DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: Council District 8
SUBJECT:
Plan Amendment 14014
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 approximately 3.565 acres of land out NCB 14697 located at the Southeast corner of Huebner Road and Research Drive from Mixed Use Center land use to Regional Center land use.
The Department and Planning Commission recommend approval. The change to Regional Center will not significantly alter the land use pattern or character of the immediate area as the existing Mixed Use Center classification allows for development that is compatible with the proposed Regional Center land use classification.
BACKGROUND INFORMATION:
Applicant: Kaufman & Killen, Inc.
Owner: La Cantera Development Co.
Property Location: Approximately 3.565 acres of land out NCB 14697 located at the Southeast corner of Huebner Road and Research Drive
Acreage: 3.565
Current Land Use of site: Vacant Lot
Adjacent Land Uses:
N: Designated Mixed Use Center; occupied by Vacant Lot and Apartment Complex
E: Designated Mixed Use Center; occupied by Vacant land
S: Designated Mixed Use Center; occupied by Medical Facility
W: Designated Mixed Use Center; occupied by Medical Facility
ISSUE:
The proposed zoning is not consistent with the future land use plan and requires that the applicant request a plan amendment.
Comprehensive Plan Analysis:
Comprehensive Plan Component: North Sector Plan
Plan Adoption Date: August 5, 2010
Update History: None
Plan Goals:
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.
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.
ED-2.1 Promote development activity inside Loop 1604 that is adjacent and proximate to existing medical and research employers in the western portion of North Sector for expansion as per the Sector Land Use Plan.
LAND USE ANALYSIS:
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 along Huebner Road makes the area appropriate for more intense residential and commercial development. The subject property is located in an area that has seen rather extensive development, while the subject property has remained largely undeveloped. The proposed amendment is consistent with the North Sector Plan and its promotion of the preservation of natural resources, enhancement of the housing stock within the planning area, and contribution of employment opportunities to the area. The development of the subject property at the Regional Center would contribute toward the plan's vision of environmental preservation and compatibility by not significantly altering the existing development pattern. The purpose of this plan amendment request is to accommodate for a moderately higher density zoning district that is compatible with the already-existing surrounding area.
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 change to Regional Center will not significantly alter the land use pattern or character of the immediate area as the existing Mixed Use Center classification allows for development that is compatible with the proposed Regional Center land use classification. The proposed amendment would provide consistency in zoning with the area to the north and south of the subject property and increase employment opportunities for individuals living in the immediate area or in close proximity to the Huebner Road and Fredericksburg Road corridor. The subject property is an area that has extensive high density residential and community scale commercial development.
The amendment must uphold the vision for the future of the North Sector Plan.
The North Sector Plan Vision calls for the preservation of natural resources, enhancement and diversification of housing opportunities in the planning area, and development of a compatible land use pattern. The subject property's location in the vicinity of the USAA Main Campus, as well as it relative proximity to existing developed areas will serve to preserve natural resources found within the planning area. Additionally, the proposed land use classification accommodates an array of residential housing options that would diversify the housing mix in the area and provide for future commercial development that would be compatible with adjacent uses.
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 an area that has experienced extensive development. The subject property's location along Huebner Road and the general surrounding conditions, which include a mix of community scale residential and commercial developments that are consistent with a Regional Center land use, make it appropriate for the Regional Center classification. The change to Regional Center will not significantly alter the land use pattern or character of the immediate area as the existing Mixed Use Center classification allows for development that is compatible with the proposed Regional Center land use classification. The Regional Center land use classification would support the goals of the North Sector of protecting natural resources, the existing residential neighborhoods and discouraging developments of incompatible uses and provide opportunity for future commercial development that would be compatible with adjacent uses. Additionally, the subject property is outside the boundaries of the Camp Bullis Influence Area and the proposed change is not anticipated to pose any negative impact on military operations or adversely affect any recreational amenities in the area.
TRANSPORTATION/INFRASTRUCTURE ANALYSIS:
The City's Major Thoroughfare Plan identified Huebner Road and Research Drive as Primary Arterial Type A and Fredericksburg Road as Secondary Arterial Type A. The neighboring area includes sidewalks which allow for pedestrian access to and from adjacent residential and commercial areas. There is a VIA bus stop on Huebner Road along side the subject property. The existing transportation infrastructure could support any additional demand generated by the requested future land use change.
COMMUNITY FACILITIES ANALYSIS:
Robert McDermott Elementary School and the Castle Hills First Baptist Church Northwest) are within walking distance. University Hospital, UT Health Science Center and the Medical Center Complex are in close proximity. The existing community facilities could support any additional demand generated by the requested future land use change.
ALTERNATIVES:
No action will maintain the current future land use classification of Mixed Use Center.
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 subject property's location along Huebner Road and the general surrounding conditions, which include a mix of community scale residential and commercial developments that are consistent with a Regional Center land use, make it appropriate for the Regional Center classification. The change to Regional Center will not significantly alter the land use pattern or character of the immediate area as the existing Mixed Use Center classification allows for development that is compatible with the proposed Regional Center land use classification. The Regional Center land use classification would support the goals of the North Sector of protecting natural resources, the existing residential neighborhoods and discouraging developments of incompatible uses and provide opportunity for future commercial development that would be compatible with adjacent uses.
PLANNING COMMISSION RECOMMENDATION:
Meeting & Public Hearing Date: April 23, 2014
Approval. Resolution Attached
Newspaper Publication Date of Public Hearing: April 4, 2014
No. of notices mailed 10 days prior to Public Hearing: 8 to owners of property within 200 feet; 38 to planning team members, and 1 to applicant and 1 to the registered neighborhood association.
Registered Neighborhood Association (s) Notified: Oakland Estates
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2014051
Current zoning: "MF-33" Multi-Family District
Proposed zoning: "C-3" General Commercial District
Zoning Commission Public Hearing Date: May 6, 2014
Approval.