DEPARTMENT: Development Services
COUNCIL DISTRICTS IMPACTED: 6
SUBJECT:
Plan Amendment 16016
(Associated Zoning Case Z2016057)
SUMMARY:
Comprehensive Plan Component: West/Southwest Sector Plan
Plan Adoption Date: April 21, 2010
Current Land Use Category: Natural Tier
Proposed Land Use Category: Suburban Tier
BACKGROUND INFORMATION:
Planning Commission Hearing Date: January 13, 2016
Case Manager: Erica Greene, Planner
Property Owner: 2010 Evans Family Trust (Leland & Catherine Evans), Samuel & Marguerite Kobrinsky
Applicant: 2010 Evans Family Trust (Leland & Catherine Evans), Samuel & Marguerite Kobrinsky
Representative: Kaufman & Killen, Inc.
Location: 8777 Marbach Road
Legal Description: 6.860 acres of land out of NCB 17873
Total Acreage: 6.860 acres
Notices Mailed
Owners of Property within 200 feet: 23
Registered Neighborhood Associations within 200 feet: None
Planning Team: 34
Applicable Agencies: None
Transportation
Thoroughfare: Marbach Road
Existing Character: Primary Road
Proposed Changes: None
Thoroughfare: Hunt Lane
Existing Character: Local Street
Proposed Changes: None
Thoroughfare: Garden Brook
Existing Character: Local Street
Proposed Changes: None
Public Transit:
VIA #615 bus stop on Marbach Road in front of the subject property.
ISSUE:
Plan Adoption Date: April 21, 2010
Update History: None
HOU-2
New housing developments locate near existing community facilities, schools, and physical infrastructure (e.g., streets, water, sewer, etc.) with sufficient capacity to serve new developments
Comprehensive Land Use Categories
Natural Tier: Natural Tier: Natural Tier uses include limited non-residential uses. NON-RESIDENTIAL: Limited. Generally: Ancillary uses located within existing and man-made natural areas that supports active and/or passive open space and recreational uses. LOCATION: The Natural Tier includes parks, designated natural areas, and recreational areas. It is dispersed throughout the entire Sector in a pattern that acknowledges the natural drainage system and adjacent parks and open spaces, and provides opportunities for active and passive recreation.
Example Zoning Districts:
RP, G
Comprehensive Land Use Categories
Suburban Tier: Suburban Tier uses include both residential and non-residential uses. RESIDENTIAL: Low to Medium Density: Generally: Small and large tract attached and detached single family; Multi-family housing (duplex, triplex, quadplex); 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. LOCATION: Commercial uses in Suburban areas serve both neighborhood and community scale markets. Neighborhood commercial is appropriate at the intersection of residential streets and collectors, and should not encroach into residential areas. Neighborhood uses should be accessible by pedestrians. Community commercial should be located at the intersections of arterials and/or collectors. The intensity of the commercial use should not interfere with the character and density of nearby residential uses and adequate buffers should be maintained. Community commercial uses should be accessible by car and bike, and the commercial areas should be pedestrian friendly.
Example 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, 0-1.5, NC, C-1, C-2, C-2P RD (Conservation Subdivision), UD
Land Use Overview
Subject Property
Future Land Use Classification
Suburban Tier
Current Use
Vacant
North
Future Land Use Classification
Suburban Tier
Current Use
Residential
East
Future Land Use Classification
Suburban Tier
Current Use
Residential
South
Future Land Use Classification
Suburban Tier
Current Use
Residential
West
Future Land Use Classification
Suburban Tier
Current Use
Residential
LAND USE ANALYSIS:
Sector Plan Criteria for review:
• The recommended land use pattern identified in the West/Southwest Sector 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 subject property is undeveloped. The proposed use for the property is multi-family residential development. Suburban Tier allows for the proposed zoning of the property. The request will not substantially nor permanently injure the property rights on the owner(s) of all real property affected by the proposed change. The properties that are located around the subject property include several residential and multi-family residential properties which follow the current pattern for development of that area. The amendment upholds the vision for the future of the West/West Sector Plan as it supports developing a compatible land use fabric to accommodate the most intense multi-family housing uses located at the intersection of expressways and major arterials.
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 Marbach Road and its close proximity to Hunt Lane and Garden Brook Road and the general surrounding conditions, which include a mix of multi-family residential and single family residential developments that are consistent with a Suburban Tier land use, make it appropriate for the Suburban Tier classification. The Suburban land use classification would support the goals of the West/Southwest Sector Plan of locating new housing near existing community facilities and physical infrastructure.
ALTERNATIVES:
1. Recommend denial of the proposed amendment to the West/Southwest 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 Suburban land use will not significantly alter the land use pattern or character of the immediate area as the proposed change is compatible with the existing surrounding pattern of development.
PLANNING COMMISSION RECOMMENDATION: Approval (10-0).
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2016057
Current Zoning: “C-3 AHOD" General Commercial Airport Hazard Overlay District and "R-6 AHOD" Residential Mixed Airport Hazard Overlay District
Proposed Zoning: "MF-18 AHOD" Limited Density Multi- Family Airport Hazard Overlay District
Zoning Commission Hearing Date: January 19, 2016