DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick J. Sanchez
COUNCIL DISTRICTS IMPACTED: District 3
SUBJECT:
Plan Amendment 15037
(Associated Zoning Case Number Z2015162)
SUMMARY:
Comprehensive Plan Component: Stinson Airport Vicinity Land Use Plan
Plan Adoption Date: April 2, 2009
Current Land Use Category: Regional Commercial
Proposed Land Use Category: High Density Residential
BACKGROUND INFORMATION:
Planning Commission Hearing Date: April 22, 2015
Case Manager: Robert C. Acosta, Planner
Property Owner: Brooks Development Authority
Applicant: John Condit
Representative: John Condit
Location: Approximately 20.55 acres of land being Lot 4, Block 3 in NCB 10879 located at the 8200 block of City Base Landing.
Total Acreage: 20.55
Notices Mailed
Owners of Property within 200 feet: 7
Registered Neighborhood Associations within 200 feet: None
Planning Team: 14
Applicable Agencies: Aviation Department
Transportation
Thoroughfare: Military Drive
Existing Character: Primary Arterial Type A
Proposed Changes: None
Transportation
Thoroughfare: City Base Landing
Existing Character: Secondary Arterial Type B.
Proposed Changes: None
Thoroughfare: Research Plaza
Existing Character: Local Street
Proposed Changes: None
Thoroughfare: Goliad Road
Existing Character: Secondary Arterial Type B.
Proposed Changes: None
Public Transit:
There is a VIA bus stop across the street from the subject property on the corner of Research Plaza and City Base Landing.
ISSUE:
Plan Adoption Date: April 2, 2009
Update History: None
Objective 1.1 Protect integrity of exiting residential neighborhoods
Objective 1.2 Discourage developments of incompatible uses on vacant land
Comprehensive Land Use Categories
Regional Commercial: Regional Commercial development includes high density land uses that draw its customer base from a larger region. Regional Commercial includes malls, wholesale plant nurseries, automotive repair shops, fitness centers, home improvement centers, hotels and motels, mid to high rise office buildings, and automobile dealerships. Regional Commercial uses are typically located at intersection nodes at major arterial roadways, and interstate highways, along mass transit systems, or where an existing commercial area has been established These commercial nodes are typically 20 acres or greater in area.
Example Zoning Districts:
NC, C-1, C-2, C-2P, C-3, UD, O-1, O-1.5, O-2,
Comprehensive Land Use Categories
High Density Residential: High Density Residential uses include all residential uses, including apartments, condominiums and assisted living facilities and are typically located along or near major arterials or collectors. High Density Residential uses may be used as a transitional buffer between lower density residential uses and non-residential uses.
Example Zoning Districts:
MF-25, MF-33, MF-40 MF-50
Land Use Overview
Subject Property
Future Land Use Classification
Regional Commercial
Current Use
Vacant Land
North
Future Land Use Classification
Regional Commercial
Current Use
Commercial Uses and Vacant Land
East
Future Land Use Classification
Regional Commercial and Community Commercial
Current Use
Commercial Uses and Vacant Land
South
Future Land Use Classification
Regional Commercial
Current Use
Vacant Land
West
Future Land Use Classification
Regional Commercial and Public Institutional
Current Use
Hospital and Vacant Land
LAND USE ANALYSIS:
The applicant requests this Plan Amendment and associated zoning change in order to construct a low density multi-family development on the subject property. The subject property is classified as Regional Commercial and zoned "C-3" and multi-family uses are not permitted by right under Regional Commercial or the "C-3" zoning designation. The subject property's location along a major arterial and its close proximity to the varied commercial uses along Military Drive to the north and Goliad Road to the east make it appropriate for the High Density Residential land use classification. The High Density Residential land use classification supports the goals of the Stinson Airport Vicinity Land Use Plan of protecting the existing residential neighborhoods and discouraging developments of incompatible uses on vacant land.
ALTERNATIVES:
1. Recommend denial of the proposed amendment to the Stinson Airport Vicinity Land Use Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff recommends approval. The subject property's location along a major arterial and its close proximity to the varied commercial uses along Military Drive to the north and Goliad Road to the east make it appropriate for the High Density Residential land use classification.
PLANNING COMMISSION RECOMMENDATION:
Approval. Resolution Attached
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2015162
Current Zoning: "C-3 AHOD" General Commercial Airport Hazard Overlay District
Proposed Zoning: "MF-25 AHOD" Low Density Multi-Family Airport Hazard Overlay District
Zoning Commission Hearing Date: May 5, 2015
Zoning Commission Recommendation: Approval.