DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 8
SUBJECT:
Plan Amendment PA-2019-11600073
(Associated Zoning Case Z-2019-10700269)
SUMMARY:
Comprehensive Plan Component: North Sector Plan
Plan Adoption Date: August 5, 2010
Current Land Use Category: “Rural Estate Tier”
Proposed Land Use Category: “Suburban Tier”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: January 8, 2020
Case Manager: Mirko Maravi, Senior Planner
Property Owner: Agility Setters and Associates, LLC
Applicant: Healing Hands Veterinary Services, PLLC
Representative: Patrick Christensen
Location: 7427 West Loop 1604
Legal Description: Lot 23, Block 4, NCB 14759
Total Acreage: 0.7970
Notices Mailed
Owners of Property within 200 feet: 12
Registered Neighborhood Associations within 200 feet: Hill and Dales Neighborhood Association
Applicable Agencies: Camp Bullis, SAWS, TXDOT
Transportation
Thoroughfare: West Loop 1604 North
Existing Character: Interstate
Proposed Changes: None Known
Public Transit: VIA bus routes are within walking distance of the subject property.
Routes Served: 660
Comprehensive Plan
Comprehensive Plan Component: North Sector Plan
Plan Adoption Date: August 5, 2010
Plan Goals:
• Goal ED-2 Strong and stable medical and research industries that promote economic stability in the North Sector.
• ED-2.3 Support, stimulate, and foster increased activity of existing businesses within the North Sector including but not limited to finance, insurance, real estate, medical, cyber security, research and development.
• ED-2.4 Identify and attract biotechnology and medical industry jobs that achieve the City’s strategic economic objectives.
Comprehensive Land Use Categories
Land Use Category: “Rural Estate Tier”
Description of Land Use Category:
• Large tract detached single family housing; Served by central water and septic systems; Lots greater than 1/2 acre.
• 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.
• Commercial uses to serve these low density rural estate neighborhoods should be located at the intersection of arterials, collectors, and/or rural roads.
Permitted Zoning Districts: RP, RE, R-20, O-1, NC, C1, RD
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
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 Overview
Subject Property
Future Land Use Classification:
Rural Estate Tier
Current Land Use Classification:
Vacant
Direction: North
Future Land Use Classification:
Rural Estate Tier
Current Land Use Classification:
Single-Family Residential
Direction: East
Future Land Use Classification:
Rural Estate Tier
Current Land Use Classification:
Vacant
Direction: South
Future Land Use Classification:
Right of Way
Current Land Use Classification:
West Loop 1604 North
Direction: West
Future Land Use Classification:
Rural Estate Tier
Current Land Use:
Vacant
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The property is not located within a Regional Center or the Premium Transit Corridor.
STAFF ANALYSIS & RECOMMENDATION:
Staff and Planning Commission (7-0) recommend Approval.
The proposed land use amendment from “Rural Estate Tier” to “Suburban Tier” is requested in order to rezone the property to “C-2 S UC-1 MLOD-1 MLR-2 ERZD” Commercial Nonalcoholic Sales Loop N 1604 W Corridor Overlay Camp Bullis Military Lighting Overlay Military Lighting Region 2 Edwards Recharge Zone District with Special Use Authorization for an Animal Clinic. This is consistent with the North Sector Plan’s objective to have a strong and stable industries that promote economic stability and neighborhoods where detached retail services such as professional offices are appropriate. The proposed Plan Amendment to “Suburban Tier” is a compatible land use transition from the adjacent residential zoning to the north and the expressway.
North 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 the North Sector Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z-2019-10700269 S
CURRENT ZONING: “C-2 NA UC-1 MLOD-1 MLR-2 ERZD” Commercial Nonalcoholic Sales Loop N 1604 W Corridor Overlay Camp Bullis Military Lighting Overlay Military Lighting Region 2 Edwards Recharge Zone District
PROPOSED ZONING: “C-2 S UC-1 MLOD-1 MLR-2 ERZD” Commercial Nonalcoholic Sales Loop N 1604 W Corridor Overlay Camp Bullis Military Lighting Overlay Military Lighting Region 2 Edwards Recharge Zone District with Special Use Authorization for an Animal Clinic
Zoning Commission Hearing Date: January 21, 2020