DEPARTMENT: Development Services
COUNCIL DISTRICTS IMPACTED: District 8
SUBJECT:
Plan Amendment 15053
(Associated Zoning Case # Z2015204)
SUMMARY:
Comprehensive Plan Component: North Sector Land Use Plan
Plan Adoption Date: August 5, 2010
Plan Update History: N/A
Current Land Use Category: Suburban Tier
Proposed Land Use Category: General Urban Tier
BACKGROUND INFORMATION:
Planning Commission Hearing Date: June 24, 2015
Case Manager: Oscar Aguilera, Planner
Property Owner: Fair Prospects, L.P.
Applicant: Brown and Ortiz, L.P.
Representative: Brown and Ortiz, L.P.
Location: 0.658 acres of land comprised of portions of Lots 9, 10, 11, and 901, Block 3, NCB 16390, located at the 7900 Block of Calle Rialto
Total Acreage: 0.658
Notices Mailed
Owners of Property within 200 feet: 14
Registered Neighborhood Associations within 200 feet: N/A
Planning Team: 39
Applicable Agencies: Camp Bullis
Transportation
Thoroughfare: Calle Rialto
Existing Character: Local
Proposed Changes: None
Public Transit: None
Thoroughfare: Interstate Highway 10
Existing Character: Freeway
Proposed Changes: N/A
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 HOU-1, 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.
Comprehensive Land Use Categories
Suburban Tier: Small and large tract attached and detached Single-Family; Multi-Family housing (duplex triplex, quadplexes); townhomes, garden homes, and condominiums.
Non-residential: 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, )-1.5, NC, C-1, C-2, C-2P, RD, & UD
Comprehensive Land Use Categories
General Urban Tier: Generally: Small tract detached Multi-Family including apartments, quadplexs, triplexes, duplexes, and townhomes (condominiums)
Non-residential: Generally: Urbanized areas where frequent and/or attached walkable retail services such as convenience retail stores, live/work units, cafes, grocery stores, hotels, clinics and other small businesses are appropriate.
Permitted Zoning Districts: R-4, R-3, RM-6, RM-5, RM-4, MF-18, O-1.5, C-1, C-2, C-2P, UD
Land Use Overview
Subject Property
Future Land Use Classification: Suburban Tier
Current Use: (vacant)
Direction: North and West
Future Land Use Classification: Rural Estate Tier
Current Use: (vacant)
Direction: East
Future Land Use Classification: Suburban Tier
Current Use: (mall)
Direction: South
Future Land Use Classification: Suburban Tier / Rural Estate Tier / Natural Tier
Current Use: Vacant
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.
The proposed Plan Amendment to General Urban Tier will encourage compatible growth patterns and transitions of higher density residential along principal arterials (Highway Intestate 10).
The subject property is vacant and undeveloped. The change of land use to General Urban Tier provides for consistent and compatible development of vacant infill and underutilized parcels as prescribed by in the North Sector Land Use Plan. The applicant is proposing to develop an apartment complex on the property. The property is part of a larger tract already zoned multi-family. Therefore, the proposed Amendment to General Urban Tier 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 General Urban 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 General Urban Tier use classification is compatible with the existing development pattern.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2015204
Current Zoning: "PUD C-2 GC-1 MLOD" Plan Unit Development Commercial Corridor Military Lighting, Airport Hazard Overlay District
Proposed Zoning: "PUD MF-33 GC-1 MLOD" Plan Unit Development Multi-Family Corridor Military Lighting, Airport Hazard Overlay District
Zoning Commission Hearing Date: July 7, 2015