|Public Hearing - Planning: Consider a request for Zone Case 3033-A, a request of Parkhill, Smith & Cooper, for Westwind Realty, LP, for Specific Use for Hospital, to allow a hospital to be constructed on 90 acres of land zoned Transitional (T) & Interstate Highway Commercial (IHC) at 7620 82nd Street, northwest of the corner of Wausau Avenue and 82nd Street, West Ridge Commercial Park Tracts A-C, and 65 acres of unplatted land out of Block AK, Section 31 AB 243 TR E2A, and consider an ordinance.
The applicant has requested approval of a Specific Use for the land use category "Hospital" to be applied to land zoned Transitional (T) and Interstate Highway Commercial (IHC).
The IHC district does not allow a hospital by right; however within the Specific Use section, a hospital is allowed in any district that has a site larger than 5 acres at the time of application.
Previous Zoning History:
Zone Case 3033 - April 14, 2005, City Council approved a rezoning to Interstate Highway Commercial (IHC) at this location.
Adjacent Land Uses and Zoning:
North: Transitional (T); Marsha Sharp Freeway, vacant land
South: Interstate Highway Commercial (IHC); Buffalo West Subdivision, Buffalo Wild Wings
East: Transitional (T); Rancho Verde Estates, single family homes and vacant land
West: Transitional (T); Marsha Sharp Freeway, vacant land
Conformance with Future Land Use Plan (FLUP):
The 2040 Future Land Use Plan (FLUP) has the area designated for “Commercial” land uses. Although IHC zoning would not typically be listed in this land use category, it is appropriate in this location, as the property fronts Marsha Sharp Freeway, an expressway. The request for Specific Use for a hospital, in addition to the IHC zoning, is appropriate in this location as well.
Conformance with Zoning Code:
The request for IHC Specific Use for a hospital is consistent with the Zoning Code.
According to the Zoning Code, the purpose of the IHC district is: “. . . to provide for quality commercial office, retail and wholesale uses which serve a city-wide or regional area. Such uses require careful consideration when adjacent to residential areas.”
According to the Zoning Code, the purpose of the Specific Use district is, “…to provide for design and land use flexibility in the various districts. This district provides for variations in the land use standards within the [zoning] ordinance, provided the intent, principles, and innovations of modern urban planning and design are used.”
A hospital will serve the City of Lubbock and the City of Wolfforth, as well as regional areas nearby.
Impact on Surrounding Uses:
Some of the uses permitted in the IHC district, such as a restaurant, nightclub, veterinary hospital etc., are light to medium commercial uses generating medium volumes of traffic. A hospital could generate high volumes of traffic; however, it is unlikely that the traffic would have a negative impact on the area, as the majority of the traffic will likely be coming from Marsha Sharp Freeway.
Effect on Adjacent Streets and Thoroughfare System:
There should not be a negative impact on the adjacent streets and thoroughfare system with a Specific Use for a hospital added to the area. This property is located on Marsha Sharp Freeway, 82nd Street, and Wausau Avenue. Marsha Sharp Freeway is designated as an expressway, 82nd Street is designated as a thoroughfare, and Wausau Avenue is designated as a collector. These streets will be able to handle the traffic generated by a hospital.
Staff recommends approval of the request due to the following reasons:
1. The request is inconsistent with the 2040 Future Land Use Plan; however, when looked at in light of the street network and Comprehensive Plan principles, it is appropriate.
2. The request meets the purpose of the IHC zoning district and the Specific Use chapter.
3. The request should not have a negative impact on traffic or the surrounding area.
Planning and Zoning Commission Hearing:
No citizens spoke in favor of, or in opposition to the request. A total of 6 notices were sent to adjacent property owners. Staff received 1 written response in favor of the request.
On December 4, 2018, the PZC recommended approval of the request by a unanimous vote.