DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 4
SUBJECT:
Plan Amendment PA 2020-11600039
(Associated Zoning Case Z-2020-10700149)
SUMMARY:
Comprehensive Plan Component: United Southwest Communities Plan
Plan Adoption Date: June 16, 2011
Current Land Use Category: “Regional Commercial”
Proposed Land Use Category: "Mixed Use"
BACKGROUND INFORMATION:
Planning Commission Hearing Date: July 21, 2020
Case Manager: Mercedes Rivas, Senior Planner
Property Owner: Mohammed Al-Rafati
Applicant: Streamline Advisory Partners, LLC
Representative: Killen, Griffin, & Farrimond, PLLC
Location: 9326 Southwest Loop 410
Legal Description: 42.029 acres out of NCB 14491
Total Acreage: 42.029
Notices Mailed
Owners of Property within 200 feet: 37
Registered Neighborhood Associations within 200 feet: Southwest Community Association Neighborhood Association and People Active in Community Effort Neighborhood Association
Applicable Agencies: Texas Department of Transportation
Transportation
Thoroughfare: Southwest Loop 410
Existing Character: Highway
Proposed Changes: None known
Thoroughfare: Old Pearsall Road
Existing Character: Secondary Arterial Type A
Proposed Changes: None known
Public Transit: There are no VIA bus routes near the subject property.
Route Served: None
ISSUE:
Comprehensive Plan
Comprehensive Plan: United Southwest Communities Plan
Plan Adoption Date: June 16, 2011
Goal 1 - Economic Development
Attract new businesses, services and retail establishments to the United Southwest Communities.
• Objective 1.1: Commercial Development
o Implement strategies to attract commercial development.
o Action Steps:
§ Objective 1.1.1: Seek commercial (non-residential) zoning along Loop 410 between Valley Hi Drive and Old Pearsall Road as identified in the land use plan
• Objective 1.1.4: Promote mixed use, live-work areas in accordance with the land use plan.
Goal 2 - Housing
Encourage the development of new housing that is compatible with the community.
• Objective 2.1: Develop New Housing
o Encourage single family development.
Comprehensive Land Use Categories
Land Use Category: “Regional Commercial”
Description of Land Use Category:
Regional Commercial includes high intensity commercial land uses that draw customers from a larger region. Regional Commercial uses are typically located at intersection nodes along expressways or major arterial roadways or adjacent to high-capacity mass transit system stations. These commercial nodes are typically 20 acres or greater in area. Regional Commercial uses should incorporate well-defined entrances, shared internal circulation, limited curb cuts to expressways and arterial streets, sidewalks and shade trees in parking lots, landscaped yards between the parking lot and street, and well designed monument signage. Examples of Regional Commercial uses include movie theaters, wholesale plant nurseries, fitness centers, home improvement centers, hotels and motels, mid to high rise office buildings, and automobile dealerships.
Permitted Zoning Districts: O-1.5, O-2, C-2, C-2P, C-3 and UD
Land Use Category: "Mixed Use"
Description of Land Use Category:
Mixed Use includes a concentrated blend of residential, retail, professional service, office, entertainment, leisure and other related uses at urban densities to create pedestrian-oriented environment. Mixed Use incorporates high quality architecture and urban design features such as attractive streetscape, parks/plazas, and outdoor cafes. Parking areas should be located behind buildings. A mix of uses in the same building of development is highly encouraged. Examples of Mixed Use include ground floor retail uses with residential uses above; integration of office and retail uses in the same building.
Permitted Zoning Districts: MXD, MPCD, TOD, FBZD, O-1, O-1.5, O-2, NC, C-1, C-2P, all RM and all MF categories
Land Use Overview
Subject Property
Future Land Use Classification:
“Regional Commercial”
Current Land Use Classification:
Natural
Direction: North
Future Land Use Classification:
“Regional Commercial”
Current Land Use Classification:
Restaurants and Retail
Direction: East
Future Land Use Classification:
Low Density Residential
Current Land Use Classification:
Subdivision
Direction: South
Future Land Use Classification:
“Public Institutional”
Current Land Use Classification:
Middle School
Direction: West
Future Land Use Classification:
None
Current Land Use Classification:
Highway
FISCAL IMPACT:
None
Proximity to Regional Center/Premium Transit Corridor
The subject property is not within a Regional Center including and is located within a Premium Transit Corridor
RECOMMENDATION:
Staff Analysis and recommendation: Staff recommends Approval.
The applicant seeks a Plan Amendment from “Regional Commercial" to "Mixed Use" to rezone for a mixed use development. This request consistent with the goals of the United Southwest Communities Plan by promoting the commercial development of the area and marketing the area for future multi-family residential uses. The requested change would allow for a mix of uses that would be compatible adjacent to the existing residential uses to the east.
ALTERNATIVES:
1. Recommend Approval of the proposed amendment to the United Southwest Communities Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION INFORMATION: Z-2020-10700149
Current Zoning: "C-3R MLOD-2 MLR-1 AHOD" General Commercial Restrictive Alcoholic Sales Lackland Military Lighting Overlay Military Lighting Region 1 Airport Hazard Overlay District and "C-2 MLOD-2 MLR-1 AHOD" Commercial Lackland Military Lighting Overlay Military Lighting Region 1 Airport Hazard Overlay District
Proposed Zoning: "MXD MLOD-2 MLR-1 AHOD" Mixed Use Lackland Military Lighting Overlay Military Lighting Region 1 Airport Hazard Overlay District
Zoning Commission Hearing Date: August 4, 2020