DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 7
SUBJECT:
Plan Amendment PA 2020-11600016
(Associated Zoning Case Z-2020-11600067)
SUMMARY:
Comprehensive Plan Component: Northwest Community Plan
Plan Adoption Date: June 2011
Current Land Use Category: “Low Density Residential"
Proposed Land Use Category: "Neighborhood Commercial"
BACKGROUND INFORMATION:
Planning Commission Hearing Date: May 13, 2020
Case Manager: Mercedes Rivas, Senior Planner
Property Owner: Victoria Garza
Applicant: Victoria Garza
Representative: Hector Perez
Location: 7239 Still Brook Drive
Legal Description: Lot 24 and Lot 25, Block 4, NCB 18655
Total Acreage: 0.3283
Notices Mailed
Owners of Property within 200 feet: 38
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: None
Transportation
Thoroughfare: Still Brook Drive
Existing Character: Local
Proposed Changes: None known
Thoroughfare: Timberhill
Existing Character: Local
Proposed Changes: None Known
Public Transit: There are no VIA bus routes within walking distance of the subject property.
Routes Served: None
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Northwest Community Plan
Plan Adoption Date: June 2011
Goal-1: Encourage neighborhood-friendly business development
Strategies-1:
Promote more businesses to be with neighborhood scale
Comprehensive Land Use Categories
Land Use Category: “Low Density Residential"
Description of Land Use Category: Low-Density Residential is composed of single-family houses on individual lots, reflecting the predominant lot size in the area. Certain non-residential uses, such as schools, places of worship and parks, are appropriate within these areas and should be centrally located to provide easy accessibility. The community also recognizes the varying densities found in their residential areas. In recognition of this variety, the community would like to see that structures built as multi-family housing continue in this use, even when located in a low density residential area. However, if a structure was built as a single-family use and currently is used as a multi-family structure,
the neighborhoods’ highest preference is for the house to return to a single-family use. If returning the structure to a single-family use is infeasible, the neighborhoods would support a reduction in density.
Permitted Zoning Districts: “R-4”, “R-5”, “R-6”
Land Use Category: “Neighborhood Commercial"
Description of Land Use Category: Neighborhood Commercial includes lower intensity commercial uses such as small-scale retail or offices, professional services, convenience retail, and shop front retail that serves a market equivalent to a neighborhood. Neighborhood commercial uses should be located at the intersection of residential streets and arterials, and within walking distance of neighborhood residential areas, or along arterials where already established.
Permitted Zoning Districts: “NC”, “C-1”, “O-1”
Land Use Overview
Subject Property
Future Land Use Classification: “Low Density Residential"
Current Land Use Classification: Vacant Convenience Store
Direction: North
Future Land Use Classification: “Low Density Residential"
Current Land Use Classification: Home
Direction: East
Future Land Use Classification: “Low Density Residential"
Current Land Use Classification: Home
Direction: South
Future Land Use Classification: “Low Density Residential"
Current Land Use Classification: Home
Direction: West
Future Land Use Classification: “Low Density Residential"
Current Land Use: Home
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The property is not within a Regional Center but is within a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff and Planning Commission (8-0) recommend Approval
The applicant seeks a Plan Amendment to “Neighborhood Commercial” to rezone from “R-6” Residential Single-Family District to “C-1” Light Commercial District. The property was originally built with a small neighborhood grocery store in 1979, and has maintained commercial activity until recently. “Neighborhood Commercial” land use is more appropriate as a land use designation.
A plan amendment to “Neighborhood Commercial” is in line with the plan goal to encourage neighborhood-friendly business development that are at a neighborhood scale.
ALTERNATIVES:
1. Recommend Denial of the proposed amendment to the Near Northwest Community Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z-2020-10700067
Current Zoning: "R-6 AHOD" Residential Single-Family Airport Hazard Overlay District
Requested Zoning: "C-1 AHOD" Light Commercial Airport Hazard Overlay District
Zoning Commission Hearing Date: May 19, 2020