DEPARTMENT: Development Services Department
DEPARTMENT HEAD: Roderick J. Sanchez
COUNCIL DISTRICTS IMPACTED: 8
SUBJECT:
Plan Amendment 14020
SUMMARY:
An Ordinance amending the future land use plan contained in the Oakland Estates Neighborhood Plan, a component of the Comprehensive Master Plan of the City, by changing the text to include "R-4" Residential Single-Family District as a related zoning district for the "Medium Density Mixed Use" land use classification.
The Department and Planning Commission recommend approval.
BACKGROUND INFORMATION:
Applicant: Brown & Ortiz, P. C.
Owner: Southwell family LTD and Judith N. Morton
Property Location: Approximately 19.338 acres of land out of NCB 14705 located along the eastside of Southwell Road between Verbena Road and Lockhill Road
Acreage: 19.338
Current Land Use of site: Vacant land and a Single-family home
Adjacent Land Uses:
N: designated Medium Density Mixed Use; occupied by Single-family homes and Commercial uses
E: designated Community Commercial; occupied by Vacant land and Commercial uses
S: designated Medium Density Mixed Use; occupied by Vacant land and Commercial uses
W: designated Low Density Residential and Low Density Residential Estate; occupied by Single-family homes
ISSUE:
The proposed zoning is not consistent with the future land use plan and requires that the applicant request a text plan amendment.
Comprehensive Plan Analysis
Comprehensive Plan Component: Oakland Estates Neighborhood Plan
Plan Adoption Date: August 31, 2000
Update History: April 19, 2007
Plan Goals:
The Plan emphasizes preserving existing single-family developments, while locating most commercial uses at nodes, or along highly traversed corridors.
Medium Density Mixed Use would incorporate medium density residential uses such as townhomes, zero lot line configurations, duplexes, triplexes and fourplexes, in addition to Single Family residential.
LAND USE ANALYSIS:
The subject property is located along the east side of Southwell Road between Verbena Road and Lockhill Road within the Oakland Estates Neighborhood Plan. The subject property consists of approximately 19.338 acres of land, a majority of which is vacant land and has single-family homes to the north, vacant land and commercial uses to the east, vacant land and commercial uses to the south, and single-family homes to the west. The Oakland Estates Neighborhood Plan classifies the subject property and the area to the north and south as Medium Density Mixed Use, the area to the east as Community Commercial and the area to the west as Low Density Residential and Low Density Residential Estate.
The applicant requests this plan text amendment and associated zoning change in order to allow for the development of the subject property as a subdivision of single family homes on individual lots. The current Medium Density Mixed Use land use classification allows the existing RM-4 zoning. The RM-4, Residential Mixed Use District allows single-family dwelling (detached, attached or townhouses), two family dwelling, three family dwelling, four family dwelling, row-house or zero-lot line dwelling with a minimum lot size of 4,000 square feet per dwelling unit. The plan specifically allows for both residential and commercial uses at this location, and allows for higher density residential uses. If the proposed residences were developed individually, no plan amendment or rezoning would be necessary. However, because an entire subdivision of single-family dwellings is being proposed, the housing mix required by the Residential Mixed Districts (RM) would not be appropriate, thus the need to request the addition of the "R-4" zoning district. The "R-4" zoning district would allow the desired detached single-family dwellings with a minimum lot size of 4,000 square feet.
The proposed development is consistent with the Plan's goal to develop these existing vacant lots with single-family housing that is compatible with the existing character of the area. The addition of "R-4" Residential Single-Family District zoning classification to the Medium Density Mixed Use land use classification will not significantly alter the land use pattern or character of the immediate area. The addition of the text amendment would support the goals of the Oakland Estates Neighborhood Plan of protecting the existing residential neighborhoods and provide support for future housing opportunities that would be compatible with adjacent uses.
TRANSPORTATION/INFRASTRUCTURE ANALYSIS:
The City's Major Thoroughfare Plan indentified Huebner Road as a Primary Arterial Type A and Prue Road as a Secondary Arterial Type B. Research Drive is a collector street. Southwell Road, Verbena Road and Lockhill Road are local streets. The neighboring area does not have sidewalks. There is a VIA bus stop on the corner of Southwell and Huebner Road. The requested land use change could generate more traffic and impact the existing transportation infrastructure; however, the traffic impact analysis will be evaluated further during the permitting process.
COMMUNITY FACILITIES ANALYSIS:
Oxford United Methodist Church is within walking distance. San Police Department Northwest Substation, Hobby Middle School and McDermott Elementary School are in close proximity. The requested land use change could create an additional demand for community facilities.
ALTERNATIVES:
No action will not add the "R-4 Residential Single-Family District as a related zoning district for the Medium Density Mixed Use land use classification.
FISCAL IMPACT:
None. A Comprehensive Master Plan Amendment carries no specific financial commitment or immediate action by the City or partnering agencies.
RECOMMENDATION:
DEPARTMENT RECOMMENDATION:
Approval. The addition of "R-4" Residential Single-Family District zoning classification to the Medium Density Mixed Use land use classification will not significantly alter the land use pattern or character of the immediate area. The addition of the text amendment would support the goals of the Oakland Estates Neighborhood Plan of protecting the existing residential neighborhoods and provide support for future housing opportunities that would be compatible with adjacent uses.
PLANNING COMMISSION RECOMMENDATION:
Meeting & Public Hearing Date: January 22, 2014
Approval. Resolution Attached
Newspaper Publication Date of Public Hearing: January 3, 2014
No. of notices mailed 10 days prior to Public Hearing: 12 to planning team members, and 1 to applicant and 1 to the registered neighborhood association.
Registered Neighborhood Association (s) Notified: Oakland Estates Neighborhood Association
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2014072
Current zoning: "RM-4" CD, "C-2"
Proposed zoning: "R-4" Residential Single-Family District
Zoning Commission Public Hearing Date: February 4, 2014
Approval.