25, MF-33, MF-40, NC
Land Use Category: “Neighborhood Commercial”
Neighborhood Commercial provides small areas for offices, professional services, service and shop-front retail uses that can be served by pedestrian access and are generally less than 5000 square feet. These include less intense commercial uses with low-impact convenience, retail, or service functions. No drive-through establishments are permitted. Residential uses can be in the same building with retail and office uses. This includes live/work units, small apartment buildings, residential units above retail, and townhouses. Examples of uses include small insurance or doctor’s offices, bakery, small restaurant, convenience store without gas pumps, copy service, veterinary office, bank without drive-through, gift shops, social services, and cafes. Community green areas with benches, trees and landscaping; small plazas; and public gathering spaces are encouraged as part of the neighborhood commercial area. Parking is encouraged in the rear of the buildings and should be appropriately buffered from adjacent residential uses through landscaping screening and lighting controls. Buildings should have a predominant percentage of windows across the ground level façades. Service yards are screened from view at the rear of the site. Locations for Neighborhood Commercial uses include arterials and the intersection of two collectors.
Related Zoning Districts: NC, C-1, O-1
Land Use Overview
Subject Property
Future Land Use Classification:
Low Density Residential
Current Land Use Classification:
Low Density Residential
Direction: North
Future Land Use Classification:
Neighborhood Commercial
Current Land Use Classification:
Low Density Residential
Direction: East
Future Land Use Classification:
Low Density Residential
Current Land Use Classification:
Low Density Residential
Direction: South
Future Land Use Classification:
Low Density Residential
Current Land Use Classification:
Low Density Residential
Direction: West
Future Land Use Classification:
Low Density Residential
Current Land Use:
Low Density Residential
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The property is located within 1 mile of the Downtown Regional Center and is not located within a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff and Planning Commission (6-0) recommend Approval.
The proposed land use amendment from “Low Density Residential” to “Mixed Use” is requested in order to rezone the property to “C-2 MLOD-2 MLR-2 AHOD” General Commercial Lackland Military Lighting Overlay Military Lighting Region-2 Airport Hazard Overlay District. The subject property is well suited for the “Mixed Use” land use designation proposed as it is located within 1 mile of Interstate Highway 35 while also being located at the border between a major highway and the residential neighborhood along Recio and Espinosa Street. The subject property also makes use of a once abandoned building for mixed-use development. The Nogalitos/South Zarzamora Plan economic development objective includes attracting and supporting a variety of businesses in a walkable, mixed-use environment.
ALTERNATIVES:
1. Recommend Denial of the proposed amendment to the Nogalitos/South Zarzamora Plan.
2. Make an alternate recommendation.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z-2018-900062
Current Zoning: “R-4 MLOD-2 MLR-2 AHOD” Residential Single-Family Lackland Military Lighting Overlay Military Region Airport Hazard Overlay District
Requested Zoning: “C-2 CD MLOD-2 MLR-2 AHOD” General Commercial Lackland Military Lighting Overlay Military Lighting Region-2 Airport Hazard Overlay District with Conditional Use for a Tattoo Parlor/Studio.
Zoning Commission Hearing Date: January 15, 2018