DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 7
SUBJECT:
Plan Amendment PA-2019-11600066
(Associated Zoning Case Z-2019-10700189)
SUMMARY:
Comprehensive Plan Component: North Sector Plan
Plan Adoption Date: August 5, 2010
Current Land Use Category: “Mixed Use Center"
Proposed Land Use Category: "Regional Center"
BACKGROUND INFORMATION:
Planning Commission Hearing Date: September 11, 2019
Case Manager: Mercedes Rivas, Senior Planner
Property Owner: CSA Holdings, LLC
Applicant: Clayton J. Strolle
Representative: Clayton J. Strolle
Location: 5063 Northwest Loop 410
Legal Description: Lot 2, Block 2, NCB 17120
Total Acreage: 6.215
Notices Mailed
Owners of Property within 200 feet: 10
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: Planning Department and Texas Department of Transportation
Transportation
Thoroughfare: Northwest Loop 410
Existing Character: Highway
Proposed Changes: None
Public Transit: There are 2 VIA bus stops within .5 mile of the subject property.
Routes: 607
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: North Sector Plan
Plan Adoption Date: August 5, 2010
Plan Goals:
• ED-1.2 Continue to locate compatible employment uses at the intersections of US 281 and Loop 410
• ED-1.3 Continue to maintain and revitalize the North Sector to retain and expand vibrant retail and commercial uses within the IH-10, IH-35, Loop 410 and Loop 1604 corridors and/or centers.
• ED-1.4 Work cooperatively with other incorporated and adjacent cities and counties, and other local and regional economic development entities to retain, expand, and improve the North Sector economic base.
Comprehensive Land Use Categories
Land Use Category: “Mixed Use Center"
Description of Land Use Category: Mixed Use Centers serve Suburban, General Urban, and Rural Tiers outside of the Urban Core Tier. Although mixed use developments are encouraged, Community Commercial and Office uses are also appropriate. The higher intensity of the residential and commercial uses should be located on, or at the intersection of, arterials and collectors. Streets should accommodate high volumes of commercial traffic for cars while accommodating safe and inviting access for pedestrians and bicycles within and around the center. High capacity transit should be encouraged.
Permitted Zoning Districts: MF-40, MF-50, O-1, O-1.5, O-2, C-1, C-2, C-2P, UD,
FBZD, TOD, MXD, MPCD
Land Use Category: "Regional Center"
Description of Land Use Category: 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:
Regional Center
Current Land Use Classification:
Movie Theater
Direction: North
Future Land Use Classification:
Mixed Use Center
Current Land Use Classification:
Apartments
Direction: East
Future Land Use Classification:
Mixed Use Center
Current Land Use Classification:
Grocery Store
Direction: South
Future Land Use Classification:
Mixed Use Center
Current Land Use Classification:
Shopping Center
Direction: West
Future Land Use Classification:
Mixed Use Center
Current Land Use:
Apartments
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The property is part of the Medical Center Regional Center and is not within premium transit corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends Approval.
The proposed land use amendment from “Mixed Use Center" to "Regional Center" was requested to rezone the property to "C-3 AHOD" General Commercial. This amendment is consistent with the proposed zoning and aligns with the land use goals of the North Sector Plan ED-1.3 to continue to maintain and revitalize the North Sector to retain and expand vibrant retail and commercial uses within the IH-10, IH-35, Loop 410 and Loop 1604 corridors and/or centers.
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 Air Force Base.
• Significantly alter recreational amenities such as open space, parks, and trails.
ALTERNATIVES:
1. Recommend denial of the proposed amendment to North Sector Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2019-10700189
Current Zoning: "C-3NA AHOD" General Commercial Nonalcoholic Sales Airport Hazard Overlay District
Proposed Zoning: "C-3 AHOD" General Commercial Airport Hazard Overlay District
Zoning Commission Hearing Date: September 17, 2019