DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 6
SUBJECT:
Plan Amendment PA-2019-11600065
(Associated Zoning Case Z-2019-10700223)
SUMMARY:
Comprehensive Plan Component: West/Southwest Sector Plan
Plan Adoption Date: April 13, 2011
Current Land Use Category: “Suburban Tier"
Proposed Land Use Category: "General Urban Tier"
BACKGROUND INFORMATION:
Planning Commission Hearing Date: October 9, 2019
Case Manager: Mirko Maravi, Planner
Property Owner: Martin Reyes
Applicant: Raul Ayarzagoitia
Representative: Raul Ayarzagoitia
Location: 6402 Tahoka Boulevard, 6406 Tahoka Boulevard, 6403 Marcum Drive, and 6407 Marcum Drive
Legal Description: Lot 14, Lot 15, Lot 29, and Lot 30, Block 12, NCB 16522
Total Acreage: 0.5508
Notices Mailed
Owners of Property within 200 feet: 26
Registered Neighborhood Associations within 200 feet: Cable Westwood Neighborhood Association
Applicable Agencies: Lackland Air Force Base
Transportation
Thoroughfare: Tahoka Blvd.
Existing Character: Local
Proposed Changes: None Known
Thoroughfare: Marcus Dr.
Existing Character: Local
Proposed Changes: None Known
Thoroughfare: Arvil Ave.
Existing Character: Local
Proposed Changes: None Known
Public Transit: VIA bus routes are within walking distance of the subject property.
Routes Served: 76, 276
Comprehensive Plan
Comprehensive Plan Component: West/Southwest Sector Plan
Plan Adoption Date: April 13, 2011
Plan Goals:
• Goal HOU-1 Housing stock is diverse and densities are distributed in accordance with the adopted West/Southwest Sector Land Use Plan.
• Goal HOU-2 New housing developments locate near existing community facilities, schools, and physical infrastructure (e.g., streets, water, sewer, etc.) with sufficient capacity to serve new developments.
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.
• Neighborhood uses should be accessible by pedestrians.
Permitted Zoning Districts: NP-15, NP-10, NP-8, R-6, R-5, R-4, R-3, RM-6, RM5, 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: "General Urban Tier"
Description of Land Use Category:
• Small tract detached single family housing, Multi-Family including apartments, quadplexes, triplexes, duplexes, and townhomes (condominiums).
• 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
Direction: North
Future Land Use Classification:
Suburban Tier
Current Land Use Classification:
Vacant
Direction: East
Future Land Use Classification:
Suburban Tier
Current Land Use Classification:
Hotel
Direction: South
Future Land Use Classification:
Suburban Tier
Current Land Use Classification:
Vacant
Direction: West
Future Land Use Classification:
Suburban Tier
Current Land Use:
Single Family Residential
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The property is located within a half mile of a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff recommends Denial. Planning Commission (6-2) recommends Approval.
The proposed land use amendment from “Suburban Tier” to “General Urban Tier” is requested in order to rezone the property to “MF-33 MLOD-2 MLR-1 AHOD” Multi-Family Lackland Military Lighting Overlay Military Lighting Region - 1 Airport Hazard Overlay District.
This is not consistent with the West/Southwest Sector Plan’s objective to utilize housing stock in distributed densities in accordance with the adopted plan. The plan also considers the physical infrastructure capacity that comes with building a higher density amount of units. The future land use classification for the property is “Suburban Tier”, which is compatible with the existing uses in the area. The proposed Plan Amendment to “General Urban Tier” is not a compatible transition for the “R-6” base zoning to the north, south and west. Additionally “Suburban Tier” allows “MF-18” which would provide an adequate density of 10 units.
Sector Plan Criteria for review:
• The recommended land use pattern identified in the West/Southwest 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 West/Southwest 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 West/Southwest 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 approval of the proposed amendment to the West/Southwest Sector Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z-2019-10700223
CURRENT ZONING: “C-3 MLOD-2 MLR-1 AHOD” General Commercial Lackland Military Lighting Overlay Military Lighting Region - 1 Airport Hazard Overlay District and “C-3NA S MLOD-2 MLR-1 AHOD” General Commercial Nonalcoholic Sales Lackland Military Lighting Overlay Military Lighting Region - 1 Airport Hazard Overlay District with a Specific Use Authorization to allow a Cabinet Shop
PROPOSED ZONING: “MF-33 MLOD-2 MLR-1 AHOD” Multi-Family Lackland Military Lighting Overlay Military Lighting Region - 1 Airport Hazard Overlay District
Zoning Commission Hearing Date: October 15, 2019