DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Plan Amendment PA2020-11600042
(Associated Zoning Case Z2020-10700140)
SUMMARY:
Comprehensive Plan Component: Greater Dellview Area Community Plan
Plan Adoption Date: September 29, 2005
Current Land Use Category: "Low Density Residential"
Proposed Land Use Category: "Neighborhood Commercial"
BACKGROUND INFORMATION:
Planning Commission Hearing Date: August 12, 2020
Case Manager: Lorianne Thennes, Planner
Property Owner: Xiaohuan Huang
Applicant: Xiaohuan Huang
Representative: Xiaohuan Huang
Location: 1815 Thorain Boulevard
Legal Description: Lot 14, Block 159, NCB 8817
Total Acreage: 0.1377 acres
Notices Mailed
Owners of Property within 200 feet: 19
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: Texas Department of Transportation
Transportation
Thoroughfare: Thorain Boulevard
Existing Character: Local
Proposed Changes: None
Public Transit: There are VIA bus routes within walking distance of the subject property.
Routes: 97, 296, 651
ISSUE: None
Comprehensive Plan
Comprehensive Plan Component: Greater Dellview Area Community Plan
Plan Adoption Date: September 29, 2005
Plan Goals:
Goal 1- Conduct outreach to, and establish working relationships with, area businesses and major local employers
Goal 2- Promote the growth and development of local businesses and create attractive and viable commercial environments that draw new customers and diverse businesses
Goal 3- Proactively promote best urban planning practices and ensure commercial environments that are clean, safe, attractive, compliant with city codes, and respectful of adjacent neighborhood residential uses
Comprehensive Land Use Categories
Land Use Category: “Low Density Residential”
Description of Land Use Category: This category allows for low density, single-family residential homes on individual lots. Growth under this category of land use should be oriented away from rights of way with high traffic frequencies, centralized to the core of neighborhoods, and ideally be within walking distance of elementary schools, and neighborhood commercial uses. Additionally, the community recognizes and appreciates varying degrees of density that currently exist within predominantly single-family districts. However, if there are existing multi-family uses that were built as single-family structures, the preference is that the structure return to a low density residential use whenever feasible. Certain small to medium scale lower impact community oriented uses such as churches, parks, and open space may also be encouraged in this category. Permitted Zoning Districts: “R-4,” “R-5,” “R-6,” and “R-20”
Land Use Category: “Neighborhood Commercial”
Description of Land Use Category: This category provides for smaller intensity commercial uses such as small-scale retail or offices, professional services, convenience
retail, and shopfront 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. Examples of neighborhood commercial uses include flower shops, small restaurants, lawyer’s offices, coffee shops, hairstylist or barbers shops, bookstores, copy service, dry cleaning, or convenience stores without gasoline. Refuse containers should be found behind the principal structure, and should be screened from adjacent residential uses. Appropriate buffering such as a buffer yard and/or landscaping should form a screen between this category and residential uses. Whenever possible, parking should be located in the back of the structure, monument signage is encouraged, and lighting should be directed onto the site, away from adjoining properties.
Permitted Zoning Districts: “NC,” “C-1,” “C-2P,” and “O-1”
Land Use Overview
Subject Property
Future Land Use Classification: “Low Density Residential”
Current Land Use Classification: Single-family dwelling
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: Church
Direction: South
Future Land Use Classification: “Low Density Residential” and “Neighborhood Commercial”
Current Land Use Classification: Daycare, duplex, single-family dwelling
Direction: West
Future Land Use Classification: “Community Commercial”
Current Land Use: Gas station
FISCAL IMPACT: None
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The property is not within a regional center or a premium transit corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Planning Commission (7-0) recommend Approval.
The applicant is seeking a Plan Amendment to “Neighborhood Commercial,” to rezone to “C-1” Light Commercial to operate a beauty salon with a massage therapy. All of the established uses on this block are commercial.
The proposed “Neighborhood Commercial” acts as a buffer between the existing “Community Commercial” and “Low Density Residential.”
ALTERNATIVES:
1. Recommend Denial of the proposed amendment to the Greater Dellview Area Community Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2020-10700140
Current Zoning: "R-5 AHOD" Residential Single-Family Airport Hazard Overlay District
Proposed Zoning: "C-1 AHOD" Light Commercial Airport Hazard Overlay District
Zoning Commission Hearing Date: July 21, 2020