DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Plan Amendment PA-2019-11600003
(Associated Zoning Case Z-2018-900072)
SUMMARY:
Comprehensive Plan Component: IH-10 East Corridor Perimeter Plan
Plan Adoption Date: February 22, 2001
Current Land Use Category: “Community Commercial”
Proposed Land Use Category: “Regional Commercial”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: April 10, 2019
Case Manager: Mirko Maravi, Planner
Property Owner: 3831 Foster Investment, L.L.C
Applicant: Stephanie Stolte
Representative: Stephanie Stolte
Location: 3831 Foster Road
Legal Description: Lot P-63, NCB 16612
Total Acreage: 2.141
Notices Mailed
Owners of Property within 200 feet: 8
Registered Neighborhood Associations within 200 feet: N/A
Applicable Agencies: N/A
Transportation
Thoroughfare: North Foster Road
Existing Character: Secondary Arterial A
Proposed Changes: None Known
Public Transit: VIA bus routes are within walking distance of the subject property.
Bus routes served: 630
Comprehensive Plan
Comprehensive Plan Component: IH-10 East Corridor Perimeter Plan
Plan Adoption Date: February 22, 2001
Plan Goals:
Goal 1: Utilize city resources and authority to manage growth and development.
Based on a comprehensive land use plan, encourage more intensive development in and near neighborhood centers with less intensive development between neighborhood centers, and implement these changes through zoning.
Comprehensive Land Use Categories
Land Use Category: “Community Commercial”
Community Commercial provides for offices, professional services, and retail uses of moderate intensity and impact. Examples of uses include a grocery store, a medical office, music store, shoe store, nursery, or mailing services store. Community Commercial should be located along arterials, preferably at intersections with other arterials or collectors. Community Commercial can serve as an appropriate buffer between low, medium, and high density residential uses, or between an arterial and low density residential.
Related Zoning Districts: NC, O-1, C-1, & C-2
Land Use Category: “Regional Commercial”
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. Related Zoning Districts: NC, O-1, O-2, C-1, C-2, & C-3
Land Use Overview
Subject Property
Future Land Use Classification:
Community Commercial
Current Land Use Classification:
Community Commercial
Direction: North
Future Land Use Classification:
Community Commercial
Current Land Use Classification:
Community Commercial
Direction: East
Future Land Use Classification:
High Density Residential
Current Land Use Classification:
High Density Residential
Direction: South
Future Land Use Classification:
Community Commercial
Current Land Use Classification:
Community Commercial
Direction: West
Future Land Use Classification:
Community Commercial
Current Land Use:
Community Commercial
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The subject property is not located within a Regional Center or Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff and Planning Commission (8-0) recommend Denial.
The proposed land use amendment from “Community Commercial” to “Regional Commercial” is requested in order to rezone the property to "C-3” General Commercial District. The “Regional Commercial” typically serves as a buffer between arterial or highway, and lower intensity commercial or medium to high density residential uses; however, in this case, the use of “Regional Commercial” borders low density residential uses to the north. The request does not adhere to the IH-10 East Corridor Perimeter Plan in maintaining “Community Commercial” along North Foster Road.
ALTERNATIVES:
1. Recommend Approval of the proposed amendment to the IH-10 East Corridor Perimeter Plan.
2. Make an alternate recommendation.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z-2018-900072
Current Zoning from “C-2 AHOD” Commercial Airport Hazard Overlay District
Requested Zoning: "C-3 AHOD” General Commercial Airport Hazard Overlay District
Zoning Commission Hearing Date: April 16, 2019