DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 10
SUBJECT:
Plan Amendment 17015
(Associated Zoning Case Z2017047)
SUMMARY:
Comprehensive Plan Component: North Sector Plan
Plan Adoption Date: August 5, 2010
Current Land Use Category: Suburban Tier
Proposed Land Use Category: General Urban Tier
BACKGROUND INFORMATION:
Planning Commission Hearing Date: January 25, 2017
Case Manager: Erica Greene, Planner
Property Owner: Ovaro Investments, LLC
Applicant: Dr. Salah E. Diab
Representative: Dr. Salah E. Diab
Location: 16300 Block of Nacogdoches
Legal Description: 18.2274 Acres of NCB 16587
Total Acreage: 18.2274
Notices Mailed
Owners of Property within 200 feet: 10
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: None
Transportation
Thoroughfare: Nacogdoches Road
Existing Character: Primary Arterial
Proposed Changes: None
Thoroughfare: 1604 Loop
Existing Character: Highway
Proposed Changes: None
Public Transit:
The nearest VIA bus route is #36 within walking distance of the subject property.
ISSUE:
Plan Adoption Date: August 5, 2010
Update History: None
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: Regional Center: 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
Comprehensive Land Use Categories
General Urban Tier: General Urban Tier uses include both residential and non-residential uses. RESIDENTIAL: Medium to Density High. Generally: Small tract detached Multi-Family including apartments, quadplexes, triplexes, duplexes, and townhomes (condominiums). NON-RESIDENTIAL: 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.
Example 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
Land Use Overview
Subject Property
Future Land Use Classification
Suburban Tier
Current Use
Vacant Lot
North
Future Land Use Classification
Suburban Tier
Current Use
Commercial Businesses
East
Future Land Use Classification
Suburban Tier
Current Use
Vacant Lot
South
Future Land Use Classification
Suburban Tier
Current Use
Vacant Lot
West
Future Land Use Classification
Suburban Tier
Current Use
Vacant Lot
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 subject property is undeveloped. The proposed use for the property is multi-family residential development. General Urban 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 commercial properties which follow the current pattern for development of that area. The amendment upholds the vision for the future of the North Sector Plan as it encourages 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.
The Rolling Oaks Regional Center is a logistics and services center characterized superior regional highway connectivity and rapid addition of new residents. The area surrounding the subject property is comprised of industrial and commercial land uses as well as a significant amount of undeveloped land. The site also includes land in the floodplain of Selma Creek, a tributary of Cibolo Creek, along its southern boundary.
Relevant Goals and Policies of the Comprehensive Plan may include:
GCF Goal 1: Higher-density uses are focused within the city’s 13 regional centers and along its arterial and transit corridors.
GCF P1: Incentivize the development of housing and employment uses in the city’s priority growth areas.
GCF Goal 7: Development practices that minimize, mitigate, or avoid negative impacts on the city’s natural resources, water supply, water quality, surface waterways and air quality.
GCF P23: Implement stormwater infrastructure management best practices that balance well-developed and well-maintained regional and site-specific stormwater infrastructure (i.e. gray and green infrastructure).
H Goal 5: High-density housing choices are available within the city’s 13 regional centers and along its arterial and transit corridors.
H P20: Incentivize high-density housing in regional centers and along major public transit routes where appropriate.
H P22: Redevelop vacant and underutilized properties on transit corridors into stand alone or mixed-use higher-density housing.
NRES P 20: Encourage preservation of 100-year floodplains as natural drainage ways without permanent construction, unnecessary straightening, bank clearing or channeling.
The request is generally consistent with guiding principles of the Comprehensive Plan. The plan calls for higher-density housing uses to be developed within the regional centers and along transit corridors. However, the development should avoid negatively affecting the adjacent Selma Creek and minimize the effects of increased stormwater runoff on downstream areas through low impact development (LID) practices or other best practices.
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 Nacogdoches and its close proximity to Loop 1604 and the general surrounding conditions, which include a mix of residential single-family and commercial uses that are consistent with a General Urban Tier land use, make it appropriate for the General Urban Tier classification. The Suburban land use classification would support the goals of the North Sector Plan of Continued support for development of diverse housing stock between Loop 1604 and Loop 410
ALTERNATIVES:
1. Recommend denial of the proposed amendment to the North 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 General Urban Tier land 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.
PLANNING COMMISSION RECOMMENDATION: Approval (10-0).
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2017047
Current Zoning: “R-6 AHOD” Residential Single-Family Airport Hazard Overlay District and "C-2 CD AHOD" Commercial Airport Hazard Overlay District with a Conditional Use for a Nightclub with Cover Charge 3 or More Days per Week
Proposed Zoning: "MF-25 AHOD" Multi- Family Airport Hazard Overlay District
Zoning Commission Hearing Date: February 7, 2017