DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 8
SUBJECT:
Plan Amendment PA-2020-11600072
(Associated Zoning Case Z-2019-10700258)
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: December 16, 2020
Case Manager: Michael Pepe, Planner
Property Owner: Lutheran High School Association of San Antonio
Applicant: Scott Felder Homes, LLC
Representative: Killen, Griffin & Farrimond, PLLC
Location: 18104 Babcock Road
Legal Description: 9.117 acres out of NCB 18333
Total Acreage: 9.117
Notices Mailed
Owners of Property within 200 feet: 4
Registered Neighborhood Associations within 200 feet: Friends of San Antonio Natural Areas
Applicable Agencies: Camp Bullis, Parks and Recreation Department
Property Details
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:
Natural Tier
Current Land Use Classification:
Natural Open Space
Direction: East
Future Land Use Classification:
Rural Estate Tier, Natural Tier
Current Land Use Classification:
Vacant
Direction: South
Future Land Use Classification:
Rural Estate Tier
Current Land Use Classification:
School
Direction: West
Future Land Use Classification:
Rural Estate Tier
Current Land Use Classification:
School Athletic Fields
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.
STAFF ANALYSIS AND RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Planning Commission (7-0) recommend Approval.
The Plan Amendment to “Suburban Tier” would allow them to request to rezone to “PUD R-4” Planned Unit Development Residential Single zoning, which would allow for clustered development that is more suited to the topography, infrastructure, and natural systems. The land use designation would be consistent with nearby “Suburban Tier” and the style of surrounding subdivisions.
The proposed plan amendment does not appear to conflict with the following goals, principles, and objectives of the North Sector Plan:
HOU-1.1 Consider innovative allowances in zoning amendments that promote a variety of housing types in the North Sector and embrace flexible standards, including, but not limited to: zero lot lines, clustering of development, and density bonuses as per the Sector Land Use Plan.
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-2020-10700258
Current Zoning: "RM-6 MLOD-1 MLR-1 MSAO-1" Residential Mixed Camp Bullis Military Lighting Overlay Military Lighting Region 1 Military Sound Attenuation Overlay District
Proposed Zoning: "PUD R-4 MLOD-1 MLR-1 MSAO-1 " Planned Unit Development Residential Single-Family Camp Bullis Military Lighting Overlay Military Lighting Region 1 Military Sound Attenuation Overlay District (with reduced perimeter setback of 10')
Zoning Commission Hearing Date: December 1, 2020 (Zoning Commission recommended Approval 9-0)