DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 8
SUBJECT:
Plan Amendment PA-2019-11600044
(Associated Zoning Case Z-2019-10700164)
SUMMARY:
Comprehensive Plan Component: North Sector Plan
Plan Adoption Date: August 5, 2010
Current Land Use Category: “Rural Estate Tier”
Proposed Land Use Category: “Suburban Tier”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: September 11, 2019
Case Manager: Michael Pepe, Planner
Property Owner: Plains Capital Bank
Applicant: Warner Land Advisors, LP
Representative: Kaufman and Killen
Location: 7580 Luskey Boulevard
Legal Description: 18.66 acres out of NCB 18333
Total Acreage: 18.66 acres
Notices Mailed
Owners of Property within 200 feet: 22
Registered Neighborhood Associations within 200 feet: Friends of San Antonio Natural Areas
Applicable Agencies: Camp Bullis, Parks and Recreation Department
Transportation
Thoroughfare: Luskey
Existing Character: Local
Proposed Changes: None Known
Public Transit: There are no VIA bus routes are within walking distance of the subject property.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: North Sector Plan
Plan Adoption Date: August 5, 2010
Goals:
Comprehensive Land Use Categories
Land Use Category: “Rural Estate Tier”
Description of Land Use Category:
RESIDENTIAL: Low Density Residential Estate Generally: Large tract detached single family housing; Served by central water and septic systems; Lots greater than 1/2 acre.
NON-RESIDENTIAL: Neighborhood Commercial
Generally: Outlying areas where detached and limited retail services such as convenience
stores, service stations, professional offices, restaurants, bed and breakfasts, and other small businesses are appropriate
Permitted Zoning Districts: RP, RE, R-20, O-1, NC, C1, RD
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 Overview
Subject Property
Future Land Use Classification:
Rural Estate Tier
Current Land Use Classification:
Vacant
Direction: North
Future Land Use Classification:
Rural Estate Tier
Current Land Use Classification:
Vacant
Direction: East
Future Land Use Classification:
Suburban Tier, Natural Tier
Current Land Use Classification:
Single Family Dwellings, Vacant
Direction: South
Future Land Use Classification:
Rural Estate Tier, Suburban Tier
Current Land Use Classification:
Single Family Dwellings, Vacant, Multifamily
Direction: West
Future Land Use Classification:
Rural Estate Tier, Suburban Tier
Current Land Use Classification:
Single Family Dwellings, Vacant, Multifamily
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The property is not part of a regional center and is not within premium transit corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Planning Commission (5-2) recommend Approval.
The Plan Amendment from “Rural Estate Tier” to “Suburban Tier” would allow the applicant to rezone to “MF-18” Limited Density Multi-Family, which would allow for clustered development that is more suited to the topography, infrastructure, and natural systems in the area. The land use designation would also be consistent with neighboring “Suburban Tier” land uses.
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 Army Base.
• Significantly alter recreational amenities such as open space, parks, and trails.
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-2019-10700164
Current Zoning: "R-6 MSAO-1 MLOD-1 MLR-1" Residential Single-Family Military Sound Attenuation Overlay Camp Bullis Military Lighting Overlay District Military Lighting Region 1
Proposed Zoning: "MF-18 MSAO-1 MLOD-1 MLR-1" Limited Density Multi-Family Military Sound Attenuation Overlay Camp Bullis Military Lighting Overlay District Military Lighting Region 1
Zoning Commission Hearing Date: September 3, 2019