DEPARTMENT: Development Services
COUNCIL DISTRICTS IMPACTED: 8
SUBJECT:
Plan Amendment 16029
(Associated Zoning Case Z2016097)
SUMMARY:
Comprehensive Plan Component: North Sector Future Land Use Plan
Plan Adoption Date: August 5, 2010
Current Land Use Category: Suburban Tier and Civic Center
Proposed Land Use Category: Suburban Tier
BACKGROUND INFORMATION:
Planning Commission Hearing Date: March 9, 2016
Case Manager: Logan Sparrow, Senior Planner
Property Owner: Babcock Riverwalk, LLC & United States of America c/o IRS per BCAD as of April 20, 2016
Applicant: City of San Antonio
Representative: City of San Antonio
Location: 6400 block of Babcock Road and the 6300 block of Melissa Ann Street
Legal Description: 6.142 acres of land out of NCB 17204 and 29.711 acres of land out of NCB 14862
Total Acreage: 35.853
Notices Mailed
Owners of Property within 200 feet: 109
Registered Neighborhood Associations within 200 feet: Tanglewood Residents Association and Jade Oaks Homeowners Association
Applicable Agencies: None
Transportation
Thoroughfare: Babcock Road
Existing Character: Secondary Arterial Type A, two lanes in each direction without sidewalks
Proposed Changes: None known.
Thoroughfare: Melissa Ann Street
Existing Character: Local Street, one lane in each direction without sidewalks.
Proposed Changes: None known.
Public Transit: VIA Bus Route 602 operates north of the subject property at the intersection of Babcock Road and Springtime Road.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: North Sector Future Land Use Plan
Plan Adoption Date: August 5, 2010
Plan Goals:
Goal LU 1.3: Locate buffers between high density/intensity land uses that are potentially incompatible.
Goal LU 3.1: Set priority for pursuing a compatible and highest and best use for development of vacant infill and underutilized parcels between Loop 1604 and Loop 410 in a compatible manner as recommended in the Sector Land Use Plan.
Comprehensive Land Use Categories
Suburban Tier: RESIDENTIAL: Low to Medium Density.
Generally: Small and large tract attached and detached single family; Multi-family housing (duplex, triplex, quadplex); townhomes, garden homes, and condominiums.
NON-RESIDENTIAL: Neighborhood and Community Commercial.
LOCATION: Commercial uses in Suburban areas serve both neighborhood and community scale markets. Neighborhood commercial is appropriate at the intersection of residential streets and collectors, and should not encroach into residential areas. Community commercial should be located at the intersections of arterials and/or collectors. The intensity of the commercial use should not interfere with the character and density of nearby residential uses and adequate buffers should be maintained.
Related 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)
Comprehensive Land Use Categories
Civic Center: Residential: Dormitories and/or student housing
NON-RESIDENTIAL: Office, Educational, Governmental, Religious
Generally: Federal, state, county, or municipal governmental and quasi-governmental uses, public or private school or campus uses, retreat areas or campuses for religious organizations.
Land Use Overview
Subject Property
Future Land Use Classification
Suburban Tier/Civic Center
Current Use
Vacant
North
Future Land Use Classification
Suburban Tier
Current Use
Single-Family Residences, Duplex Residences, Church
East
Future Land Use Classification
Natural Tier/Suburban Tier
Current Use
Huebner Creek, Single-Family Residences
South
Future Land Use Classification
Suburban Tier
Current Use
Single-Family Residences, Vacant
West
Future Land Use Classification
Suburban Tier
Current Use
Vacant Lot, Single-Family Residential
LAND USE ANALYSIS:
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 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 current land use designation, under the North Sector Plan, is Suburban Tier and Civic Center. The Suburban Tier Land Use Classification is appropriate for the subject property. The Civic Center designation, however, is inconsistent with the use of the property. Civic Center land use allows for office, educational, governmental, and religious facilities. The proposed suburban tier is more aligned with adjacent land uses, including single-family homes, duplex dwellings, and commercial activities.
The existing Civic Center Land Use on a portion of the property inadequately provides appropriate options for the area. Amendment of the entire property to Suburban Tier will allow for commercial development on a portion of the property and “RM-4” Residential Mixed District on the remainder of the property.
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.
• Significantly alter recreational amenities such as open space, parks, and trails.
The amendment will not adversely impact the planning area; it provides a compliment and transition to the area. The North Sector Plan notes that commercial uses in the Suburban Tier are to serve the neighborhood and community. The proposed “RM-4” Residential Mixed District and “C-2” Commercial District are permitted in the Suburban Tier land use and support the North Sector Plan goal for “buffers between high density/intensity land uses that are potentially incompatible” with existing and surrounding zoning. The amendment allows for appropriate transitional zoning and buffering for the existing and surrounding low density residential zoning and land uses. Thus, the proposed amendment to Suburban Tier is an improvement to the Plan and upholds the vision of the North Sector Plan for consistency and compatibility with land uses and appropriate zoning. Additionally, Camp Bullis is not affected by this amendment; nor is it significantly altering existing or future amenities in the area.
ALTERNATIVES:
1. Recommend denial of the proposed amendment to the North Sector Future Land Use Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
FISCAL IMPACT:
None.
RECOMMENDATION: Staff recommends Approval. The proposed land use change will assign a future land use classification that is consistent with adjacent development.
PLANNING COMMISSION RECOMMENDATION: Denial (6-2).
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2016097
Current Zoning: "C-2 AHOD" Commercial Airport Hazard Overlay District and “MF-33 AHOD” Multi-Family Airport Hazard Overlay District
Proposed Zoning: "C-2 AHOD" Commercial Airport Hazard Overlay District and “RM-4 AHOD” Residential Mixed Airport Hazard Overlay District
Zoning Commission Hearing Date: March 15, 2016