DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 8
SUBJECT:
Plan Amendment PA 16020
(Associated Zoning Case Z2016075 S ERZD)
SUMMARY:
Comprehensive Plan Component: North Sector Future Land Use Plan
Plan Adoption Date: August 5, 2010
Current Land Use Category: Suburban Tier
Proposed Land Use Category: Regional Center
BACKGROUND INFORMATION:
Planning Commission Hearing Date: January 27, 2016
Case Manager: Logan Sparrow, Senior Planner
Property Owner: Bexar Metro 9-1-1 Network District
Applicant: Bexar Metro 9-1-1 Network District
Representative: Mike Pedigo
Location: 4700 Quarry Run
Legal Description: Lot 9, Block 6, NCB 14848
Total Acreage: 10.94
Notices Mailed
Owners of Property within 200 feet: 9
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: SAWS, Camp Bullis
Transportation
Thoroughfare: Quarry Run
Existing Character: Local Street, one lane in each direction without sidewalks
Proposed Changes: None known
Thoroughfare: University Way
Existing Character: Local Street, one lane in each direction without sidewalks
Proposed Changes: None known
Public Transit: There are no VIA routes within the vicinity of this site
ISSUE: None
Comprehensive Plan Component: North Sector Future Land Use Plan
Plan Adoption Date: August 05, 2010
Update History: None
Goal COM-3: All emergency and public safety services are continually improved within the North Sector.
Goal LU-3: Higher density/intensity tiers are recommended adjacent or proximate to activity centers.
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)
Regional Center: RESIDENTIAL: High Density
Generally: Attached single family and multifamily housing; Mid-High rise condominium buildings, apartment complexes, and row houses.
NON-RESIDENTIAL: Regional Commercial, Office.
Non-Residential: “Big box” or “power centers”, shopping malls, movie theaters, hospitals, office complexes, laboratories, wholesalers, and light manufacturing.
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)
RELATED ZONING DISTRICTS: MF-25, MF-33, O-1, O-1.5, O-2, C-2, C-2P, C-3, UD
Land Use Overview
Subject Property
Future Land Use Classification: Suburban Tier
Current Land Use: Vacant
Direction: North
Future Land Use Classification: Suburban Tier
Current Land Use: Professional Office
Direction: East
Future Land Use Classification: Suburban Tier
Current Land Use: Vacant
Direction: South
Future Land Use Classification: Suburban Tier
Current Land Use: Vacant
Direction: West
Future Land Use Classification: Suburban Tier
Current Land Use: Vacant
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 applicant is seeking a change to Regional Center uses on a parcel of land currently designated for Suburban Tier use to allow for the development of a Bexar Metro 9-1-1 Emergency Management Center and Helistop. The North Sector Plan states as a goal that “all emergency and public safety services are continually improved within the North Sector.” Within this portion of the community there are some offices within the immediate vicinity of the subject property. Additionally, other high intensity commercial and industrial activity is located to the northwest of the subject property, including a quarry. The nearest single-family homes are approximately 400 feet to the east.
As the goal of the North Sector Plan is to encourage the improvement of emergency and public services within the Sector, the request is consistent with the intent of the plan.
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 subject property is located in an area that limits adverse impacts to adjacent properties. Existing residences are located nearly 400 feet away and the proposed use is located near uses that are of equal intensity, or slightly more intense. There is a large strip of property to the east which will buffer the helistop from the nearest residential uses. As such, the proposed use will adhere to the North Sector Plan’s goal of protecting existing residential communities. The use will not interfere with Camp Bullis Operations, nor will it have a detrimental impact on parks and open spaces.
ALTERNATIVES:
1. Recommend denial of the proposed amendment.
2. Make an alternate recommendation.
3. Continue to a future date.
FISCAL IMPACT:
None.
RECOMMENDATION: Staff recommends Approval. The subject property is located far from residential uses and near other uses of similar intensity. Additionally, the request is consistent with goals outlined in the North Sector Plan.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2016075 S ERZD
Current Zoning: “C-3 MLOD AHOD ERZD” General Commercial Military Lighting Overlay Airport Hazard Overlay Edwards Recharge Zone District
Proposed Zoning: “C-3 S MLOD AHOD ERZD” General Commercial Military Lighting Overlay Airport Hazard Overlay Edwards Recharge Zone District with Specific Use Authorization for a Helistop
Zoning Commission Hearing Date: February 2, 2016.