DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Plan Amendment 17086
(Associated Zoning Case Z2017285)
SUMMARY:
Comprehensive Plan Component: North Sector Plan
Plan Adoption Date: August 5, 2010
Plan Update History: None
Current Land Use Category: “Suburban Tier”
Proposed Land Use Category: “Regional Center”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: October 11, 2017
Case Manager: Erica Greene
Property Owner: Blue Star Properties
Applicant: Maerene Greesen
Representative: James McKnight
Location: 8404 and 8406 Speedway Drive.
Legal Description: Lot 5 and the north 1 foot of Lot 4, Block 1, NCB 13996
Total Acreage: 0.3177
Notices Mailed
Owners of Property within 200 feet: 7
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: None
Transportation
Thoroughfare: Speedway Drive
Existing Character: Local Street
Proposed Changes: None
Public Transit: VIA bus route #515 is within walking distance of the subject property.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: North Sector Plan
Plan Adoption Date: August 5, 2010
Update History: None
Plan Goals: Encourage development that is visually and functionally compatible with its surrounding neighborhoods by maintaining a massing and density of development that is compatible with adjacent developed neighborhoods.
Comprehensive Land Use Categories
Land Use Category: Suburban Tier
Description of Land Use Category: 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.
Permitted 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
Land Use Category: Regional Center
Description of Land Use Category: Residential: High Density Generally: Attached single family and multifamily housing; Mid-High rise condominium buildings, apartment complexes, and row houses. Non-Residential: Regional Commercial, Office: “Big box” or “power centers”, shopping malls, movie theaters, hospitals, office complexes, laboratories, wholesalers, and light manufacturing. Location: Regional Centers accommodate the most intense commercial uses and should be located at the intersection of Expressways and Major Arterials. Serving a regional market, streets need to accommodate large volumes of automobile traffic traveling to, and within, the development. Internal access and circulation is important. Pedestrians and Bicycles should be able to travel safely within the development. Transit is encouraged.
Permitted Zoning Districts: MF-25, MF-33, O-1, O-1.5, O-2, C-2, C-2P, C-3, UD
Land Use Overview
Subject Property
Future Land Use Classification:
Suburban Tier
Current Land Use Classification:
Commercial Building
Direction: North
Future Land Use Classification:
Suburban Tier
Current Land Use Classification:
Commercial Building
Direction: East
Future Land Use Classification:
Suburban Tier
Current Land Use Classification:
Commercial Building
Direction: South
Future Land Use Classification:
Suburban Tier
Current Land Use Classification:
Commercial Building
Direction: West
Future Land Use Classification:
Suburban Tier
Current Land Use:
Commercial Building
FISCAL IMPACT:
None
Proximity to Regional Center/Premium Transit Corridor
The subject property is not located within a Regional Center. The subject property is located within a half mile of a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff recommends Denial.
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 North 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 applicant requests this Plan Amendment and associated zoning change to allow for a private card club. The subject property is an existing building surrounded by other industrial uses. The proposed amendment to “Regional Center” land use will significantly alter the land use pattern and character of the immediate area as the surrounding land uses are all “Suburban Tier”. The proposed amendment to “Regional Center” is not an appropriate fit that supports the accommodation of growth within this area.
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 “Regional Center” land use classification does not support the goals of the North Sector Plan that strives to encourage development that is visually and functionally compatible with its surrounding neighborhoods by maintaining a massing and density of development that is compatible with adjacent developed neighborhoods. The subject property is not within the boundaries of the Camp Bullis Influence Area, and is not anticipated to adversely affect any recreational amenities in the area.
Staff has an alternate recommendation of “C-2 S” Commercial District with a Specific Use for a Private Social Club/Organization, which is consistent with the current land use designation of “Suburban Tier”. However, the alternate recommendation will require renotification.
ALTERNATIVES:
1. Recommend approval of the proposed amendment to the North Sector Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2017285
Current Zoning: "I-1" General Industrial District
Proposed Zoning: "C-3NA" General Commercial Nonalcoholic Sales District
Zoning Commission Hearing Date: October 17, 2017