DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 6
SUBJECT:
Plan Amendment 2019-11600014
(Associated Zoning Case Z 2019-10700040)
SUMMARY:
Comprehensive Plan Component: West/Southwest Sector Plan
Plan Adoption Date: April 21, 2011
Current Land Use Category: “Suburban Tier”
Proposed Land Use Category: “Mixed Use Center”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: February 26, 2020
Case Manager: Michael Pepe, Planner
Property Owner: Arturo Lopez
Applicant: Arturo Lopez
Representative: Roger Perez
Location: 5745 and 5679 Easterling Drive
Legal Description: Lots 8-12, NCB 17639
Total Acreage: 1.3037
Notices Mailed
Owners of Property within 200 feet: 17
Registered Neighborhood Associations within 200 feet: Mountain View Acres Neighborhood Coalition
Applicable Agencies: None
Transportation
Thoroughfare: Easterling
Existing Character: Local
Proposed Changes: None Known
Public Transit: VIA bus routes are within walking distance of the subject property.
Routes Served: 606, 610
Comprehensive Plan
Comprehensive Plan Component: West/Southwest Sector Plan
Plan Adoption Date: April 21, 2011
Plan Goals:
Goal ED-1 The West/Southwest Sector is an economically sustainable community in which residents have a variety of employment opportunities
ED-1.3 Stimulate and support increased activity of existing businesses
ED-2.1 Revitalize existing older commercial nodes and corridors through existing economic and reinvestment programs, such as, but not limited to, Neighborhood Commercial Revitalization, Tax Increment Financing (TIF), and Corridor Overlay Districts.
ED-2.4 Consider rezoning corridors and nodes to permit the mix of uses
Comprehensive Land Use Categories
Land Use Category: “Suburban Tier”
Description of Land Use Category:
• Small and large tract attached and detached single family; Multi-family housing (duplex, triplex, quadplex); townhomes, garden homes, and condominiums
• Generally: Neighborhoods where detached retail services such as service stations, professional offices, bakeries, restaurants, bookstores, supermarkets, clinics, hotels, and other retail stores are appropriate
Permitted Zoning Districts: NP-15, NP-10, NP-8, R-6, R-5, R-4, R-3, RM-6, RM5, RM-4, MF-18, O-1, 0-1.5, NC, C-1, C-2, C-2P RD (Conservation Subdivision), UD
Land Use Category: “Mixed Use Center”
Description of Land Use Category:
• Detached or attached walkable retail services such as convenience stores, live/work units, cafes, pantry stores, hotels, and other businesses.
• Ideally incorporates buffer yards and shared parking and internal circulation with adjacent uses.
• Mixed Use Centers serve Suburban, General Urban, and Rural Tiers outside of the Urban Core Tier. Although mixed use developments are encouraged, Community Commercial and Office uses are also appropriate. The higher intensity of the residential and commercial uses should be located on, or at the intersection of, arterials and collectors. Streets should accommodate high volumes of commercial traffic for cars while accommodating safe and inviting access for pedestrians and bicycles within and around the center. High capacity transit should be encouraged.
Permitted Zoning Districts: MF-40, MF-50, O-1, O-1.5, O-2, C-1, C-2, C-2P, UD, FBZD, TOD, MXD, MPCD
Land Use Overview
Subject Property
Future Land Use Classification:
“Mixed Use Center”
Current Land Use Classification:
Commercial
Direction: North
Future Land Use Classification:
“Neighborhood Commercial”
Current Land Use Classification:
Commercial
Direction: East
Future Land Use Classification:
“Suburban Tier”
Current Land Use Classification:
Vacant
Direction: South
Future Land Use Classification:
“Suburban Tier”
Current Land Use Classification:
Commercial / Industrial
Direction: West
Future Land Use Classification:
“Civic Center / Natural Tier”
Current Land Use:
Vacant / Place of Worship
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The property is located within Highway 151 and Loop 1604 Regional Center. The property is located within a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff recommends Approval.
The proposed land use amendment from “Suburban Tier” to “Mixed Use Center” is requested in order to rezone the property to “C-3NA” General Commercial Nonalcoholic Sales District. The Proposed Plan amendment is consistent with West/Southwest Sector Plan’s proposed future land use for the area to develop employment opportunities along the corridors, revitalize existing commercial nodes, and consider rezoning that permits mixed use. Additionally, this area is already developed with commercial uses. The current zoning was the result of annexation and should be rezoned appropriately.
Sector Plan Criteria for review:
• The recommended land use pattern identified in the West/Southwest Sector Land Use Plan inadequately provides appropriate optional sites for the land use change proposed in the amendment.
• The amendment must constitute an overall improvement to the West/Southwest Sector Plan and will not solely benefit a particular landowner or owners at a particular point in time.
• The amendment must uphold the vision for the future of the West/Southwest Sector Plan.
The amendment will not adversely impact a portion of, or the entire Planning Area by;
• Significantly altering acceptable existing land use patterns, especially in established neighborhoods.
• Affecting the existing character (i.e. visual, physical, and functional) of the immediate area.
• Creating activities that are not compatible with adjacent neighboring uses, and, particularly, the mission of Lackland Air Force Base.
• Significantly alter recreational amenities such as open space, parks, and trails.
ALTERNATIVES:
1. Recommend Denial of the proposed amendment to the West / Southwest Sector Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z-201910700040
Current Zoning: “R-6” Single-Family Residential District
Proposed Zoning: "C-3 NA" General Commercial Nonalcoholic Sales District
Associated Zoning Commission Date: March 3, 2020