DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 7
SUBJECT:
Plan Amendment PA-2019-11600050
(Associated Zoning Case Z-2019-10700177)
SUMMARY:
Comprehensive Plan Component: North Sector Plan
Plan Adoption Date: August 5, 2010
Current Land Use Category: “Suburban Tier”
Proposed Land Use Category: “Regional Center”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: September 11, 2019
Case Manager: Mirko Maravi, Planner
Property Owner: Munir Ammari
Applicant: Munir Ammari
Representative: Munir Ammari
Location: 5603 Kenwick Street
Legal Description: Lot 1, Block 4, NCB 13722
Total Acreage: 0.4832
Notices Mailed
Owners of Property within 200 feet: 10
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: None
Transportation
Thoroughfare: Kenwick Street
Existing Character: Local
Proposed Changes: None Known
Public Transit: VIA bus routes are within walking distance of the subject property.
Routes Served: 88, 534, 607
Comprehensive Plan
Comprehensive Plan Component: North Sector Plan
Plan Adoption Date: August 5, 2010
Plan Goals:
• Goal ED-1 Compatible economic development along major transportation routes and existing activity centers that do not interfere with the mission of Camp Bullis.
• 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.
Comprehensive Land Use Categories
Land Use Category: “Suburban Tier”
Description of Land Use Category:
• Small and large tract attached and detached single family; Multi-family housing (duplex, triplex, quadplex); townhomes, garden homes, and condominiums.
• Neighborhoods where detached retail services such as service stations, professional offices, bakeries, restaurants, bookstores, supermarkets, clinics, hotels, and other retail stores are appropriate.
• Commercial uses in Suburban areas serve both neighborhood and community scale markets.
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
Comprehensive Land Use Categories
Land Use Category: “Regional Center”
Description of Land Use Category:
• Attached single family and multifamily housing; Mid-High rise condominium buildings, apartment complexes, and row houses.
• “Big box” or “power centers”, shopping malls, movie theaters, hospitals, office complexes, laboratories, wholesalers, and light manufacturing.
• Regional Centers accommodate the most intense commercial uses and should be located at the intersection of Expressways and Major Arterials.
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:
Suburban Tier
Current Land Use Classification:
Car Lot
Direction: North
Future Land Use Classification:
Suburban Tier
Current Land Use Classification:
Retail
Direction: East
Future Land Use Classification:
Mixed Use Center
Current Land Use Classification:
Trailer Sales
Direction: South
Future Land Use Classification:
ROW
Current Land Use Classification:
Loop 410
Direction: West
Future Land Use Classification:
Suburban Tier
Current Land Use:
Retail
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The property is located within the Medical Center Regional Center and the Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff and Planning Commission (7-0) recommend Approval.
The proposed land use amendment from “Suburban Tier” to “Regional Center” is requested in order to rezone the property to “C-3 R AHOD” Restrictive Commercial Airport Hazardous Overlay District. The subject property is well suited for the “Regional Center” land use designation. It is located on IH-410 access road, near the Bandera Road intersection, which has high intensity commercial uses. This area is predominantly “Suburban Tier”. It appears that the intention was that this area would at some point become more residential and commercial but has been established for many years as a general commercial and industrial area. Additionally, this area would benefit further from a large area land use planning with corresponding zoning consideration.
Sector Plan Criteria for review:
• The recommended land use pattern identified in the North Sector 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 Lackland Air Force Base.
• Significantly alter recreational amenities such as open space, parks, and trails.
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: Z-2019-10700177
CURRENT ZONING: “I-1 AHOD” General Industrial Airport Hazardous Overlay District
PROPOSED ZONING: “C-3 R AHOD” Restrictive Commercial Airport Hazardous Overlay District
Zoning Commission Hearing Date: September 17, 2019