DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 6
SUBJECT:
Plan Amendment 18019
(Associated Zoning Case Z2018069)
SUMMARY:
Comprehensive Plan Component: West/Southwest Sector Plan
Plan Adoption Date: April 21, 2011
Current Land Use Category: “Specialized Center” and “Civic Center”
Proposed Land Use Category: “Suburban Tier”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: January 24, 2018
Case Manager: Marco Hinojosa, Planner
Property Owner: OCI Alamo 8, LLC
Applicant: Lennar Homes of Texas, Inc.
Representative: Patrick W. Christensen
Location: 303 South Acme Road
Legal Description: 16.520 acres out of NCB 11379
Total Acreage: 16.520
Notices Mailed
Owners of Property within 200 feet: 45
Registered Neighborhood Associations within 200 feet: Community Workers Council
Applicable Agencies: Lackland Airforce Base
Transportation
Thoroughfare: South Acme Road
Existing Character: Secondary Arterial Type B
Proposed Changes: None Known
Public Transit: VIA bus route is within walking distance of the subject property. Routes served: 75 and 275.
Comprehensive Plan
Comprehensive Plan Component: West/Southwest Sector Plan
Plan Adoption Date: April 21, 2011
Plan Goals:
Goal HOU-1 Housing stock is diverse and densities are distributed in accordance with the adopted West/Southwest Sector Land Use Plan.
Goal 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.
Goal HOU-3 Housing is well maintained to help ensure the long-term viability of neighborhoods
Comprehensive Land Use Categories
Land Use Category: “Specialized Center”
Description of Land Use Category: RESIDENTIAL: None. NON-RESIDENTIAL: Heavy Industrial, Business / Office Park Generally: Manufacturing, wholesaling, warehouses, office parks, laboratories, and regional retail/services. LOCATION: Heavy Industrial uses should be located near expressways, arterials, and railroad line. This use is not compatible with residential uses. Business/Office Park uses should take the form of a cohesive, campus setting with adequate open space and pedestrian walkways between or around buildings. Residential uses should be separated with landscape buffers.
Permitted Zoning Districts: 0-1.5, 0-2, BP, I-1, I-2, MI-1, MI-2, SGD, QD
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
Permitted Zoning Districts: NP-15, NP-10, NP-8, R-6, R-5, R-4, R-3, RM-6, RM5, 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:
Specialized Center and Civic Center
Current Land Use Classification:
Vacant Lot
Direction: North
Future Land Use Classification:
Suburban Tier
Current Land Use Classification:
Vacant Lot
Direction: East
Future Land Use Classification:
General Urban Tier
Current Land Use Classification:
Single-Family Residences
Direction: South
Future Land Use Classification:
Specialized Center
Current Land Use Classification:
Vacant Lot
Direction: West
Future Land Use Classification:
Specialized Center
Current Land Use:
Vacant Lot
FISCAL IMPACT:
None
Proximity to Regional Center/Premium Transit Corridor
The subject property is not within a Regional Center. A portion of the property is located within a half mile of a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff and Planning Commission (10-0) recommend Approval.
Sector Plan Criteria for review:
• The recommended land use pattern identified in the West/Southwest 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 West/Southwest 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 West/Southwest Sector Plan.
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 Lackland Airforce Base.
• Significantly alter recreational amenities such as open space, parks, and trails.
The proposed land use amendment from “Specialized Center” to “Suburban Tier” is requested in order to rezone the property to “R-4 AHOD” Residential Single-Family Airport Hazard Overlay District. The future land use for the property is “Specialized Center”, which is not compatible with the surrounding residential uses. The proposed Plan Amendment to “Suburban Tier” will extend the currently developed residential uses to the east and north of the property. The proposed Plan Amendment to “Suburban Tier” will also promote diverse housing stock in the West/Southwest sector to provide additional housing options for future residents.
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.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2018069
Current Zoning: "I-1 AHOD” General Industrial Airport Hazard Overlay District and “C-3 NA AHOD" General Commercial Nonalcoholic Sales Airport Hazard Overlay District.
Proposed Zoning: "R-4 AHOD" Residential Single-Family Airport Hazard Overlay District.
Zoning Commission Hearing Date: February 6, 2018