DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick J. Sanchez
COUNCIL DISTRICTS IMPACTED: District 4
SUBJECT:
Plan Amendment 15024
(Associated Zoning Case Number Z2015112 S)
SUMMARY:
Comprehensive Plan Component: West/Southwest Sector Plan
Plan Adoption Date: April 21, 2010
Current Land Use Category: Agribusiness Tier
Proposed Land Use Category: Suburban Tier
BACKGROUND INFORMATION:
Planning Commission Hearing Date: March 11, 2015
Case Manager: Robert C. Acosta, Planner
Property Owner: Lorraine Wauters
Representative: Vincent Gerard and Associates, Inc.
Location: Approximately 0.13 acres of land out of NCB 13965, Irrigated Subdivision located at 5524 Morey Road
Total Acreage: 0.13 acres
Notices Mailed
Owners of Property within 200 feet: 3
Registered Neighborhood Associations within 200 feet: None
Planning Team: 35
Applicable Agencies: Joint Base San Antonio Lackland AFB
Transportation
Thoroughfare: Morey Road
Existing Character: Local
Proposed Changes: None
Thoroughfare: Growdon Road
Existing Character: Local Street
Proposed Changes: None
There is no VIA bus stop in the immediate area.
ISSUE:
Plan Adoption Date: April 21, 2010
Update History: None
ED-4.4 Encourage upgrades to existing infrastructure within Loop 410
Comprehensive Land Use Categories
Agribusiness Tier: RESIDENTIAL: Farm Homestead. Generally: Large tract (25 acres or greater) detached single family housing significantly buffered from industrial uses. Farm worker housing is appropriate. NON-RESIDENTIAL: Agriculture and Light Industry. Generally: Isolated areas where businesses that produce, process, or distribute agricultural products and/or livestock and conduct related agribusiness activities are appropriate. LOCATION: Agriculture uses are permitted throughout the tier. Light industrial uses should be screened and buffered from adjoining nonindustrial uses. Commercial uses should be located at the intersections of arterials and collectors or rural roads, or clustered into rural commercial villages located along arterials.
Example Zoning Districts:
FR, I-1, MI-1, BP, L, RP, L
Comprehensive Land Use Categories
Suburban Tier: Suburban Tier land use includes both residential and non-residential uses. Residential uses are typically low to medium densities. They are generally attached and detached single family; multi-family housing (duplex, triplex, quadplex), townhomes, garden homes, and condominiums. Non-residential uses are typically in neighborhood and community commercial intensity. Detached retail services such as service stations, professional offices, bakeries, restaurants, bookstores, supermarkets, clinics, hotels, and other retail stores are appropriate. 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. Neighborhood uses should be accessible by pedestrians. 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. Community commercial uses should be accessible by car and bike, and the commercial areas should be pedestrian friendly.
Example 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
Land Use Overview
Subject Property
Future Land Use Classification
Agribusiness Tier
Current Use
Vacant Lot
North
Future Land Use Classification
Civic Center
Current Use
City Public Works facility
East
Future Land Use Classification
Agribusiness Tier
Current Use
Commercial Use
South
Future Land Use Classification
Agribusiness Tier
Current Use
Vacant Lot
West
Future Land Use Classification
Agribusiness Tier
Current Use
Vacant Lot
LAND USE ANALYSIS:
Sector Plan Criteria for review:
· The recommended land use pattern identified in the West/Southwest 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 West/Southwest Sector Plan.
The entire West/Southwest Corridor along State Highway 151 has experienced strong and rapid growth. The applicant requests this plan amendment and associated zoning change in order to construct a wireless communication facility on a small portion of a 35 acre tract. The subject property is currently zoned "NP-10" and is not consistent with the current land use designation of Agribusiness Tier. A rezoning for a Specific Use Authorization is required for the use. In order for the current base zoning of "NP-10" to remain, a plan amendment to Suburban Tier is required. The proposed amendment to Suburban Tier will not significantly alter the land use pattern or character of the immediate area as the proposed change only affects approximately 5,625 square feet or .013 acres of the total 35 acre tract.
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 Lackland AFB.
· Significantly alter recreational amenities such as open space, parks, and trails.
The subject property's location adjacent to Port San Antonio and its close proximity to the mix of community scale residential and commercial developments along State Highway 151 make it appropriate for the Suburban Tier classification. The Suburban Tier land use classification would support the goals of the West/Southwest Sector Plan of protecting the existing residential neighborhoods and discouraging developments of incompatible uses and encourage upgrades to existing utility infrastructure within Loop 410. Additionally, the subject property is within the boundaries of the Lackland AFB Influence Area, and the proposed change is not anticipated to pose any negative impact on military operations or adversely affect any recreational amenities in the area.
ALTERNATIVES:
1.Recommend denial of the proposed amendment to the West/Southwest Sector Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff recommends approval. The subject property's location adjacent to Port San Antonio and its close proximity to the mix of community scale residential and commercial developments along State Highway 151 make it appropriate for the Suburban Tier classification.
PLANNING COMMISSION RECOMMENDATION:
Approval. Resolution Attached
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2015112 S
Current Zoning: "NP-10 AHOD" Neighborhood Preservation Airport Hazard Overlay District
Proposed Zoning: "NP-10 S AHOD" Neighborhood Preservation Airport Hazard Overlay District with a Specific Use for a wireless communication facility
Zoning Commission Hearing Date: April 21, 2015
Zoning Commission Recommendation: Approval