DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
SUBJECT:
Plan Amendment PA-2021-11600001
SUMMARY:
Comprehensive Plan Component: Extraterritorial Jurisdiction Military Protection Area Land Use Plan
Plan Adoption Date: September 19, 2019
Current Land Use Category: “Agricultural"
Proposed Land Use Category: "Community Commercial”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: March 24, 2021
Case Manager: Daniel Hazlett, Planning Coordinator
Property Owner: Amina Living Trust
Applicant: Wessam Aldeeb
Representative: Brown & Ortiz, PC
Location: 22010 Scenic Loop Road
Legal Description: CB 4612 P-3, P-4A ABS 653
Total Acreage: 4.821
Notices Mailed
Owners of Property within 200 feet: 10
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: Camp Bullis
Transportation
Thoroughfare: Scenic Loop Road
Existing Character: Secondary Arterial Type A
Proposed Changes: None known
Transportation
Thoroughfare: Babcock Road
Existing Character: Secondary Arterial Type A
Proposed Changes: None known
Public Transit: There are no VIA bus routes near the subject property.
Routes: None
ISSUE:
Comprehensive Plan
Comprehensive Plan: Extraterritorial Jurisdiction Military Protection Area Land Use Plan
Plan Adoption Date: September 19, 2019
M Goal 1: Incompatible land uses in the vicinity of Joint Base San Antonio (JBSA) locations are minimized in order to safeguard operational mission requirements.
M Goal 3: Communication and coordination between San Antonio, adjacent jurisdictions, and the military engender a strong regional approach to compatibility issues.
M Goal 6: San Antonio invests and coordinates with the military to minimize potential future impacts that could be created as a result of sequestration or base closure or realignment initiatives.
Comprehensive Land Use Categories
Land Use Category: “Agricultural”
Description of Land Use Category:
Agricultural includes crop agriculture, ranching, and related agribusiness practices. Single-family detached houses and detached accessory dwelling units are permitted on agricultural and ranch lands at very low densities or in conservation subdivisions that will not interfere with agricultural operations. Limited commercial uses directly serving agricultural and ranching uses, such as farmers markets, nurseries, stables, bed and breakfasts are permitted. To maintain scenic qualities, natural vegetative buffers, deeper setbacks, increased signage control, earthen drainage channels, and more restrictive access management standards are desired along major scenic corridors. Floodplain protection and buffer zones along creeks and rivers are instrumental in retaining rural character.
Permitted Zoning Districts: RP and FR
Land Use Category: “Community Commercial”
Description of Land Use Category: Community commercial includes offices, professional services, and retail uses that are accessible to bicyclists and pedestrians and linked to transit facilities. This form of development should be located in proximity to major intersections or where an existing commercial area has been established. Community commercial uses are intended to support multiple neighborhoods, have a larger market draw than neighborhood commercial uses, and attract patrons from the neighboring residential areas. All off-street parking and loading areas adjacent to residential uses should include, but are not limited to, cafes, offices, restaurants, beauty parlors, neighborhood groceries or markets, shoe repair shops and medical clinics.
Permitted Zoning Districts: O-1.5, NC, C-1, and C-2
Land Use Overview
Subject Property
Future Land Use Classification:
“Agricultural”
Current Land Use Classification:
House
Direction: North
Future Land Use Classification:
“Agricultural”
Current Land Use Classification:
House
Direction: East
Future Land Use Classification:
“Agricultural”
Current Land Use Classification:
Stables / Restaurant/Event Venue
Direction: South
Future Land Use Classification:
“Agricultural”
Current Land Use Classification:
Residential / Restaurant/Event Venue
Direction: West
Future Land Use Classification:
“Low Density Residential”, “OCL”
Current Land Use Classification:
Residential
FISCAL IMPACT:
None
Proximity to Regional Center/Premium Transit Corridor
The subject property is not located within a Regional Center, nor is it located along a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Planning Commission (10-0) recommend Approval.
The applicant seeks a Plan Amendment from “Agricultural" to "Community Commercial" for a high-end self-storage facility for vehicles. The proposed "Community Commercial" is consistent with existing commercial use to the east and south of the property. In addition, the property is located near the intersection of Scenic Loop and Babcock Road which are secondary arterials. “Community Commercial” is intended to be located near major intersections where commercial uses have already been established. This request is also suitable to the goals of the Comprehensive Plan to ensure that future land use classifications adjacent to military installations are well-suited to the goals and objectives of the area. Joint Base San Antonio does not object to the proposed plan amendment.
ALTERNATIVES:
1. Recommend Denial of the proposed amendment to the Extraterritorial Military Protection Area Land Use Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.