DEPARTMENT: Development Services
COUNCIL DISTRICTS IMPACTED: 10
SUBJECT:
Plan Amendment 15072
(Associated Zoning Case # Z2015260 ERZD)
SUMMARY:
Comprehensive Plan Component: North Sector Plan
Plan Adoption Date: August 5, 2010
Current Land Use Category: Mixed Use Center
Proposed Land Use Category: Specialized Center
BACKGROUND INFORMATION:
Planning Commission Hearing Date: August 26, 2015
Case Manager: Mary Moralez-Gonzales, Planner
Property Owner: Matiraan, Ltd. (Randall House, President of Matiraan Management Company, LLC)
Applicant: Matiraan, Ltd. (Randall House, President of Matiraan Management Company, LLC
Representative: Kaufman & Killen, Inc. (Ashley Farrimond)
Location: Generally located at the 18400 Block of Judson Road
Total Acreage: 156.138 acres
Notices Mailed
Owners of Property within 200 feet: 11
Registered Neighborhood Associations within 200 feet: None
Planning Team: North Sector Plan - 22
Applicable Agencies: None
Transportation
Thoroughfare: Judson Road
Existing Character: Secondary Arterial Type A
Proposed Changes: None
Public Transit: None
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: North Sector Plan
Plan Adoption Date: August 5, 2010
Update History: None
Goal ED-1.3.
Continue to maintain and revitalize the North Sector to retain and expand vibrant retail and commercial uses within the IH-10, IH-35, Loop 410 and Loop 1604 corridors and/or centers.
Goal LU-3.3 Promote job growth in the Specialized, Regional, and Mixed Use Centers to achieve the City’s diversified business targets through land use guidance and economic incentives.
Comprehensive Land Use Categories
Mixed Use Center: Residential: Very High Density; Non-Residential: Community Commercial; Office, Mixed Use
Generally: Detached or attached walkable retail service such as convenience stores, live/work, units, cafes, pantry stores, hotels, and other businesses wholesaling, warehouses, office parks, laboratories, and regional retail/services.
Example Zoning Districts:
MF-40, MF-50, O-1, O-1.5, O-2, C-1, C-2, C-2P, UD,
FBZD, TOD, MXD, MPCD
Comprehensive Land Use Categories
Specialized Center: Residential: None; Non-Residential: Heavy Industrial, Business / Office Park
Generally: Manufacturing, wholesaling, warehouses, office parks, laboratories, and regional retail/services
Example Zoning Districts:
O-1.5, O-2, BP, I-1, I-2, MI-1, MI-2, SGD, QD
Land Use Overview
Subject Property
Future Land Use Classification
Mixed Use Center
Current Use
Vacant
North
Future Land Use Classification
Specialized Center
Current Use
Quarry
East
Future Land Use Classification
Mixed Use Center
Current Use
South
Future Land Use Classification
Freeway, Suburban Tier, Natural Tier
Current Use
Vacant, Multi-Family Residential, Commercial
West
Future Land Use Classification
Specialized Center
Current Use
Quarry
Land Use Analysis
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 North Sector Plan.
The applicant requests this Plan Amendment and associated zoning change in order to rezone to "QD" Quarry District. The subject property is currently vacant. The requested Specialized Center classification supports the North Sector Plan objectives of separating incompatible land uses so that they do not interfere with each other and infringe upon the quality of life of residents or the operational livelihood of North Sector workers. Properties to the north and west are currently designated as Specialized Center within the North Sector and are compatible with the proposed request. There are no adjacent residential uses that would be impacted by the proposed request.
In addition, the request supports the North Sector Plan objective of locating quarries along major arterial roadways and near compatible uses. Judson Road is a Secondary Arterial with easy access to freeways. Loop 1604, a major freeway is located to the south.
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.
• Significantly alter recreational amenities such as open space, parks, and trails.
The Plan Amendment will ensure compatibility of surrounding lands and future development. The Specialized Center designation is appropriate for the proposed development on the subject property. The request to change the land use designation to Specialized Center will allow the proposed use.
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.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff recommends Approval. The proposed Specialized Center land use classification will provide consistency with the surrounding area and allow the applicant to seek the appropriate “QD” zoning district.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2015260 ERZD
Current Zoning: "C-2 AHOD" Commercial Airport Hazard Overlay District and "C-2 ERZD AHOD" Commercial Airport Hazard Overlay Edwards Recharge Zone District
Proposed Zoning: "QD AHOD" Quarry Airport Hazard Overlay District and "QD AHOD ERZD" Quarry District Airport Hazard Overlay Edwards Recharge Zone District
Zoning Commission Hearing Date: To be determined at a later date.