DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 10
SUBJECT:
Plan Amendment 18109
(Associated Zoning Case Z2018353)
SUMMARY:
Comprehensive Plan Component: North Sector Plan
Plan Adoption Date: August 5, 2010
Current Land Use Category: “Suburban Tier”
Proposed Land Use Category: “General Urban Tier”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: October 24, 2018
Case Manager: Kayla Leal, Planner
Property Owner: Santikos Raw Land, LLC
Applicant: Cardinal MF, LLC
Representative: Kaufman & Killen, Inc.
Location: Generally located in the 6800 Block of NE Loop 1604
Legal Description: 26.386 acres out of CB 5021
Total Acreage: 26.386
Notices Mailed
Owners of Property within 200 feet: 22
Registered Neighborhood Associations within 200 feet: Fox Run Neighborhood Association
Applicable Agencies: Texas Department of Transportation
Transportation
Thoroughfare: Loop 1604
Existing Character: Freeway
Proposed Changes: None known
Thoroughfare: Stahl Road
Existing Character: Local Road
Proposed Changes: None known
Public Transit: There are no bus stops within walking distance.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: North Sector Plan
Plan Adoption Date: August 5, 2010
Plan Goals:
LU-3.1 Set priority for pursuing a compatible and highest and best use for development of vacant infill and underutilized parcels between Loop 1604 and Loop 410 in a compatible manner as recommended in the Sector Land Use Plan.
LU-3.3 Promote job growth in the Specialized, Regional, and Mixed Use Centers to achieve the City’s diversified business targets through land use guidance and economic incentives.
Comprehensive Land Use Categories
Land Use Category: “Suburban Tier”
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
Land Use Category: “General Urban Tier”
Description of Land Use Category:
RESIDENTIAL: Medium to High Density
Generally: Small tract detached Multi-Family including apartments, quadplexes, triplexes, duplexes, and townhomes (condominiums)
NON-RESIDENTIAL: Community Commercial
Generally: Urbanized areas where frequent and/or attached walkable retail services such as convenience retail stores, live/work units, cafes, grocery stores, hotels, clinics and other small businesses are appropriate
LOCATION: Community commercial uses in the General Urban Tier, which serve medium and high density residential uses, should be located at the intersections of arterials and/or collectors. Serving both a local and wider community, these commercial areas should be accessible by walking from nearby residents, biking within the vicinity, and cars from a broader range. Parking for both cars and bikes should be located as to not interfere with pedestrian circulation.
Permitted Zoning Districts: R-4, R-3, RM-6, RM-5, RM-4, MF-18, MF-25, MF-33,
O-1.5, C-1, C-2, C-2P, UD
Land Use Overview
Subject Property
Future Land Use Classification:
Suburban Tier
Current Land Use Classification:
Vacant Lot
Direction: North
Future Land Use Classification:
Suburban Tier
Current Land Use Classification:
Vacant Land
Direction: East
Future Land Use Classification:
Regional Center
Current Land Use Classification:
Loop 1604, Rolling Oaks Mall
Direction: South
Future Land Use Classification:
Regional Center
Current Land Use Classification:
Commercial Uses
Direction: West
Future Land Use Classification:
Suburban Tier
Current Land Use:
Single-Family Residential
FISCAL IMPACT:
None known
Proximity to Regional Center/Premium Transit Corridor
The subject property is located within the Rolling Oaks Regional Center and is located within a half-mile of the Austin Highway Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff recommends Approval.
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 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 Army Base.
• Significantly alter recreational amenities such as open space, parks, and trails.
The applicant is requesting the Plan Amendment in order to develop a multi-family apartment complex. The request is consistent with surrounding uses and does not pose likely adverse effects. The “General Urban Tier” land use encourages multi-family development.
ALTERNATIVES:
1. Recommend Denial 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: Z2018353
Current Zoning: “C-3 AHOD” General Commercial Airport Hazard Overlay District and “C-2NA AHOD” Commercial Nonalcoholic Sales Airport Hazard Overlay District
Proposed Zoning: “MF-25 AHOD” Multi-Family Airport Hazard Overlay District
Zoning Commission Hearing Date: November 6, 2018