DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 10
SUBJECT:
Plan Amendment 17023
(Associated Zoning Case Z2017072)
SUMMARY:
Comprehensive Plan Component: North Sector Plan
Plan Adoption Date: August 5, 2010
Current Land Use Category: Regional Center
Proposed Land Use Category: Specialized Center
BACKGROUND INFORMATION:
Planning Commission Hearing Date: February 22, 2017
Case Manager: Oscar Aguilera, Planner
Property Owner: S.C.AR., Inc.
Applicant: S.C.AR., Inc.
Representative: Vickrey & Associates, Inc.
Location: 2953 East Loop 410
Legal Description: 4.99 acres out of Tract F, NCB 12117
Total Acreage: 4.99
Notices Mailed
Owners of Property within 200 feet: 9
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: None
Transportation
Thoroughfare: Loop 410
Existing Character: Freeway 250’- 500’
Proposed Changes: None known
Public Transit: There are no nearby VIA transit bus stops near the subject property.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: North Sector Plan
Plan Adoption Date: August 5, 2010
Plan Goals:
LU-3.3 Promote job growth to achieve economic diversity.
Comprehensive Land Use Categories
Regional Center:
RESIDENTIAL: Generally: Attached single family and multifamily housing; Mid-High rise condominium buildings, apartment complexes, and row
houses.
NON-RESIDENTIAL: Generally: “Big box” or “power centers”, shopping malls, movie theaters, hospitals, office complexes, laboratories, wholesalers, and light manufacturing restaurants, bed and breakfasts, and other small businesses are appropriate
Specialized Center:
Generally: Manufacturing, wholesaling, warehouses, office parks, laboratories, and regional retail/services
RELATED ZONING DISTRICTS:
0-1.5, 0-2, BP, I-1, I-2, MI-1, MI-2, SGD, QD
Land Use Overview
Subject Property
Future Land Use Classification
Regional Center
Current Use
Vacant
North
Future Land Use Classification
Regional Center
Current Use
Industrial
East
Future Land Use Classification
Regional Center
Current Use
Industrial
South
Future Land Use Classification
Regional Center
Current Use
Vacant
West
Future Land Use Classification
General Urban 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 property is currently vacant and is adjacent to Industrial uses. The owner of the property proposes to place a vehicle reposition development. The proposed amendment meets the North Sector Plan’s goal, LU-3.3 Promote job growth to achieve economic diversity, and the goal is compatible with the 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 proposed amendment will be compatible with the existing land use pattern and will locate a recovery agency use adjacent to other existing industrial uses and near Loop 410 Highway. The proposal will not change the existing land use pattern nor adversely affect the existing character of the immediate area. The proposed amendment will develop an existing vacant lot adjacent to a business park, near the freeway, and it will not create an activity that is incompatible with Camp Bullis. The subject property will not affect any recreational amenities such as open space, parks, and trails.
ALTERNATIVES:
1. Recommend denial of the proposed amendment to the North Sector Plan.
2. Make an alternate recommendation.
3. Defer the application to a future date.
FISCAL IMPACT:
None.
RECOMMENDATION: Staff recommends approval. The proposed amendment to Specialized Center land use is compatible with the North Sector Plan’s goal to promote job growth and to achieve economic diversity along the 410 Loop Highway corridor. The proposed amendment to Specialized Center 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 RECOMMENDATON: Approval (9-0)
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2017072
Current Zoning: "R-5 AHOD" Residential Single-Family Airport Hazard Overlay District and “R-6 AHOD" Residential Single-Family Airport Hazard Overlay District
Proposed Zoning: "I-1 AHOD" General Industrial Airport Hazard Overlay District
Zoning Commission Hearing Date: March 07, 2017