DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Plan Amendment PA-2021-11600017
(Associated Zoning Case Z-2021-10700060)
SUMMARY:
Comprehensive Plan Component: Near Northwest Community Plan
Plan Adoption Date: February 2002
Current Land Use Category: "Urban Low Density Residential”
Proposed Land Use Category: "Neighborhood Commercial”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: April 28, 2021
Case Manager: Justin Malone, Planner
Property Owner: Devon Luna
Applicant: Chuck Christian
Representative: Chuck Christian
Location: 1303 West Lullwood Avenue
Legal Description: Lot 24, Block 78, NCB 2773
Total Acreage: 0.1261
Notices Mailed
Owners of Property within 200 feet: 24
Registered Neighborhood Associations within 200 feet: Keystone Neighborhood Association, Los Angeles Heights Neighborhood Association
Applicable Agencies: Texas Department of Transportation
Property Details
Transportation
Thoroughfare: West Lullwood Avenue
Existing Character: Local
Proposed Changes: None
Thoroughfare: Warner Avenue
Existing Character: Local
Proposed Changes: None
Public Transit: VIA bus routes are within walking distance of the subject property
Routes Served: 509
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Near Northwest Community Plan
Plan Adoption Date: February 2002
Goals:
Goal 2: Economic Development- Ensure the Near NW Community’s business corridors are filled with a mix of uses including professional offices, residences and busy shops, providing neighbors an attractive place to walk for shopping, playing, working and relaxing both day and night.
Comprehensive Land Use Categories
Land Use Category: “Urban Low Density Residential”
Description of Land Use Category:
Mainly includes single-family houses on individual lots. Detached and attached accessory dwelling units such as granny flats and garage apartments are allowed when located on the same lot as the principal residence. Only one accessory dwelling is permitted per lot and should reflect the appearance of the main structure. 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 Urban Low-Density 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 an Urban 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 with or without an accessory dwelling. If returning the structure to a single-family use with or without an accessory dwelling is infeasible, the neighborhoods would support a reduction in density.
Permitted Zoning Districts: R-3, R-4, R-5, R-6
Land Use Category: “Neighborhood Commercial”
Description of Land Use Category:
Neighborhood Commercial provides for offices, professional services, and shopfront retail uses that are pedestrian oriented. Neighborhood Commercial uses should be located at the intersection of a collector and local street or where an existing commercial area has been established. Structures should have a maximum size of 5,000 square feet or the square footage of an existing building. A majority of the ground floor façade should be composed of windows. Parking areas should be located behind the building, with the exception of one row of angled or head-in parking along the street. Additionally, all off-street parking and vehicle use areas adjacent to residential uses should have buffer landscaping, lighting and signage controls. Service entrances and/or yards located in the rear or side yard of the business use should be screened from adjacent residential areas and refuse enclosures should be located at the rear of the site and screened. Buffer yards should provide a landscaped separation between residential and commercial uses. Examples of Neighborhood Commercial uses include gift shops, delis, offices, restaurants, beauty parlors, small neighborhood groceries or markets, coffee shops, shoe repair shops and medical clinics. No drive-through establishments are permissible. Live/work units, allowing for residential use above commercial space, as well as a limited number of apartments are permitted.
Permitted Zoning Districts: NC, C-1, O-1
Land Use Overview
Subject Property
Future Land Use Classification:
Urban Low Density Residential
Current Land Use Classification:
Auto and Light Truck Repair with Outside Storage of Vehicles, Trailers, and Equipment
Direction: North
Future Land Use Classification:
Community Commercial
Current Land Use Classification:
Auto and Light Truck Repair
Direction: East
Future Land Use Classification:
Urban Low Density Residential
Current Land Use Classification:
Bank
Direction: South
Future Land Use Classification:
Urban Low Density Residential
Current Land Use Classification:
Single Family Residential
Direction: West
Future Land Use Classification:
Urban Low Density Residential
Current Land Use Classification:
Single Family Residential
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.
STAFF ANALYSIS AND RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Planning Commission (10-0) recommend Aproval.
The applicant seeks a Plan Amendment to “Neighborhood Commercial” to allow the expansion of their Auto and Light Truck Repair business with Outside Storage of Vehicles, Trailers, and Equipment which is located on the adjoining property to the north at 1400 W Hildebrand Avenue. Although the site is classified as “Urban Low Density Residential”, the site, however, is located entirely within the flood plain, eliminating the opportunity for any future residential development on this site. The property has been sharing access between lots, allowing vehicles, trailers, and equipment to be transported without having to access West Lullwood Avenue. Both properties have been used for automotive repair and storage for the past 30-40 years, however the recent owner is requesting land use consistent with the use of the property and for appropriate zoning. The “Neighborhood Commercial” land use aligns with the land use to the north and protect the adjacent residential uses from more intense community commercial uses. With this land use classification of “Neighborhood Commercial” the applicant can request “C-1 CD” for their proposed use.
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-2021-10700060 CD
Current Zoning: "R-4 AHOD" Residential Single-Family Airport Hazard Overlay District
Requested Zoning: "C-2 CD AHOD" Commercial Airport Hazard Overlay District with a Conditional Use for Auto and Light Truck Repair with Outside Storage of Vehicles, Trailers, and Equipment
Zoning Commission Hearing Date: May 4, 2021