DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 8
SUBJECT:
Zoning Case Z2018136
(Associated Plan Amendment 18043)
SUMMARY:
Current Zoning: "RE MLOD-1 MSAO-1" Residential Estate Camp Bullis Military Lighting Overlay Camp Bullis Military Sound Attenuation Overlay District
Requested Zoning: “C-2 NA MLOD-1 MSAO-1" Commercial Nonalcoholic Sales Camp Bullis Military Lighting Overlay Camp Bullis Military Sound Attenuation Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: July 3, 2018. This case is continued from the June 19, 2018 Zoning hearing.
Case Manager: Nyliah Acosta, Planner
Property Owner: Heritage Montessori Academy, LLC
Applicant: Alvin G. Peters
Representative: Alvin G. Peters
Location: 19389 Babcock Road
Legal Description: 21.27 acres out of CB 4719
Total Acreage: 21.27
Notices Mailed
Owners of Property within 200 feet: 8
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: Camp Bullis, Planning Department
Property Details
Property History: The subject property was annexed into the City of San Antonio in 2017 and zoned “RE” Residential Estate District, by Ordinance 2017-08-31-0624.
Topography: A portion of the property is within the 100 year floodplain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: R-6, MF-33, MF-18, C-2
Current Land Uses: Apartments
Direction: East
Current Base Zoning: R-6, RE
Current Land Uses: Vacant Lots
Direction: South
Current Base Zoning: None
Current Land Uses: Single-Family Residences
Direction: West
Current Base Zoning: RE, C-2 S
Current Land Uses: Vacant Lot, Gas Station
Overlay and Special District Information: All surrounding properties carry the "MLOD-1" Military Lighting Overlay District, due to their proximity to Camp Bullis. The "MLOD-1" does not restrict permitted uses, but does regulate outdoor lighting in an effort to minimize night-time light pollution and its effects on operations at the military installation.
All surrounding properties carry the "MSAO-1" Camp Bullis Military Sound Attenuation Overlay District, due to their proximity to Camp Bullis. The "MSAO-1" does not restrict permitted uses, but does enforce construction standards intended to lessen the impact of external noise from the nearby military installation. The “MSAO-1” regulations apply to new construction of habitable structures.
Transportation
Thoroughfare: Babcock Road
Existing Character: Secondary Arterial
Proposed Changes: None Known
Thoroughfare: Heuermann Road
Existing Character: Secondary Arterial
Proposed Changes: None Known
Thoroughfare: Kyle Seale Parkway
Existing Character: Secondary Arterial
Proposed Changes: None Known
Public Transit: There are no VIA routes within walking distance of the subject property.
Traffic Impact: A Traffic Impact Analysis (TIA) is required. The traffic generated by the proposed development exceeds the threshold requirements.
Parking Information: Retail- Minimum 1 per 300 sf of GFA. Office- Minimum 1 per 300 sf GFA
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current base zoning district. Single-family dwelling (detached) with a minimum lot size of one acre (43,560 square feet) and a minimum lot width of 120 feet, accessory dwelling, public and private schools are allowed in the “RE” district.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The subject property is not within a Regional Center or a Premium Transit Corridor.
Staff Analysis and Recommendation: Staff recommends Approval, pending Plan Amendment.
Criteria for Review: According to Section 35-421, zoning amendments shall be based on the approval criteria below.
1. Consistency:
The property is located within the North Sector Plan, and is currently designated as “Rural Estate Tier” in the future land use component of the plan. The requested “C-2” Commercial base zoning district is not consistent with the future land use designation. The applicant has requested a Plan Amendment to change the future land use from “Rural Estate Tier” to “Mixed Use”. Staff and Planning Commission recommend Approval.
2. Adverse Impacts on Neighboring Lands:
Staff finds no evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. The applicant proposes to develop the property for retail, a daycare, and apartments. Urban design standards are required in order to maintain a neighborhood commercial scale, to promote pedestrian activity, and to maintain the unique character of the center. Encouraging mixed-use zones around existing and new facilities foster a mix of activities and social interaction.
3. Suitability as Presently Zoned:
The current “RE” base zoning district is no longer a trend in the current development pattern. The “C-2” district will offer retail, office, and other small scale commercial services, that are more appropriate for the neighborhood.
4. Health, Safety and Welfare:
Staff has found no indication of likely adverse effects on the public health, safety, or welfare.
5. Public Policy:
The rezoning request does not appear to conflict with any public policy objective.
6. Size of Tract:
The subject property totals 21.27 acres in size, which accommodates the uses permitted in “C-2” Commercial District.
7. Other Factors:
The zoning change application has been reviewed by JBSA Camp Bullis organizations. JBSA concurs with this request. However, there are additional comments for consideration in planning and development.
They are as follows:
a. There are documented GCWA and karst invertebrates near this site within the city’s Woodlawn Hills and Friedrich Wilderness Park. The habitat compliance form is not due until the platting stage. GCWA and karst invertebrate surveys should be done and results sent to UDFWS before any land clearing is done.
b. 2011 USFWS Recovery Plan for Bexar County Karst Invertebrates: “Zone 2. Areas having a high probability of containing habitat suitable for listed invertebrate karst species.”
c. North Sector Plan (2010)
• Objective 8: Avoid Golden-cheeked Warbler endangered species displacement. Developers seeking permits to develop property in excess of two acres will be required to submit a San Antonio Habitat Certification which requires a signed and notarized affidavit attesting to compliance with the Endangered Species Act. If analysis demonstrates that a development proposal will likely lead to the dislocation of Golden-cheeked Warblers, developers will prepare a mitigation plan commensurate with the impact.”
• Objective 7: To comply with the Endangered Species Act and prevent the reduction of karst invertebrate habitat. If the karst feature is disturbed by development, direct/indirect contamination, or changes to water flow/water availability, the species may be lost at that location. Additionally, karst invertebrates are an indicator of water quality and quantity.
d. To mitigate potential interference with existing JBSA operational systems, please coordinate with 502 CS Spectrum Manager prior to use of ay Spectrum dependent systems (i.e.: two-way radio communications, or any type of wireless technologies) during construction. If applicable, coordination is also requested by facility user prior to installation/use of any Spectrum dependent commercial or manufacturing equipment.