DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: Council District 10
SUBJECT:
Plan Amendment 14015
SUMMARY:
An Ordinance amending the future land use plan contained in the North Sector Plan, a component of the Comprehensive Master Plan of the City, by changing the future land use of a 25.951 acre tract of land out of NCB 14049 located at the intersection of Lookout Road and Toepperwein Road from Suburban Tier to General Urban Tier.
The Department and Planning Commission recommend approval. The higher-density residential uses accommodated by the proposed General Urban Tier as well as the subject property's location would serve to increase the amount of transitional land uses interposed between the existing commercial uses to the south and low-density residential uses further north of the subject property. Additionally, the subject property's location in a developed portion of the planning area would facilitate coordinated infrastructure provision as well as preservation of undeveloped areas with sensitive environmental features.
BACKGROUND INFORMATION:
Applicant: Klove Engineering
Owner: JTL JV, LLC
Property Location: Southwest of the intersection of Lookout Road and Toepperwein Road
Acreage: 25.951
Current Land Use of site: Vacant Suburban Tier
Adjacent Land Uses:
N: designated General Urban Tier; occupied by quadplex subdivision
E: No land use classification, City of Live Oak; currently occupied by a mobile home subdivision
S: designated Suburban Tier; occupied by mobile home subdivision, boat and RV storage, business park,
W: designated Suburban Tier, Natural Tier; occupied by auto repair, plumbing supply, self-storage, vacant
ISSUE:
The proposed zoning is not consistent with the community plan, and requires that the applicant file a plan amendment.
Comprehensive Plan Analysis:
Comprehensive Plan Component: North Sector Plan
Plan Adoption Date: August 5, 2010
Update History: None
Plan Goals:
The proposed plan amendment is intended to facilitate multi-family development of the subject property. The subject property is located at the periphery of a portion of the North Sector planning area that is predominately composed of commercial and higher-density residential uses. The higher-density residential uses accommodated by the proposed General Urban Tier as well as the subject property's location would serve to increase the amount of transitional land uses interposed between the existing commercial uses to the south and low-density residential uses further north of the subject property. This is supported by the following goals and strategies:
LU-1.1 Locate buffers between high density/intensity land uses that are potentially incompatible.
Strategy HOU-2.4 Consider the use of High Density Residential along the periphery of concentrated employment areas to foster a compatible land use transition between single family detached/attached residential neighborhoods and concentrated locations of non-residential uses and
Strategy HOU-1.2 Encourage compatible growth patterns and transitions of higher density residential along principal arterials and transit corridors that fit in with the existing residential character of the North Sector.
Additionally, the North Sector Plan calls for the efficient provision of utility and stormwater management services throughout the planning area. The subject property is located in a developed portion of the planning area and would have access to an established infrastructure network. Furthermore, the location of the subject property in a developed portion of the planning area will protect undeveloped areas in the planning area with natural features identified as desirable for preservation. This is supported by the following North Sector Plan goals and objectives:
Goal UTI-6 Utility investments coordinated in order to accommodate recommended future development.
Goal INF-7 Stormwater runoff is effectively managed to reduce flooding and protect the safety of citizens and property.
Goal NR-2 Natural Hill Country features such as steep slopes, soils, native trees, and natural vistas are protected.
LAND USE ANALYSIS:
According to the North Sector Plan, plan amendments should only be considered after careful review of various factors and a public hearing by the Planning Commission and City Council. These factors should include, but may not be limited to, the following items:
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.
While the North Sector Plan provides other areas with the requested land use classification, the subject property's location in an area with an established commercial and industrial development pattern classifies it as an appropriate location for the General Urban Tier designation. Additionally, the subject property's location in the vicinity of other industrial developments, as well as its location in a developed portion of the planning area would help concentrate development in areas that are less environmentally sensitive as well as providing development opportunities that would be complimentary to other established uses in the area. Furthermore, the residential uses accommodated in the proposed land use would provide an appropriate transitional land use between the established commercial uses to the south of the subject property and low density residential areas to the north.
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 proposed plan amendment is compatible with adjacent commercial and residential development. This adjacency, with proper site planning, could serve to provide more efficient provision of utilities and other public services to the subject property, as well as assist in focusing development away from environmentally sensitive parts of the planning area. Furthermore, the proposed land use classification will serve as an additional transitional land use between the commercial uses to the south and residential areas to south.
The amendment must uphold the vision for the future of the North Sector Plan.
The vision of the North Sector Plan is to preserve natural resources in the planning area, enhance the diversity of the housing stock in the planning area, and develop a compatible land use fabric that preserves military readiness, contributes jobs to the economy, and integrates sustainable development patterns. The proposed amendment will contribute to the diversity of housing opportunities in the planning area by further developing the land use fabric in a portion of the planning area with significant existing transportation infrastructure.
The amendment will not adversely impact a portion of, or the entire Planning Area by;
a. Significantly altering acceptable existing land use patterns, especially in established neighborhoods.
b. Affecting the existing character (i.e. visual, physical, and functional) of the immediate area.
c. Creating activities that are not compatible with adjacent neighboring uses, and, particularly, the mission of Camp Bullis.
d. Significantly alter recreational amenities such as open space, parks, and trails.
The subject property is located in a portion of the planning area with an established mix of commercial and residential development. The proposed land use classification is compatible with residential uses in the immediate vicinity of the subject property and will serve to enhance the land use transition between the commercial and residential uses. The proposed amendment will not adversely affect the existing character of the immediate area or recreational amenities in the vicinity of the subject property. Additionally, the subject property is approximately 14 miles from Camp Bullis and is not anticipated to pose negative impacts on military operations.
Transportation/INFRASTRUCTURE ANALYSIS:
Toepperwein Road and Lookout Road are classified as Secondary Arterial Type A roadways. No negative impacts to the surrounding transportation infrastructure are anticipated.
Community Facilities ANALYSIS:
The subject property is approximately 0.7 miles west of Woodstone Elementary School. No negative impacts to adjacent community facilities are anticipated.
ALTERNATIVES:
No action will maintain the current land use designation of Suburban Tier.
FISCAL IMPACT:
None. A Comprehensive Master Plan Amendment carries no specific financial commitment or immediate action by the City or partnering agencies.
DEPARTMENT RECOMMENDATION:
The Department recommends approval. The higher-density residential uses accommodated by the proposed General Urban Tier as well as the subject property's location would serve to increase the amount of transitional land uses interposed between the existing commercial uses to the south and low-density residential uses further north of the subject property. Additionally, the subject property's location in a developed portion of the planning area would facilitate coordinated infrastructure provision as well as preservation of undeveloped areas with sensitive environmental features.
PLANNING COMMISSION RECOMMENDATION:
Meeting & Public Hearing Date: December 4, 2013; Continued to December 18, 2014
Approval. Resolution Attached
Newspaper Publication Date of Public Hearing: November 27, 2013
No. Notices mailed 10 days prior to Public Hearing: 22 to owners of property within 200 feet; 1 to applicant/ representative/ property owner; Registered Neighborhood Association(s) Notified: No registered neighborhood association within 200 feet.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2014044
Current zoning district: "R-4 AHOD" Single-Family Residential Zoning District and Airport Hazard Overlay District
Proposed zoning district: "MF-33 AHOD" Multi-Family Residential Zoning District Airport Hazard Overlay District
Zoning Commission Public Hearing Date: January 21, 2014
Approval.