DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 9
SUBJECT:
Plan Amendment Z 2019-11600034
(Associated Zoning Case Z 2019-10700125 ERZD)
SUMMARY:
Comprehensive Plan Component: North Sector Plan
Plan Adoption Date: August 5, 2010
Current Land Use Category: “Suburban Tier”
Proposed Land Use Category: “General Urban Tier”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: August 14, 2019
Case Manager: Michael Pepe, Planner
Property Owner: Rogers / Bitterblue 281, Ltd
Applicant: Jean Latsha
Representative: Brown and Ortiz, PC
Location: Generally located at southwest corner of Overlook Parkway and US Highway 281 North
Legal Description: 1.924 acres out of CB 4865 and 4926
Total Acreage: 1.924 acres
Notices Mailed
Owners of Property within 200 feet: 10
Registered Neighborhood Associations within 200 feet: None.
Applicable Agencies: Camp Bullis, San Antonio Water System, Texas Department of Transportation
Transportation
Thoroughfare: Overlook Parkway
Existing Character: Local
Proposed Changes: None Known
Public Transit: There are no VIA bus routes are within walking distance.
ISSUE:
None.
Comprehensive Plan
Comprehensive Plan Component: North Sector Plan
Plan Adoption Date: August 5, 2010
Plan Goals:
Goal HOU-2 High density housing is developed near post-secondary education facilities, principal and arterial transportation routes, and major employment areas.
HOU-2.3 Utilize High Density Residential as a buffer between principal and arterial roadways / non-residential (i.e. office, retail, commercial uses) and lower density residential housing
Comprehensive Land Use Categories
Land Use Category: “Suburban Tier”
Description of Land Use Category:
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
Generally: 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, 0-1.5, NC, C-1, C-2, C-2P
RD (Conservation Subdivision), UD
Land Use Category: “General Urban Tier”
Description of Land Use Category:
Residential: Medium to High Density Generally: Small tract detached Multi-Family including apartments, quadplexes, triplexes, duplexes, and townhomes (condominiums)
Non-Residential: Community Commercial Generally: Urbanized areas where frequent and/or attached walkable retail services such as convenience retail stores, live/work units, cafes, grocery stores, hotels, clinics and other small businesses are appropriate
Permitted Zoning Districts:
R-4, R-3, RM-6, RM-5, RM-4, MF-18, MF-25, MF-33, O-1.5, C-1, C-2, C-2P, UD
Land Use Overview
Subject Property
Future Land Use Classification:
Suburban Tier
Current Land Use Classification:
Rural
Direction: North
Future Land Use Classification:
Regional Commercial
Current Land Use Classification:
Hospital use
Direction: East
Future Land Use Classification:
Suburban Tier
Current Land Use Classification:
Rural, Utility
Direction: South
Future Land Use Classification:
General Urban Tier
Current Land Use Classification:
Rural
Direction: West
Future Land Use Classification:
General Urban Tier
Current Land Use Classification:
Rural
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The property is located within the Stone Oak Regional Center. The property is not located within of the Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff recommends Approval.
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 North 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 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 proposed “General Urban Tier” has immediate access to US Highway 281. Multifamily uses would be appropriate in this area, as there is multifamily nearby. The North Sector Plan calls for a “distinct urban edge”, which a denser development of multifamily would facilitate. The Plan also calls to integrate mixed use areas vertically and horizontally, which is enabled in the “General Urban Tier” land use category. Further, the site is surrounded by “General Urban Tier” land use and “MXD” Mixed Use District zoning, which could facilitate a mixed urban environment in the future.
ALTERNATIVES:
1. Recommend Denial of the proposed amendment to the North Sector Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION:
Z 2019-10700125 ERZD
Current Zoning: “C-2 MLOD-1 MLR-2 GC-3 ERZD” Commercial Camp Bullis Military Lighting Overlay Military Lighting Region 2 US 281 North Gateway Corridor Edwards Recharge Zone District and “MXD MLOD-1 MLR-2 GC-3 ERZD” Mixed Use Camp Bullis Military Lighting Overlay Military Lighting Region 2 US 281 North Gateway Corridor Edwards Recharge Zone District
Proposed Zoning: “MF-25 MLOD-1 MLR-2 GC-3 ERZD” Low Density Multi-Family Camp Bullis Military Lighting Overlay Military Lighting Region 2 US 281 North Gateway Corridor Edwards Recharge Zone District
Zoning Commission Hearing Date: August 20th, 2019