DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Plan Amendment 18041
(Associated Zoning Case Z2018128)
SUMMARY:
Comprehensive Plan Component: I-10 East Corridor Perimeter Plan
Plan Adoption Date: February 22, 2001
Plan Update History: March 20, 2008
Current Land Use Category: “Medium Density Residential”, “Business Park”
Proposed Land Use Category: “Low Density Residential”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: March 14, 2018
Case Manager: Daniel Hazlett, Planner
Property Owner: Rosillo Creek Development, LTD.
Applicant: Jaime Arechiga
Representative: Jaime Arechiga
Location: 5502 Interstate 10 East
Legal Description: 168.45 acres out of NCB 12867 and NCB 35098
Total Acreage: 168.45
Notices Mailed
Owners of Property within 200 feet: 15
Registered Neighborhood Associations within 200 feet:
Applicable Agencies: Texas Department of Transportation
Transportation
Thoroughfare: North Foster Road
Existing Character: Secondary Arterial
Proposed Changes: None Known
Thoroughfare: East Houston Street
Existing Character: Secondary Arterial
Proposed Changes: None Known
Public Transit: There are no VIA bus routes within walking distance of the subject properties.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: I-10 East Corridor Perimeter Plan
Plan Adoption Date: February 22, 2001
Update History: March 20, 2008
Plan Goals: Goal 3: Compatibility of Land Uses - Improve the quality of life and safety of residents of the IH 10 East Perimeter Planning area by addressing incompatible land uses.
Comprehensive Land Use Categories
Land Use Category: “Low Density Residential”
Description of Land Use Category: Low Density Residential Development includes Single Family Residential Development on individual lots. This form of development should be located away from major arterials, and can include certain non-residential uses such as schools, places of worship, and parks that are centrally located for convenient neighborhood access.
Permitted Zoning Districts: “R-4”, “R-5”, “R-6”, “NP-8”, “NP-10”, “NP-15”, “R-20”, “RE”
Land Use Category: “Medium Density Residential”
Description of Land Use Category: Medium Density Residential includes Single Family Residential Development on one lot, including townhomes and zero lot line configurations, duplexes, triplexes, and fourplexes. This form of development should be located along collectors or residential roads, and can serve as a buffer between low density residential and more intense land uses, such as commercial. This classification includes certain non-residential uses such as schools, places of worship, and parks that are centrally located for convenient neighborhood access.
Permitted Zoning Districts: “R-4”, “R-5”, “R-6”, “NP-8”, “NP-10”, “NP-15”, “R-20”, “RE”, “RM-4”, “RM-5”, “RM-6”
Land Use Category: “Business Park”
Description of Land Use Category: A Business Park provides employment or civic uses interspersed with open space areas and pedestrian walkways in campus settings. This section is designed for business uses which carry on their operation in enclosed facilities in such a manner that no negative impact is created outside of the boundaries of the business park. Business parks should be separated from residential areas with landscaping areas and should feature controls on lighting and signage. Business park uses include corporate offices, light manufacturing, and warehouse uses. Accessory uses may include on-site cafeterias, daycare facilities, incidental retail, other uses for the convenience and service of occupants of the business park.
Permitted Zoning Districts: “BP”, “C-3”, “L”
Land Use Overview
Subject Property
Future Land Use Classification:
“Medium Density Residential”, “Business Park”
Current Land Use Classification:
Vacant Land
Direction: North
Future Land Use Classification:
“Business Park”
Current Land Use Classification:
Vacant Land
Direction: East
Future Land Use Classification:
“Business Park”, “Industrial”
Current Land Use Classification:
Vacant Land, Warehouse
Direction: South
Future Land Use Classification:
“Business Park”, “Medium Density Residential”, “Neighborhood Commercial”
Current Land Use Classification:
Vacant Land, Commercial Businesses
Direction: West
Future Land Use Classification:
“Business Park”, “Public Institutional”
Current Land Use:
Vacant Land, Martindale Army Air Field
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The property is not within a Regional Center or within a ½ of a mile of a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff recommends Approval.
The proposed land use amendment from “Medium Density Residential” and “Business Park” to “Low Density Residential” is requested in order to rezone the property from“RM-4” Residential Mixed District and “L” Light Industrial District to “R-4” Residential Single-Family District. The I-10 East Corridor Perimeter Plan encourages residential land uses and limiting industrial land uses to areas where industrial development is already prevalent. The concern is the over proliferation of industrial uses along the corridor. The proposed “Low Density Residential” will replace “Business Park”, an industrial land use in an area that has yet to be developed. The proposed “Low Density Residential” is consistent with the goals and objectives of the I-10 East Corridor Perimeter Plan.
Relevant Goals and Objectives of the I-10 East Corridor Perimeter Plan:
• Goal 3: Compatibility of Land Uses - Improve the quality of life and safety of residents of the IH 10 East Perimeter Planning area by addressing incompatible land uses.
• Objective: Enhance the diversity of other land uses (agriculture, residential, and commercial) so that industrial uses (freight transport, manufacturing and construction) do not dominate the Corridor.
It is notable that the subject property abuts the Martindale Airfield which is utilized as a helicopter landing field for the Army National Guard. The Airfield also houses military offices, hangars and facilities. The proposed “Low Density Residential” and proposed single-family development is a feasible development in the area with appropriate and effective buffers such as solid-screened fencing and landscaping.
The Airfield has been notified of the Plan Amendment and Zoning requests.
ALTERNATIVES:
1. Recommend Denial of the proposed amendment to the I-10 East Corridor Perimeter Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2018128
Current Zoning: “RM-4 AHOD” Residential Mixed Airport Hazard Overlay District and “L AHOD” Light Industrial Airport Hazard Overlay District
Proposed Zoning: “R-4 AHOD” Residential Single-Family Airport Hazard Overlay District
Zoning Commission Hearing Date: March 20, 2018