DEPARTMENT: Development Services
COUNCIL DISTRICTS IMPACTED: 4
SUBJECT:
Plan Amendment 16072
(Associated Zoning Case Z2016246)
SUMMARY:
Comprehensive Plan Component: Heritage South Sector Plan
Plan Adoption Date: September 16, 2010
Current Land Use Category: General Urban Tier and Agribusiness/ RIMSE Tier
Proposed Land Use Category: Suburban Tier
BACKGROUND INFORMATION:
Planning Commission Hearing Date: September 28, 2016
Case Manager: Nyliah Acosta, Planner
Property Owner: Sonrisa Management, LLC
Applicant: Sonrisa Management, LLC
Representative: Brown & Ortiz, P.C.
Location: 13527 SW Loop 410
Legal Description: 88.719 acres out of NCB 18087
Total Acreage: 88.719 acres
Notices Mailed
Owners of Property within 200 feet: 22
Registered Neighborhood Associations within 200 feet: Hunters Pond
Applicable Agencies: None
Transportation
Thoroughfare: SW Loop 410
Existing Character: Freeway
Proposed Changes: None
Public Transit:
There are no VIA bus stops close to the subject property.
ISSUE:
Plan Adoption Date: September 16, 2010
Update History: None
HOU-2.3 Promote Heritage South as an area of choice for prospective home buyers
Comprehensive Land Use Categories
General Urban Tier: Regional Center: RESIDENTIAL: Medium to High Density
Generally: Small tract detached, Multi-Family (apartments, quadplexes, triplexes, and duplexes; townhouse (condominiums) NON-RESIDENTIAL: Neighborhood and Community Commercial 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 LOCATION: Community commercial uses in the General Urban Tier, which serve medium and high density residential uses, should be located at the intersections of arterials and/or collectors. Serving both a local and wider community, these commercial areas should be accessible by walking from nearby residents, biking within the vicinity, and cars from a broader range. Parking for both cars and bikes should be located as to not interfere with pedestrian circulation.
RELATED ZONING DISTRICTS:
R-4, R-3, RM-6, RM-5, RM-4, MF-18, MF-25, MF-33, O-1.5, C-1, C-2,
C-2P, UD
Agribusiness/RIMSE Tier: RESIDENTIAL: Farm Homestead Generally: Large tract (25 acres or greater) detached single family housing significantly buffered from industrial uses; Farm worker housing NON-RESIDENTIAL: Agriculture, Light Industrial, Manufacturing, Sports & Entertainment Generally: Isolated areas where businesses that produce, process, or distribute agricultural products and/or livestock and conduct related agribusiness activities are appropriate. In addition, research, technology, manufacturing, and allied office parks, with supporting uses such as restaurants, gas stations, and other
similar uses, as well as amateur and professional entertainment, sports, and music venues with supporting uses such as restaurants are allowed. LOCATION: Agriculture uses are permitted throughout the tier. Light Industrial uses should be screened and buffered from adjoining non-industrial uses. Commercial uses should be located at the intersections of arterials and collectors or rural roads, or clustered into rural commercial villages located along arterials. All research, industrial, manufacturing, and sports and entertainment uses can be located next to one another through an appropriate street network and parking design. Buffering may be necessary for certain industrial and manufacturing uses.
RELATED ZONING DISTRICTS:
FR, I-1, MI-1, BP, RP, L
Suburban Tier: RESIDENTIAL: Low to Medium Density
Generally: Small and large tract attached and detached single family; Multifamily housing (duplex, triplex, quadplexes); townhouses, 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. General Urban
RELATED 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
General Urban Tier and Agribusiness/RIMSE
Current Use
Vacant
North
Future Land Use Classification
None
Current Use
Freeway
East
Future Land Use Classification
General Urban Tier
Current Use
Vacant Lot
South
Future Land Use Classification
Agribusiness/RIMSE Tier
Current Use
Vacant Lot
West
Future Land Use Classification
General Urban Tier
Current Use
Residential
LAND USE ANALYSIS:
The applicant requests this plan amendment and associated zoning change in order to construct single-family detached homes at a density of 9 units per acre. The proposed amendment to Suburban Tier will revitalize the area, while promoting growth, and economic development. The proposed amendment to Suburban Tier will complement the existing land use pattern as well as the character of the immediate area.
The subject property is located in an area that is underdeveloped; this development would offer more housing to the community without negatively impacting the surrounding neighborhoods. The Suburban Tier land use classification would support the goals of the Heritage South sector plan, which aims to promote Heritage South as an area of choice for prospective homebuyers.
ALTERNATIVES:
1. Recommend denial of the proposed amendment to the Heritage South 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 Tier will further enhance the surrounding area and entice prospective homebuyers to invest within Heritage South.
PLANNING COMMISSION RECOMMENDATION: Approval 6-0
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2016246
Current Zoning: “FBZ AHOD" Form Base Zone Airport Hazard Overlay District and "MI-1 AHOD" Mixed Light Industrial Airport Hazard Overlay District
Proposed Zoning: "R-5 AHOD" Residential Single-Family Airport Hazard Overlay District
Zoning Commission Hearing Date: October 4, 2016