DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 4
SUBJECT:
Plan Amendment PA 17022
(Associated Zoning Case Z2017070)
SUMMARY:
Comprehensive Plan Component: Heritage South Sector Plan
Plan Adoption Date: September 16, 2010
Current Land Use Category: Natural Tier, RIMSE/Agribusiness Tier, and Suburban Tier
Proposed Land Use Category: Suburban Tier
BACKGROUND INFORMATION:
Planning Commission Hearing Date: March 08, 2017
Case Manager: Logan Sparrow, Principal Planner
Property Owner: Presto Tierra, LLC, PDC Preserve at Medina River, and CST Stations Texas, LLC
Applicant: Fermin Rajunov
Representative: Brown and Ortiz, PC
Location: Generally located southwest of the intersection of State Highway 16 and Watson Road.
Legal Description: 534.22 acres out of CB 4296, CB 4297, and CB 4298
Total Acreage: 534.22
Notices Mailed
Owners of Property within 200 feet: 35
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: None
Transportation
Thoroughfare: State Highway 16
Existing Character: Super Arterial Type B
Proposed Changes: None known
Thoroughfare: Watson Road
Existing Character: Enhanced Secondary Arterial
Proposed Changes: None known
Public Transit: There are no VIA bus routes within walking distance of the subject property.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Heritage South Sector Plan
Plan Adoption Date: September 16, 2010
Update History: None
Plan Goals: Goal LU-5: A community that applies sustainable development patterns and principals.
LU-5.1: Integrate regional town centers that include commercial, retail, office, and institutional uses into the fabric of the community.
Comprehensive Land Use Categories
Land Use Category: Natural Tier
Description of Land Use Category:
Residential: None.
Non-Residential: Limited. Ancillary uses located within existing and man-made natural areas that support active and/or passive open space and residential uses.
Permitted Zoning Districts: RP, G
Land Use Category: RIMSE/Agribusiness Tier
Description of Land Use Category:
Residential: Large tract (25 acres or greater) detached single-family housing significantly buffered from industrial uses; Farm worker housing.
Non-Residential: Isolated areas where businesses that produce, process, or distribute agricultural products and/or livestock and conduct related agribusiness activities are appropriate. In addition, research, technology, manufacturing, and allied office parks with supporting uses such as restaurants, gas stations, and other similar uses, as well as amateur and professional entertainment, sports, and music venues with supporting uses such as restaurants are allowed.
Permitted Zoning Districts: FR, I-1, MI-1, BP, RP, L
Land Use Category: Suburban Tier
Description of Land Use Category:
Residential: Small and large tract attached and detached single-family; Multifamily housing (duplex, triplex, quadrplexes); townhouses, garden homes, and condominiums.
Non-Residential: 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, O-1.5, NC, C-1, C-2, C-2P, RD (Conservation Subdivision), UD
Land Use Overview
Subject Property
Future Land Use Classification: Natural Tier, Agribusiness/RIMSE Tier, and Suburban Tier
Current Land Use Classification: Vacant, Gas Station
Direction: North
Future Land Use Classification: Suburban Tier, Agribusiness/RIMSE Tier
Current Land Use Classification: Truck Depot
Direction: East
Future Land Use Classification: Agribusiness/RIMSE Tier
Current Land Use Classification: Vacant, Agriculture
Direction: South
Future Land Use Classification: Natural Tier
Current Land Use Classification: Vacant, Agriculture
Direction: West
Future Land Use Classification: Suburban Tier, Country Tier
Current Land Use Classification: Vacant, Single-Family
Land Use Analysis
The applicant is seeking a plan amendment to change the entire 534.22 acre area to Suburban Tier land uses. The applicant proposes a development with single-family uses, as well as commercial uses, that combine to create a large-area comprehensive development.
State Highway 16 is classified as a Type B Superarterial in the San Antonio Major Thoroughfare Plan and, with Watson Road, an Enhanced Arterial, combine to provide adequate access to and from the proposed development.
In all, a total of 434.24 acres are to be developed for residential uses, and 99.95 acres of commercial development. The proposed development is sensitive to a large floodplain area running along the Medina River - this area is designated a conservation area on the Master Development Plan.
ALTERNATIVES:
1) Recommends denial of the plan amendment.
2) Make an alternate recommendation.
3) Continue the request to a future date.
FISCAL IMPACT:
None
RECOMMENDATION: Staff recommends Approval. The request for a plan amendment would introduce a large-scale development within the Heritage South Sector planning area. The proposed development is sensitive to natural areas and is supported by two major thoroughfares at the north and east of the property.
PLANNING COMMISSION RECOMMENDATION: Approval (9-0)
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2017070
Current Zoning: “MI-1 AHOD” Mixed Light Industrial Airport Hazard Overlay District, “RD-FDP AHOD” Rural Development Flex Development Plan Airport Hazard Overlay District, “RD-CS AHOD” Rural Development Conservation Subdivision Airport Hazard Overlay District
Proposed Zoning: “R-5 AHOD” Residential Single-Family Airport Hazard Overlay District, and “C-2 AHOD” Commercial Airport Hazard Overlay District
Zoning Commission Hearing Date: March 21, 2017