DEPARTMENT: Development Services
COUNCIL DISTRICTS IMPACTED: 9
SUBJECT:
Plan Amendment 16048
(Associated Zoning Case Z2016174)
SUMMARY:
Comprehensive Plan Component: North Sector Plan
Plan Adoption Date: August 5, 2010
Current Land Use Category: Suburban Tier
Proposed Land Use Category: General Urban Tier
BACKGROUND INFORMATION:
Planning Commission Hearing Date: June 22, 2016
Case Manager: Erica Greene, Planner
Property Owner: WCOT Hill Country JV, LP
Applicant: Duke, Inc. c/o Rob J. Stone, III
Representative: Patrick Christensen, P.C
Location: 4035 North Loop 1604 West
Legal Description: Lot 2, Block 13, NCB 17701
Total Acreage: 15.85 acres
Notices Mailed
Owners of Property within 200 feet: 65
Registered Neighborhood Associations within 200 feet: Presido Homeowners Association
Applicable Agencies: Camp Bullis
Transportation
Thoroughfare: North Loop 1604
Existing Character: Highway
Proposed Changes: None
Thoroughfare: PVT Street
Existing Character: Local Road
Proposed Changes: None
Public Transit:
The nearest VIA bus route is #97 within walking distance of the subject property.
ISSUE:
Plan Adoption Date: August 5, 2010
Update History: None
HOU-2.3
Utilize High Density Residential as a buffer between principal and arterial roadways/ non-residential (i.e. office, retail, commercial uses) and lower density residential housing.
Comprehensive Land Use Categories
Suburban Tier: Suburban Tier: Suburban Tier uses include both residential and non-residential uses. RESIDENTIAL: Low to Medium Density. Generally: Small and large tract attached and detached single family; Multi-family housing (duplex, triplex, quadplex); townhomes, garden homes, and condominiums. NON-RESIDENTIAL: Neighborhood and Community Commercial. Generally: Neighborhoods where detached retail services such as service stations, professional offices, bakeries, restaurants, bookstores, supermarkets, clinics, hotels, and other retail stores are appropriate. LOCATION: Commercial uses in Suburban areas serve both neighborhood and community scale markets. Neighborhood commercial is appropriate at the intersection of residential streets and collectors, and should not encroach into residential areas. Neighborhood uses should be accessible by pedestrians. Community commercial should be located at the intersections of arterials and/or collectors. The intensity of the commercial use should not interfere with the character and density of nearby residential uses and adequate buffers should be maintained. Community commercial uses should be accessible by car and bike, and the commercial areas should be pedestrian friendly.
Example Zoning Districts:
NP-15, NP-10, NP-8, R-6, R-5, R-4, R-3, RM-6, RM- 5, RM-4, MF-18, O-1, 0-1.5, NC, C-1, C-2, C-2P RD (Conservation Subdivision), UD
Comprehensive Land Use Categories
General Urban Tier: General Urban Tier uses include both residential and non-residential uses. RESIDENTIAL uses are Medium to High Density. Generally: Small tract detached Multi-Family including apartments, quadplexes, triplexes, duplexes, and townhomes (condominiums). NON-RESIDENTIAL uses include Community Commercial Uses. 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. LOCATION: 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
Example 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
Land Use Overview
Subject Property
Future Land Use Classification
Suburban Tier
Current Use
Vacant Lot, Restaurant
North
Future Land Use Classification
Suburban Tier
Current Use
Single-Family Residences
East
Future Land Use Classification
General Urban Tier
Current Use
Multi-Family Residences
South
Future Land Use Classification
UZROW
Current Use
ROW
West
Future Land Use Classification
Suburban Tier
Current Use
Commercial Use
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 future of the North Sector Plan.
The subject property is partially undeveloped, but also includes commercial uses. The proposed use for the property is to allow for multi-family housing. The properties that are located around the subject property include multi-family and commercial uses which follow the current pattern for development of that area. The amendment upholds the vision for the future of the North Sector Plan as it supports compatible economic development along major transportation routes and existing activity centers that do not interfere with the mission of Camp Bullis. The proposed amendment to General Urban Tier will provide consistency with the surrounding areas and allow the applicant to seek the appropriate multi-family zoning. The proposed amendment to General Urban Tier land use will not significantly alter the land use pattern or character of the immediate area as the proposed change is compatible with the already-existing surrounding pattern of development.
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 General Urban Tier land use classification would support the goals of the North Sector of high density housing development near principal and arterial transportation routes. The subject property is within the boundaries of the Camp Bullis Influence Area, and is not anticipated to adversely affect any recreational amenities in the area.
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 amendment to General Urban Tier land use will not significantly alter the land use pattern or character of the immediate area as the proposed change is compatible with the already-existing surrounding pattern of development.
PLANNING COMMISSION RECOMMENDATION: Approval (9-0)
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2016174
Current Zoning: "C-3 MLOD AHOD ERZD" General Commercial Camp Bullis Military Lighting Overlay Airport Hazard Overlay Edwards Recharge Zone District
Proposed Zoning: "MF-25 MLOD AHOD ERZD" Low Density Multi Family Camp Bullis Military Lighting Overlay Airport Hazard Overlay Edwards Recharge Zone District
Zoning Commission Hearing Date: TBD