DEPARTMENT: Planning and Community Development
DEPARTMENT HEAD: John Dugan, AICP
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Plan Amendment No.15083: Amending the future land use plan of the IH-10 East Corridor Perimeter Plan, related to the Annexation of the IH-10 East Area for Limited Purposes
SUMMARY:
Plan Amendment No.15083: Resolution recommending various amendments related to the Annexation of the IH-10 East Area for Limited Purposes to the future land use plan of the IH-10 East Corridor Perimeter Plan.
BACKGROUND INFORMATION:
On December 4, 2014, the City Council directed staff to prepare studies and bring forward the IH-10 E Annexation Area for Limited Purpose Annexation. Planning and Community Development with Development Services Department staff conducted field surveys of the area and analyzed aerial imagery to assess current land use. DPCD staff is proposing amendments to the land use plan based on current development trend, master development plans, and community input. An open house was held on August 4, 2015, to provide opportunity for input into the proposed land use plan. The plan was also posted on the DPCD’s web site as a static map, and on the interactive map that allowed for parcel level identification. On October 2, 2015 letters of the public hearing schedule were mailed to property owners, neighborhood associations and planning team members.
The IH-10 East Area consists of approximately 12.67 square miles of San Antonio’s Extraterritorial Jurisdiction (ETJ) generally within IH-35 North, Loop 1604 East and IH-10 East. The area is located within and bounded as follows: on the north by the east city limit line of Windcrest, Crestway Road (west of Kitty Hawk), and Kitty Hawk Road; on the east by the west city limit line of Converse, and Loop 1604 East, on the south by IH-10 East; and on the west by Ackerman Road, Gibbs Sprawl Road (to Woodlake Parkway), Woodlake Parkway, Walzem Road (north of Woodlake Parkway) and the east city limit line of Windcrest.
It abuts the municipal boundaries of neighboring cities. In addition, Randolph Air Force Base, which is located to the east to Loop 1604, is situated in close proximity to the Annexation Area. Below is a profile of the annexation area where the land use plan amendments are proposed:
|
Annexation Area |
Existing |
Projected 20 Year |
|
Population |
40,352 |
54,810 |
|
Single Family Units |
13,831 |
18,375 |
|
Commercial Acres |
1,247 |
1,432 |
|
Multifamily Acres |
76 |
77 |
|
Median Home Value (current) north of Gibbs Sprawl Rd. |
$67,315 |
**** |
|
Median Home Value (current) south of Gibbs Sprawl Rd. |
$108,415 |
**** |
A significant amount of the Annexation Area has been developed or has been approved for development. There are 25 Master Development Plans (MDPs) in the Annexation Area. The majority of the new MDPs are located between IH-10 East and Gibb Sprawl Road. New upscale subdivisions including Binz-Engleman Development, Escondido Creek, Parc of Escondido, and Woodlake Farm Ranch are being developed. Due to the proximity to Randolph Air Force Base, a major employment center, and convenient access to IH-10 East, the area will likely see the continuation of new residential development in the future.
Existing Land Use- Neighborhoods consist primarily of low density single family homes and nearby neighborhood and community commercial uses along collectors and arterials. Emerging commercial corridors include Foster Road, Walzem Road and FM 78-Seguin Road. Commercial and light industrial uses oriented towards the freight truck industry are mostly are located along IH-10 East, FM 1516 and Loop 1604.
While 57% of the annexation area is developed land, approximately 43% of the area consists of agricultural or vacant land. Approximately 14.2% of the total area is located in the FEMA 100 year floodplain; which is generally undevelopable. Existing land uses based on 2014 Bexar Appraisal District data are depicted in the map and table below.
|
Existing Land Use |
Acreage |
Percentage |
|
Single Family |
2,659.00 |
32.77% |
|
Multi-Family |
75.8 |
0.93% |
|
Vacant Land |
2,996.60 |
36.94% |
|
Farm and Ranch |
437 |
5.39% |
|
Commercial |
1,247.30 |
15.37% |
|
Utility |
0.4 |
0.00% |
|
Exempt |
30.6 |
0.38% |
|
Right-of-Way (ROW) /Other |
647.2 |
7.98% |
|
Total |
8,113 |
100% |
|
Flood Plain |
1,149.04 |
14.2% |
The IH-10 East Corridor Perimeter Plan, adopted in February 2001, and updated in 2008, encompasses a significant portion of the Annexation Area to the south of Gibbs Sprawl Road. The Plan is a component of the Comprehensive Master Plan of the City. The adopted future land use plan is depicted in the attached map.
The IH-10 East Corridor Perimeter Plan has designated a range of commercial land use intensities. Neighborhood Commercial Node (2 - 5 acres), Community Commercial Node (5 - 10 acres), and Regional Commercial Node (20 - 40 acres) designations are found along major roadways, highways and at major intersections.
Low Density Residential use has been designated for single-family residential developments and undeveloped land with Master Development Plans (MDPs). Residential patterns are typical suburban style developments with densities of approximately six to seven units per acre. The densities within these areas are possible through the provision of an organized water and sewer system. Loop 1604 generally serves as the outer limit of suburban development with new residential and commercial construction. Parks/Open Space and Resource Protection uses are designated along floodplain areas. Commercial and industrial uses are designated along IH-10 East at Loop 1604, FM 1516, and Foster Road. The majority of development located along the IH-10 East corridor is oriented toward freight trucking businesses, and leasing and rental establishments.
During the development of the IH-10 East Corridor Perimeter Plan and its subsequent update, the community expressed concern related to the evolving adjacency of industrial uses in close proximity to residential uses. The Plan recommends against locating industrial uses in close proximity to single-family uses. The Plan also recommends that areas with agricultural uses maintain their rural character as agriculture or be developed as a conservation or resource protection subdivision.
ISSUE:
Expansion of the Plan Boundaries - The area north of Gibbs Sprawl Road was not included in the IH-10 East Corridor Perimeter Plan. As such, a plan amendment is being recommended to expand the boundary of the Perimeter Plan north to Crestway Road to designate future land use to guide the zoning plan for this area.
Proposed Land Use Plan Amendments - There are additional amendments to the IH-10 East Corridor Perimeter Plan proposed for the annexation area. Among these proposed changes is the expansion of “Business Park” and “Community Commercial” uses along IH-10 East. Other proposed land use changes include adding “Regional Commercial” nodes at the intersections of North Foster Road at Binz Engleman Road, FM 78 at Woodlake Parkway, “Community Commercial” uses along North Foster Road, FM 78, Walzem Road, FM 1516, Gibbs-Sprawl Road and Crestway Drive; and “Neighborhood Commercial” uses along certain segments of Montgomery Road and Binz Engleman Road. In addition, a retirement development near Crestway and Glen Mont Drives is designated as Urban Living to support mixed use developments. A greenfield area near the intersection of FM 1516 and Binz Engleman Road has a node consisting of a mix of high density residential and community commercial uses in anticipation of new development. Residential units with zero lot lines are designated as Medium Density Residential use.
The future land use plan and amendments for the annexation area were detailed for each parcel on the City of San Antonio Planning and Community Development Department’s web site: <http://www.sanantonio.gov/Planning/PlanningUrbanDesign/Annexation/AnnexationProgram.aspx>
The proposed land use plan amendments consider the following policies from the City of San Antonio Master Plan Policies adopted in 1997, and the IH-10 East Corridor Perimeter Plan:
City Master Plan Policies:
• Distribute land uses to meet physical, social, cultural, economic, and energy needs of present and future populations.
• Encourage patterns of urban development that provide a full range of housing choices and promote a sense of community, urban vitality and the efficient provision of infrastructure.
• Support and promote residential development that will include a mix of multi-family units and single family homes in varying sizes, types and price ranges.
• Define, preserve and promote neighborhood centers which include schools, libraries, stores, transit centers and community service facilities in accessible, pedestrian friendly environments.
• Plan, locate and maintain infrastructure and utilities to facilitate and maintain safe, healthy and sustainable environments for human activity.
• Locate police, fire and emergency medical facilities to provide effective and efficient services.
• Preserve the unique, rare, and significant features of San Antonio’s natural environment.
IH-10 East Corridor Perimeter Plan:
• Encourage greater mixed-use development including a variety of quality housing options to address the range of household incomes within the Corridor.
• Provide for incremental annexations to City of Antonio to adequately service neighborhoods and ensure the compatibility of land uses.
• Improve the quality of life and safety of residents of the IH-10 East Perimeter Planning area by addressing incompatible land uses
• Concentrate commercial facilities at designated locations, particularly intersections, in order to reduce unsightly strip development and adverse traffic impact upon residential areas.
FISCAL IMPACT:
There is no fiscal impact related to the proposed land use plan amendments and boundary adjustment.
RECOMMENDATION:
The proposed boundary expansion and land use plan amendments are consistent with the 1997 Master Plan Policies and the IH-10 East Corridor Perimeter Plan. Staff recommends approval.