DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
SUBJECT:
Plan Amendment PA-2021-11600043
SUMMARY:
Comprehensive Plan Component: Extraterritorial Jurisdiction Military Protection Area Land Use Plan
Plan Adoption Date: September 19, 2019
Current Land Use Category: “Low Density Residential"
Proposed Land Use Category: "Urban Low Density Residential”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: July 14, 2021
Case Manager: Daniel Hazlett, Development Services Manager
Property Owner: Double B Ranch
Applicant: CCE Development, LLC
Representative: Killen, Griffin & Farrimond, PLLC
Location: 9135 Dietz Elkhorn Road
Legal Description: CB 4708 P-67A and P-40C, ABS 24
Total Acreage: 10.0
Notices Mailed
Owners of Property within 200 feet: 3
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: Camp Bullis
Transportation
Thoroughfare: Dietz Elkhorn Road
Existing Character: Primary 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: “Low Density Residential”
Description of Land Use Category: Low Density Residential includes single-family detached houses on individual lots, including manufactured and modular homes. This form of development should not typically be located adjacent to major arterials. This land use category can include certain nonresidential uses such as schools, places of worship, and parks that are centrally located for convenient neighborhood access.
Permitted Zoning Districts: R-4, R-5, R-6, NP-8, NP-10, and NP-15
Land Use Category: “Urban Low Density Residential”
Description of Land Use Category: Urban Low Density Residential includes a range of housing types including single-family attached and detached houses on individual lots, small lot residences, duplexes, triplexes, fourplexes, cottage homes, manufactured homes, low-rise garden- style apartments, and manufactured home parks. This land use category may also accommodate small scale retail and service uses that are intended to support the
adjacent residential uses. Other nonresidential uses, including, but not limited to, schools, places of worship, and parks are appropriate within these areas and should be centrally located to provide easy accessibility. Typical densities in this land use category would range from 7 to 18 dwelling units per acre. PUD and TOD may be considered consistent with this land use category, provided the permitted uses included on the zoning site plan and zoning ordinance are consistent with the uses and densities outlined above.
Permitted Zoning Districts: R-1, R-2, R-3, R-4, R-5, R-6, RM-5, RM-6, MF-18, IDZ-1, MH, MHC, MHP, MXD, and NC
Land Use Overview
Subject Property
Future Land Use Classification:
“Low Density Residential”
Current Land Use Classification:
Single-Family Residential
Direction: North
Future Land Use Classification:
“Agricultural”
Current Land Use Classification:
Vacant
Direction: East
Future Land Use Classification:
“Urban Low Density Residential”
Current Land Use Classification:
Single-Family Residential
Direction: South
Future Land Use Classification:
“Low Density Residential”, “OCL”
Current Land Use Classification:
Single-Family Residential, Vacant
Direction: West
Future Land Use Classification:
“Agricultural”
Current Land Use Classification:
Vacant
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 recommends Approval.
The applicant seeks a Plan Amendment from “Low Density Residential" to "Urban Low Density Residential" for a residential development that includes duplexes. The proposed "Urban Low Density Residential" is compatible with other land uses in the area and along Dietz Elkhorn Road, a secondary arterial. "Urban Low Density Residential" would permit a higher density of residential and multi-family with neighborhood commercial uses. The property previously was approved for a land use change from “Agricultural’ to “Low Density Residential,” per Ordinance 2021-01-21-0052. 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 and has provided the following comment:
a. In order to mitigate potential interference with existing JBSA operational systems, please coordinate with 502 CS Spectrum Manager prior to use of any Spectrum dependent systems (ie.: two-way radio communications, or any type of wireless technologies) during construction. If applicable, coordination requested by facility user prior to installation/use of any Spectrum dependent commercial or manufacturing equipment.
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.