DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 3
SUBJECT:
Plan Amendment PA2020-11600033
(Associated Zoning Case Z2020-10700142)
SUMMARY:
Comprehensive Plan Component: Eastern Triangle Community Plan
Plan Adoption Date: May 21, 2009
Current Land Use Category: "Low Density Residential"
Proposed Land Use Category: "Community Commercial"
BACKGROUND INFORMATION:
Planning Commission Hearing Date: August 12, 2020
Case Manager: Lorianne Thennes, Planner
Property Owner: Jaime Rios
Applicant: Nicholas Harris
Representative: Nicholas Harris
Location: 4619 Sinclair Road
Legal Description: Lot P-10 and P-11, NCB 10777
Total Acreage: 5.942 acres
Notices Mailed
Owners of Property within 200 feet: 23
Registered Neighborhood Associations within 200 feet: Jupe Manor Neighborhood Association, Lower Southeast Side Neighborhood Association
Applicable Agencies: Martindale Army Airfield, Planning Department
Transportation
Thoroughfare: Sinclair Road
Existing Character: Collector
Proposed Changes: None
Public Transit: There are VIA bus routes within walking distance of the subject property.
Routes: 28, 230, 552
ISSUE: None
Comprehensive Plan
Comprehensive Plan Component: Eastern Triangle Community Plan
Plan Adoption Date: May 21, 2009
Plan Goals:
Goal 12: Quality housing
Goal 13: Well maintained neighborhoods and housing stock
Goal 16: Housing with access to transit and public amenities
Comprehensive Land Use Categories
Land Use Category: “Low Density Residential”
Description of Land Use Category: Low Density Residential Development includes Single Family Residential Development on individual lots. This form of development should be located away from major arterials, and can include certain non-residential uses such as schools, places of worship, and parks that are centrally located for convenient neighborhood access.
Permitted Zoning Districts: RP, RE, FR, RD, R-20, NP-15, NP-10, NP-8, R-6, R-5, R-4, and PUD
Land Use Category: “Community Commercial”
Description of Land Use Category: 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.
Permitted Zoning Districts: NC, O-1, O-1.5, C-1, C-2, and C-2P
Land Use Overview
Subject Property
Future Land Use Classification: “Low Density Residential”
Current Land Use Classification: Vacant home and industrial garage
Direction: North
Future Land Use Classification: “Low Density Residential”
Current Land Use Classification: Single-family dwellings
Direction: East
Future Land Use Classification: “Low Density Residential”
Current Land Use Classification: Vacant
Direction: South
Future Land Use Classification: “Community Commercial”
Current Land Use Classification: Mortuary, Industrial businesses
Direction: West
Future Land Use Classification: “Neighborhood Commercial” and “Low Density Residential”
Current Land Use: Church, boat business
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 and Recommendation: Staff recommends Denial.
The proposed plan amendment and zoning request would allow for commercial encroachment into a single-family residential area. This area is primarily “Low Density Residential.” The proposed “Community Commercial” is uncharacteristic of this area. “Community Commercial” is more appropriate south of Sinclair Road, or further north, along Rigsby Avenue. Even along South WW White Road, which is a Primary Arterial A, the established land use designation is “Neighborhood Commercial,” which is less intense than the proposed “Community Commercial.”
ALTERNATIVES:
1. Recommend Approval of the proposed amendment to the Eastern Triangle Community Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2020-10700142
Current Zoning: "R-5 MLOD-3 MLR-2" Residential Single-Family Martindale Army Airfield Military Lighting Overlay Military Lighting Region 2 District
Proposed Zoning: "C-1 MLOD-3 MLR-2" Light Commercial Martindale Army Airfield Military Lighting Overlay Military Lighting Region 2 District
Zoning Commission Hearing Date: August 18, 2020