DEPARTMENT: Development Services
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Plan Amendment 15087
(Associated Zoning Case Z2015304)
SUMMARY:
Comprehensive Plan Component: IH-10 East Corridor Perimeter Plan
Plan Adoption Date: February 22, 2001
Plan Update History: Updated March 20, 2008
Current Land Use Category: Low Density Residential and Community Commercial
Proposed Land Use Category: Business Park
BACKGROUND INFORMATION:
Planning Commission Hearing Date: October 14, 2015
Case Manager: Oscar Aguilera, Planner
Property Owner: MFP Foster Ranch, LP
Applicant: McCombs Family Partners, Ltd.
Representative: Brown & Ortiz, PC
Location: Approximately 53.434 acres of land out of NCB 17983, located at 2600 Block of North Foster Road
Total Acreage: 53.434
Notices Mailed
Owners of Property within 200 feet: 15
Registered Neighborhood Associations within 200 feet: None
Planning Team: IH-10 East Corridor Perimeter Team - 29
Applicable Agencies: None
Transportation
Thoroughfare: Interstate Highway 10
Existing Character: Freeway 250’- 500’
Proposed Changes: None
Thoroughfare: North Foster Road
Existing Character: Secondary Arterial Type A 86’
Proposed Changes: None
Public Transit: There is no VIA bus stop located near the site.
ISSUE:
Plan Adoption Date: February 22, 2001
Update History: March 20, 2008
Plan Goal 3 Compatibility of Land Uses: Improve the quality of life and safety of residents of the IH 10 East Perimeter Planning area by addressing incompatible land uses.
Comprehensive Land Use Categories
Low Density Residential: Low Density Residential Development includes Single Family Residential Development in individual lots. This form of development should be located away from major arterials, and can include certain non-residential uses such as schools, places of worship, and parks that are centrally located for convenient neighborhood access.
Permitted Zoning Districts: R-4, R-5, R-6, NP-8, NP-10, NP-15, R-20, & RE
Comprehensive Land Use Categories
Community Commercial: Community Commercial provides for offices, professional services, and retail uses of moderate intensity and impact. Examples of uses include a grocery store, a medical office, music store, shoe store, nursery, or mailing services store.
Permitted Zoning Districts: NC, O-1, C-1, & C-2
Comprehensive Land Use Categories
Business Park: A Business Park provides employment or civic uses interspersed with open space areas and pedestrian walkways in campus settings. This section is designed for business uses which carry on their operation in enclosed facilities in such a manner that no negative impact is created outside of the boundaries of the business park. Business parks should be separated from residential areas with landscaping areas and should feature controls on lighting and signage. Business park uses include corporate offices, light manufacturing, and warehouse uses. Accessory uses may include on-site cafeterias, daycare facilities, incidental retail, other uses for the convenience and service of occupants of the business park.
Permitted Zoning Districts: BP, C-3, & L
Land Use Overview
Subject Property
Future Land Use Classification: Low Density Residential & Community Commercial
Current Use Classification: Vacant Land and restaurants and a gas station
Direction: North
Future Land Use Classification: Low Density Residential & Public/ Institutional
Current Use: Vacant Land and OCL
Direction: East
Future Land Use Classification: Low Density Residential
Current Use: Vacant Land
Direction: South
Future Land Use Classification: UZROW
Current Use: Interstate Highway 10
Direction: West
Future Land Use Classification: Community Commercial
Current Use: Vacant Land and Auto/ Truck Industry Uses
Land Use Analysis
The applicant requests this plan amendment and associated zoning change in order to develop a Business Park, a Hotel and other related commercial uses. The current Low Residential and Community Commercial Land Use classifications are not appropriate for this location. The subject property is located along Interstate Highway 10 at Foster Road. There is a high density of traffic and noise. Therefore, the current land use designation is incompatible. The proposed amendment to Business Park will provide compatibility with the desired business, the Interstate Highway, and adjacent residences located north of the property. The requested Business Park may serve as a buffer to the less intense uses. Interstate Highway 10 is major transportation corridor, together with its close proximity to existing Industrial uses, and interstate travelers make it appropriate for the Business Park land use classification. The development of the subject property with the Business Park land use classification will contribute toward the IH-10 East Corridor Perimeter Plan vision of compatibility by not significantly altering the existing development pattern.
ALTERNATIVES:
1. Recommend denial of the proposed amendment to the IH-10 Corridor Perimeter Plan.
2. Make an alternate recommendation.
3. Defer the application to a future date.
FISCAL IMPACT:
None.
RECOMMENDATION: Staff recommends approval. The subject property location along Interstate Highway 10, a major transportation corridor, together with its close proximity to existing industrial uses and interstate travelers make it appropriate for the Business Park land use classification. The development of the subject property with the Business Park land use classification will contribute toward the IH-10 East Corridor Perimeter Plan vision of compatibility by not significantly altering the existing development pattern.
PLANNING COMMISSION RECOMMENDATION: 9-0, Approval.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2015304
Current Zoning: “C-3 AHOD" General Commercial Airport Hazard Overlay District, and "I-1 AHOD" General Industrial Airport Hazard Overlay District.
Proposed Zoning: "C-3 AHOD" General Commercial Airport Hazard Overlay District
Zoning Commission Hearing Date: October 20, 2015.