DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick J. Sanchez
COUNCIL DISTRICTS IMPACTED: District 8
SUBJECT:
Plan Amendment 15020
(Associated Zoning Case Number Z2015092)
SUMMARY:
Comprehensive Plan Component: North Sector Plan
Plan Adoption Date: August 5, 2010
Current Land Use Category: Regional Center
Proposed Land Use Category: Mixed Use Center
BACKGROUND INFORMATION:
Planning Commission Hearing Date: February 25, 2015
Case Manager: Robert C. Acosta, Planner
Property Owner: Medical Center Hotel SA, Inc.
Applicant: P. W. Christensen, P.C.
Representative: P. W. Christensen, P.C.
Location: Approximately 3.999 acres of land being Lots 11 and 16 in NCB 13663, located at 7401 Wurzbach Road
Total Acreage: 3.999 acres
Notices Mailed
Owners of Property within 200 feet: 8
Registered Neighborhood Associations within 200 feet: None
Planning Team: 38
Applicable Agencies: None
Transportation
Thoroughfare: Wurzbach Road
Existing Character: Primary Arterial Type A
Proposed Changes: None
Thoroughfare: Babcock Road
Existing Character: Primary Arterial Type A
Proposed Changes: None
Thoroughfare: Melrose Holmgreen Street
Existing Character: Local Street
Proposed Changes: None
Thoroughfare: John Smith Drive
Existing Character: Local Street
Proposed Changes: None
Public Transit:
There is a VIA bus stop on Wurzbach Road in front of the subject property.
ISSUE:
Plan Adoption Date: August 5, 2010
Update History: None
HOU-2
High density housing is developed near post secondary education facilities, principal and arterial transportation routes, and major employment areas.
Comprehensive Land Use Categories
Regional Center: Regional Center: Regional Center uses include both residential and non-residential uses. RESIDENTIAL: High Density. Generally: Attached single family and multifamily housing; Mid-High rise condominium buildings, apartment complexes, and row houses. NON-RESIDENTIAL: Regional Commercial, Office. Generally: "Big box" or "power centers", shopping malls, movie theaters, hospitals, office complexes, laboratories, wholesalers, and light manufacturing. LOCATION: Regional Centers accommodate the most intense commercial uses and should be located at the intersection of Expressways and Major Arterials. Serving a regional market, streets need to accommodate large volumes of automobile traffic traveling to, and within, the development. Internal access and circulation is important. Pedestrians and Bicycles should be able to travel safely within the development. Transit is encouraged.
Example Zoning Districts:
MF-25, MF-33, O-1, O-1.5, O-2, C-2, C-2P, C-3, UD
Comprehensive Land Use Categories
Mixed Use Center: Mixed Use Center uses include both residential and non-residential uses. RESIDENTIAL uses are typically very High Density. Generally: High density detached, mid-high rise condominium buildings, apartment complexes, and row houses. NON-RESIDENTIAL uses include Community Commercial, Office, and Mixed Use. Generally: Detached or attached walkable retail services such as convenience stores, live/work units, cafes, pantry stores, hotels, and other businesses. LOCATION: Mixed Use Centers serve Suburban, General Urban, and Rural Tiers outside of the Urban Core Tier. Although mixed use developments are encouraged, Community Commercial and Office uses are also appropriate. The higher intensity of the residential and commercial uses should be located on, or at the intersection of, arterials and collectors. Streets should accommodate high volumes of commercial traffic for cars while accommodating safe and inviting access for pedestrians and bicycles within and around the center. High capacity transit should be encouraged.
Example Zoning Districts:
MF-40, MF-50, MF-65,O-1, O-1.5, O-2, C-1, C-2, C-2P, UD, FBZD, TOD, MXD, and MPCD
Land Use Overview
Subject Property
Future Land Use Classification
Regional Center
Current Use
Vacant commercial building
North
Future Land Use Classification
Regional Center
Current Use
Commercial Use
East
Future Land Use Classification
Regional Center
Current Use
Commercial Use
South
Future Land Use Classification
Regional Center
Current Use
Veteran's Hospital
West
Future Land Use Classification
Regional Center
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.
While the North Sector Plan provides other areas with the requested land use classification, the subject property's location along Wurzbach Road and its close proximity to Babcock Road, two major arterials, makes the area appropriate for more intense residential and commercial development. The applicant requests this plan amendment and associated zoning change in order to construct a multi-family development. The subject property is currently zoned "C-2" and multi-family uses are not permitted by right under this zoning district. However, while the Regional Center land use classification allows for the construction of multi-family homes by right; the associated zoning district required to implement the proposed development on the subject property requires a higher intensity zoning district and thus the need to request a change in the land use plan. The proposed amendment to Mixed Use Center will provide consistency with the surrounding areas and allow the applicant to seek the appropriate "MF-65" zoning district. The proposed amendment to Mixed Use Center 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 subject property's location on Wurzbach Road and its close proximity to Babcock Road and the general surrounding conditions, which include a mix of community scale residential and commercial developments that are consistent with a Mixed Use Center land use, make it appropriate for the Mixed Use Center classification. The Mixed Use Center land use classification would support the goals of the North Sector of protecting the existing residential neighborhoods and discouraging developments of incompatible uses and provide opportunity for future commercial development that would be compatible with adjacent uses. The subject property is not 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 Mixed Use Center 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. Resolution Attached
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2015092
Current Zoning: "C-2 AHOD" Commercial Airport Hazard Overlay District and "C-2 CD AHOD" Commercial Airport Hazard Overlay District with a Conditional Use for a Nightclub with Cover Charge 3 or More Days per Week
Proposed Zoning: "MF-65 AHOD" Multi- Family Airport Hazard Overlay District
Zoning Commission Hearing Date: March 3, 2015
Zoning Commission Recommendation: Approval.