DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: District 10
SUBJECT:
Plan Amendment 15043
(Associated Zoning Case # Z2015181 ERZD)
SUMMARY:
Comprehensive Plan Component: North Sector Land Use Plan
Plan Adoption Date: August 5, 2010
Plan Update History: N/A
Current Land Use Category: Specialized Center
Proposed Land Use Category: Suburban Tier
BACKGROUND INFORMATION:
Planning Commission Hearing Date: May 13, 2015
Case Manager: Oscar Aguilera, Planner
Property Owner: Fair Oaks Mosaic TBY, LLC
Applicant: Brown & Ortiz, P.C.
Representative: Brown & Ortiz, P.C.
Location: Approximately 8.289 acres of land being out P-5 NCB 34917 and P-1 NCB 34958, located at the 5600 Block of East Evans Road
Total Acreage: 8.289
Notices Mailed
Owners of Property within 200 feet: 4
Registered Neighborhood Associations within 200 feet: None
Planning Team: 39
Applicable Agencies: SAWS Aquifer Protectionand Evaluation
Transportation
Thoroughfare: None
Existing Character: N/A
Proposed Changes: Proposed frontage from East Events Road
Public Transit: None
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: North Sector Land Use Plan
Plan Adoption Date: August 5, 2010
Update History: N/A
Goal LU-6, LU-6.1: Provide incentives for development proposals that create and enhance mayor public streets, open space, cityscape, and important "greenways" into the natural environment.
Comprehensive Land Use Categories
Specialized Center: Residential: None
Non-residential: Heavy Industrial, Business / Office Park
Generally: Manufacturing, Wholesaling, warehouses, office parks, laboratories, and regional retail/services
Permitted Zoning Districts: O-1.5, O-2, BP, I-1, I-2, MI-1, MI-2, SGD, and QD.
Comprehensive Land Use Categories
Suburban Tier; Residential: Low to Medium Density
Generally: Small and large tract attached and detached single family; Multi-family housing (duplex, triplex, quadplex (sic)); 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
Permitted 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, O-1.5, NC, C-1, C-2, C-2P, RD (Conservation Subdivision), UD
Land Use Overview
Subject Property
Future Land Use Classification: Specialized Center
Current Use Classification: QD-S (abandoned quarry)
Direction: North
Future Land Use Classification: County Tier
Current Use: OCL (vacant)
Direction: East
Future Land Use Classification: County Tier
Current Use: OCL (farm house, utility antenna)
Direction: South
Future Land Use Classification: Mixed Use Center
Current Use: QD-S (abandoned quarry)
Direction: West
Future Land Use Classification: Specialized Center
Current Use: QD-S (abandoned quarry)
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 proposed Plan Amendment to Suburban Tier will help to convert a very large abandoned quarry with a very intense industrial use and a significant acreage into a development that proposes to create and enhance major public streets, open spaces, the cityscape and important gateway into the natural environment. The development of the subject property with the Suburban Tier use classification will contribute toward the North Sector Plan's vision of compatibility by not significantly altering the existing development pattern.
The subject property is vacant and undeveloped. The change of land use to Suburban Tier provides for consistent and compatible development of vacant infill and underutilized parcels as prescribed by in the North Sector Land Use Plan. The proposed amendment to Suburban Tier use will not significantly alter the land use pattern or character of the immediate area as the proposed change will bring a less intense use to the existing classified industrial use.
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 proposed Plan Amendment to Suburban Tier allows for a concentrated, well structured, and integrated blend of residential land uses. Therefore, the Suburban Tier use classification will contribute toward the North Sector Plan's vision of compatibility by not significantly altering the existing development pattern. Additionally, the proposed change is not anticipated to pose any negative impact on military operations or adversely affect any recreational amenities in the area.
ALTERNATIVES:
1. Recommend denial of the proposed amendment to North Sector Plan.
2. Make an alternate recommendation.
3. Defer the application to a future date.
FISCAL IMPACT:
None.
RECOMMENDATION: Staff recommends approval. The development of the subject property with the Suburban Tier use classification is consistent with the land use designation of the North Sector Plan and compatible with the existing development pattern.
PLANNING COMMISSION RECOMMENDATION: Approval. Resolution Attached
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2015181 ERZD
Current Zoning: "QD-S AHOD ERZD" Quarry District Airport Hazard Overlay Edwards Recharged Zone District with a Specific Use Permit for Blasting and Asphaltic Concrete
Proposed Zoning: "R-6 PUD AHOD ERZD" Residential Single-Family Planned Unit Development Airport Hazard Overlay Edwards Recharge Zone District
Zoning Commission Hearing Date: June 2, 2015