DEPARTMENT: Planning and Community Development
DEPARTMENT HEAD: John M. Dugan, AICP
COUNCIL DISTRICTS IMPACTED: 8
SUBJECT:
Plan Amendment 15082: Public Hearing and consideration of a resolution for Plan Amendments to the future land use plan of the North Sector Plan, related to the Annexation of the IH-10 West Area for Limited Purposes
SUMMARY:
Public hearing and consideration of a resolution that recommends various amendments related to the Annexation of the IH-10 West Area for Limited Purposes to the future land use plan of the North Sector Plan. Staff recommends approval.
BACKGROUND INFORMATION:
On December 4, 2014, the City Council directed staff to prepare studies and bring forward the IH 10 West Area for Limited Purpose Annexation. Department of Planning and Community Development (DPCD) with Development Services Department (DSD) 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 8, 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 September 2, 2015, letters of the public hearing schedule proposed land use plan, and zoning were mailed to property owners, neighborhood associations and planning team members.
The IH-10 West annexation area consists of approximately 9,560 acres (14.94 square miles) in Bexar County located along IH-10 West adjacent to Camp Bullis from the San Antonio City limits to Boerne’s Extraterritorial Jurisdiction (ETJ) line and is located within the San Antonio’s ETJ. Per the 2010 U.S. Census Bureau, there are approximately 12,871 residents in the proposed annexation area and the twenty year projected population is 22,928 based on 26 Master Development Plans (MDPs). The current median single family residential value is $287,610.
|
Profile of IH-10 West Annexation Area |
|
IH-10 West Annexation Area |
Existing |
Projected 20 Year |
|
Population |
12,871 |
22,928 |
|
Single Family Units |
3,618 |
6,692 |
|
Commercial Acres |
578 |
694 |
|
Multi-Family Acres |
49 |
72 |
|
Median Home Value (Current) |
$287,610 |
The proposed annexation would protect the Edwards Aquifer Recharge Zone and the quality of development through the extension of zoning and city codes, include emerging residential developments and commercial centers, expand the city’s economic vitality as a regional center by providing certainty and predictability, preserve the U.S. military missions through land use controls, facilitate long range planning in environmentally sensitive areas and growth centers, and enhance the City’s overall regional economic position in bringing new jobs, population, and investment to the region.
There are a total of 26 Master Development Plans (MDPs) within the IH-10 West area and several other developed and developing neighborhoods that are not listed as MDPs. The MDPs in the study area are at varying levels of completion. Several of the MDPs were platted in the 1980s and 1990s but the majority of the MDPs were platted after the year 2000 which indicates the rise in residential development in the IH-10 West study area.
Existing Land Use - The IH-10 West annexation area primarily consists of single family uses, with some multi-family, commercial, and agricultural uses. The table and map below detail the existing land use based on 2014 Bexar County Appraisal District data.
|
Land Use (LU) Category |
No. of Acres |
Acres/ LU Category |
Parcels |
|
Single-family Residential |
3,588 |
38% |
5,116 |
|
Multi-family Residential |
49 |
0.5% |
3 |
|
Commercial |
578 |
6% |
105 |
|
Agriculture/ Open Space |
998 |
10% |
51 |
|
Vacant Lots |
1,358 |
14% |
632 |
|
Utility |
4 |
.04% |
5 |
|
Exempt |
17 |
.1% |
13 |
|
Mobile Home |
123 |
1.2% |
293 |
|
Unknown |
2,340 |
25% |
118 |
|
Right-of-way |
505 |
5% |
NA |
|
TOTAL |
9,560 |
100% |
6,336 |
|
Floodplain |
598 |
6.3% |
NA |
The North Sector Plan - The IH-10 West annexation area is subject to the North Sector Plan, adopted in 2010. The Plan is a component of the Comprehensive Master Plan of the City. The adopted future land use is depicted in the attached map.
The North Sector Plan has designated the highest density residential and commercial intensity in the General Urban Tier. Moderate residential density and commercial intensity uses are designated as Suburban Tier, primarily for planned and exiting residential neighborhoods and community commercial uses. Country Tier is designed for large tract, detached single family housing served by well and septic, generally greater than 10 acres, while the Rural Estate Tier can accommodate lots that are half an acre or greater. Natural Tier designations include parks, recreational areas, golf courses, and floodplain areas.
ISSUE:
Proposed Land Use Plan Amendments - Several amendments to the North Sector Plan are proposed for the annexation area. Among these proposed changes are the expansion of the Suburban Tier uses along IH-10 West, the reduction of Country Tier land use, and the addition of Rural Estate Tier and Suburban Tier land use in the area east of IH-10 West and north of Boerne Stage Road. South of Ralph Fair Road and east of IH-10 West, Suburban Tier land use was expanded and Rural Tier land use was reduced to reflect current development trends. The areas near Heuermann and Babcock Roads as well as the Kyle Seale Parkway also saw an increase to Suburban Tier land use. A General Urban Tier is proposed for the intersection of IH-10 W and Old Fredericksburg Road.
The future land use plan and amendments for the annexation area were detailed for each parcel on the interactive map program on the City of San Antonio’s Department of Planning and Community Development Proposed Annexation web site: <http://www.sanantonio.gov/Planning/PlanningUrbanDesign/Annexation/AnnexationProgram.aspx>
The proposed land use plan amendment considers the following planning principals based on the 1997 Master Plan and the North Sector Plan policies:
• Distribute land uses to meet the physical, social, cultural, economic, and energy needs of present and future populations
• Ensure that the proposed land uses and development are compatible in their use, character and size to the site and surrounding area
• Develop and maintain parks, open space, and recreational opportunists in all parts of the community.
• 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
• Integrate environmental quality protection into all phases of local planning and policy implementation
• Develop and implement a management plan for land use activities which includes the best management practices, based on scientific study, that will protect the recharge and drainage zones of the Edwards Aquifer from pollution
• Continue to implement standards and guidelines of existing scenic corridors, gateway corridors and overlay districts to maintain and enhance a consistent design theme
• Future land uses should be compatible. w
FISCAL IMPACT:
There is no fiscal impact related to the proposed land use plan amendments.
RECOMMENDATION:
The proposed land use plan amendments are consistent with the 1997 Master Plan Policies and the North Sector Plan. Staff recommends approval.
ATTACHMENTS:
Planning Commission Resolution with Adopted and Proposed Future Land Use Plan Exhibits