DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 8
SUBJECT:
Plan Amendment 18103
(Associated Zoning Case Z2018348)
SUMMARY:
Comprehensive Plan Component: North Sector Plan
Plan Adoption Date: August 5, 2010
Current Land Use Category: “Rural Estate Tier”
Proposed Land Use Category: “General Urban Tier”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: October 24, 2018
Case Manager: Marco Hinojosa, Planner
Property Owner: 1604 UT Properties LLC, Bidan Bonakchi
Applicant: David Vesica
Representative: Brown & Ortiz, P.C. (c/o James McKnight)
Location: Generally located southeast of the Kyle Seale Parkway and Babcock Road intersection.
Legal Description: 5.874 acres out of CB 4718
Total Acreage: 5.874
Notices Mailed
Owners of Property within 200 feet: 15
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: Camp Bullis
Transportation
Thoroughfare: Babcock Road
Existing Character: Secondary Arterial Type A
Proposed Changes: None Known
Public Transit: VIA bus routes are not within walking distance of the subject property.
Routes Served: NA
Thoroughfare: Kyle Seale Parkway
Existing Character: Secondary Arterial Type A
Proposed Changes: None Known
Public Transit: VIA bus routes are not within walking distance of the subject property.
Routes Served: NA
Comprehensive Plan
Comprehensive Plan Component: North Sector Plan
Plan Adoption Date: August 5, 2010
Plan Goals:
• Goal LU-1 Compatible land use pattern promoted so that natural resources are preserved and the local economy remains viable
o LU-1.1 Locate buffers between high density/intensity land uses that are potentially incompatible.
Comprehensive Land Use Categories
Land Use Category: “Rural Estate Tier”
RESIDENTIAL: Low Density Residential Estate
Generally: Large tract detached single family housing; Served by central water and septic systems; Lots greater than 1/2 acre.
NON-RESIDENTIAL: Neighborhood Commercial
Generally: Outlying areas where detached and limited retail services such as convenience stores, service stations, professional offices, restaurants, bed and breakfasts, and other small businesses are appropriate
Related Zoning Districts: RP, RE, R-20, O-1, NC, C1, RD
LOCATION: Commercial uses to serve these low density rural estate neighborhoods should be located at the intersection of arterials, collectors, and/or rural roads. Although these uses are small scale, they serve a large geographic area and therefore are primarily accessed by car, nearby road should be friendly to bicycles and pedestrians.
Land Use Category: “General Urban Tier”
RESIDENTIAL: Medium to High Density
Generally: Small tract detached Multi-Family including apartments, quadplexes, triplexes, duplexes, and townhomes (condominiums)
NON-RESIDENTIAL: Community Commercial
Generally: Urbanized areas where frequent and/or attached walkable retail services such as convenience retail stores, live/work units, cafes, grocery stores, hotels, clinics and other small businesses are appropriate
Related Zoning Districts: R-4, R-3, RM-6, RM-5, RM-4, MF-18, MF-25, MF-33, O-1.5, C-1, C-2, C-2P, UD
LOCATION: Community commercial uses in the General Urban Tier, which serve medium and high density residential uses, should be located at the intersections of arterials and/or collectors. Serving both a local and wider community, these commercial areas should be accessible by walking from nearby residents, biking within the vicinity, and cars from a broader range. Parking for both cars and bikes should be located as to not interfere with pedestrian circulation.
Land Use Overview
Subject Property
Future Land Use Classification:
Rural Estate Tier
Current Land Use Classification:
Vacant
Direction: North
Future Land Use Classification:
General Urban Tier
Current Land Use Classification:
The Retreat at Cross Mountain
Direction: East
Future Land Use Classification:
Rural Estate Tier
Current Land Use Classification:
Vacant
Direction: South
Future Land Use Classification:
OCL
Current Land Use Classification:
Single-Family Residences
Direction: West
Future Land Use Classification:
Natural Tier
Current Land Use:
Cedar Creek Park
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The property is not located within a Regional Center or a Premium Transit Corridor
RECOMMENDATION:
Staff Analysis & Recommendation: Staff and Planning Commission (6-0) recommend Approval.
The proposed land use amendment from “Rural Estate Tier” to “General Urban Tier” is requested in order to rezone the property to "C-2 CD MLOD-1" Commercial Camp Bullis Military Lighting Overlay District with Conditional Use for a Warehouse and "C-2 CD MSAO MLOD-1" Commercial Military Sound Attenuation Overlay Camp Bullis Military Lighting Overlay District with Conditional Use for a Warehouse. This is consistent with the North Sector Plan’s goal to locate buffers between high density/intensity land uses that are potentially incompatible. Also, the “General Urban Tier” future land use classification will allow the opportunity for a mix of residential and commercial uses.
Sector Plan Criteria for review:
• The recommended land use pattern identified in the North Sector Land Use Plan inadequately provides appropriate optional sites for the land use change proposed in the amendment.
• The amendment must constitute an overall improvement to the Sector Plan and will not solely benefit a particular landowner or owners at a particular point in time.
• The amendment must uphold the vision for the future of the North Sector Plan
The amendment will not adversely impact a portion of, or the entire Planning Area by;
• Significantly altering acceptable existing land use patterns, especially in established neighborhoods.
• Affecting the existing character (i.e. visual, physical, and functional) of the immediate area.
• Creating activities that are not compatible with adjacent neighboring uses, and, particularly, the mission of Camp Bullis Base.
• Significantly alter recreational amenities such as open space, parks, and trails.
ALTERNATIVES:
1. Recommend Denial of the proposed amendment to the North Sector Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2018348
Current Zoning: "RE MLOD-1" Residential Estate Camp Bullis Military Lighting Overlay District and "RE MSAO MLOD-1" Residential Estate Military Sound Attenuation Overlay Camp Bullis Military Lighting Overlay District Proposed Zoning: "C-2 CD MLOD-1" Commercial Camp Bullis Military Lighting Overlay District with Conditional Use for a Warehouse and "C-2 CD MSAO MLOD-1" Commercial Military Sound Attenuation Overlay Camp Bullis Military Lighting Overlay District with Conditional Use for a Warehouse
Zoning Commission Hearing Date: November 6, 2018