DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 8
SUBJECT:
Plan Amendment 18055
(Associated Zoning Case Z2018177)
SUMMARY:
Comprehensive Plan Component: North Sector Plan
Plan Adoption Date: August 5, 2010
Current Land Use Category: “Rural Estate Tier”
Proposed Land Use Category: “Agribusiness Tier”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: June 27, 2018. This case is continued from the May 9, 2018 and May 23, 2018 Planning hearings.
Case Manager: Kayla Leal
Property Owner: Carlo & Vera Salvatore
Applicant: Paolo Salvatore
Representative: UP Engineering, LLC
Location: 20951 Milsa Drive
Legal Description: Lot 52, Lot 53, Lot 54, and Lot 55, NCB 35733
Total Acreage: 4.0
Notices Mailed
Owners of Property within 200 feet: 9
Registered Neighborhood Associations within 200 feet: Friends of Friedrich Wilderness Park
Applicable Agencies: Parks Department, Camp Bullis
Transportation
Thoroughfare: Milsa Drive
Existing Character: Local Street
Proposed Changes: None known
Public Transit: There are no nearby VIA bus routes.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: North Sector Plan
Plan Adoption Date: August 5, 2010
Update History: None
Plan Goals:
• NR-3.1 Where feasible, incorporate low impact development features to reduce the need for structural onsite retention facilities and foster healthy vegetation through natural infiltration.
• LU-1.1 Locate buffers between high density/intensity land uses that are potentially incompatible.
• LU-1.6 Identify and preserve appropriate areas, including floodplains, (based on size, location and ecological value) for preservation of natural resources.
• LU-5.2 Encourage development and preservation of diverse and distinctive neighborhoods that build on the patterns of the natural landscape and are sensitive to their locations and historic contexts.
Comprehensive Land Use Categories
Land Use Category: “Rural Estate Tier”
Description of Land Use Category: Commercial uses to serve these low density rural estate neighborhoods should be located at the intersection of arterials, collectors, and/or rural roads. Although these uses are small scale, they serve a large geographic area and therefore are primarily accessed by car, nearby road should be friendly to bicycles and pedestrians.
RESIDENTIAL: Low Density Residential Estate
Generally: Large tract detached single family housing; Served by central water and septic systems; Lots greater than 1/2 acre.
NON-RESIDENTIAL: Neighborhood Commercial
Generally: Outlying areas where detached and limited retail services such as convenience stores, service stations, professional offices, restaurants, bed and breakfasts, and other small businesses are appropriate
Permitted Zoning Districts: RP, RE, R-20, O-1, NC, C1, RD
Land Use Category: “Agribusiness Tier”
Description of Land Use Category: Agriculture uses are permitted throughout the tier. Light Industrial uses should be screened and buffered from adjoining nonindustrial uses. Commercial uses should be located at the intersections of arterials and collectors or rural roads, or clustered into rural commercial villages located along arterials.
RESIDENTIAL: Farm Homestead
Generally: Large tract (25 acres or greater) detached single family housing significantly buffered from industrial uses. Farm worker housing is appropriate.
NON-RESIDENTIAL: Agriculture and Light Industry
Generally: Isolated areas where businesses that produce, process, or distribute agricultural products and/or livestock and conduct related agribusiness activities are appropriate
Permitted Zoning Districts: FR, I-1, MI-1, BP, L, RP, L
Land Use Overview
Subject Property
Future Land Use Classification:
Rural Estate Tier
Current Land Use Classification:
Vacant Residential Structure
Direction: North
Future Land Use Classification:
Rural Estate Tier
Current Land Use Classification:
Construction Contractor Facility
Direction: East
Future Land Use Classification:
Suburban Tier
Current Land Use Classification:
Construction Contractor Facility with Outdoor Storage
Direction: South
Future Land Use Classification:
Natural Tier
Current Land Use Classification:
Friends of Friedrich Wilderness Park
Direction: West
Future Land Use Classification:
Natural Tier
Current Land Use:
Friends of Friedrich Wilderness Park
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The subject property is not located within a Regional Center nor a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff and Planning Commission (6-1) recommend Denial.
Sector Plan Criteria for review:
• The recommended land use pattern identified in the North Sector Land Use Plan I 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 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 Base.
• Significantly alter recreational amenities such as open space, parks, and trails.
The applicant is requesting the Plan Amendment in order to expand the neighboring construction contractor facility. There is an existing structure on the property. While the request is consistent with some surrounding uses, a saturation of industrial uses is not recommended. The location of the subject property is not appropriate for the proposed use. It fronts Milsa Drive and is abutting Friends of Friedrich Wilderness Park. The requested land use of “Agribusiness Tier” is not suitable this location. The expansion of the adjacent construction contractor facility does not meet plan goals of the North Sector Plan, such as incorporating low impact development, locating buffers between high intensity land uses that are potentially incompatible and encouraging development that build on the patterns of the natural landscape.
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: Z2018177
Current Zoning: "R-20 MLOD-1 MSAO-1" Residential Single-Family Camp Bullis Military Lighting Military Sound Attenuation Overlay District
Proposed Zoning: "L S MLOD-1 MSAO-1" Light Industrial Camp Bullis Military Lighting Military Sound Attenuation Overlay District with Specific Use Authorization for a Construction Contractor Facility and Outside Storage
Zoning Commission Hearing Date: May 15, 2018