DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 8
SUBJECT:
Zoning Case Z2020-10700100
SUMMARY:
Current Zoning: MPCD MLOD-1 MLR-2" Master Planned Community Camp Bullis Military Lighting Overlay Military Lighting Region 2 District and "MPCD UC-1 MLOD-1 MLR-2" Master Planned Community IH-10/FM 1604 Urban Corridor Camp Bullis Military Lighting Overlay Military Lighting Region 2 District
Requested Zoning: MPCD MLOD-1 MLR-2" Master Planned Community Camp Bullis Military Lighting Overlay Military Lighting Region 2 District and "MPCD UC-1 MLOD-1 MLR-2" Master Planned Community IH-10/FM 1604 Urban Corridor Camp Bullis Military Lighting Overlay Military Lighting Region 2 District (for an MPCD site plan amendment)
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: July 20, 2021. This case was postponed from the June 1, 2021 Meeting.
Case Manager: Joyce Palmer, Senior Planner
Property Owner: Steve Sanders
Applicant: Killen, Griffin, & Farrimond, PLLC
Representative: Killen, Griffin, & Farrimond, PLLC
Location: Generally located in the 5800 Block of UTSA Boulevard
Legal Description: 114.149 acres out of NCB 14890
Total Acreage: 114.149
Notices Mailed
Owners of Property within 200 feet: 60
Registered Neighborhood Associations within 200 feet: none
Applicable Agencies: Joint Base San Antonio Camp Bullis, Planning Department
Property Details
Property History: The property was annexed by Ordinance 39197 on February 25, 1971 and zoned Temporary “R-1” Single-Family Residence District. Under the 2001 Unified Development Code, established by Ordinance 93881, dated May 03, 2001, the property zoned Temporary “R-1” Single-Family Residence District converted to “R-6” Residential Single Family District. The subject property was rezoned by Ordinance 2016-08-18-0638, dated August 18, 2016, from “R-6” Residential Single Family District to the current “MPCD” Master Planned Community District.
Topography: The property does not include any abnormal physical features such as slope; a small portion of the property is in the flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: C-2, C-3
Current Land Uses: Open space
Direction: East
Current Base Zoning: C-2, C-3
Current Land Uses: Multi-Family Residences, Commercial (Auto Sales, Grocery, Cafe, Gas Station)
Direction: South
Current Base Zoning: R-4, C-3
Current Land Uses: Single-Family Residences, Commercial (Offices, Restaurants)
Direction: West
Current Base Zoning: C-1
Current Land Uses: Multi-Family Residences, Open space
Overlay and Special District Information:
“UC”
The Urban Corridor overlay was established because there are many roadway corridors which have been and/or will continue to be very significant to the city. The corridors are important because they have shaped the sense of what individual neighborhoods are in their role as historic entrances to the city. Other corridors are significant because they serve as gateways to the city or because of surrounding natural, historic, cultural, and aesthetic areas. The establishment of “UC” serves to preserve, enhance, and perpetuate the value of specific roadway corridors.
"MLOD-1"
The "MLOD-1" Camp Bullis Military Lighting Overlay District does not restrict permitted uses, but does regulate outdoor lighting in an effort to minimize night-time light pollution and its effects on operations at the military installation.
Transportation
Thoroughfare: UTSA Boulevard
Existing Character: Secondary Arterial Type A
Proposed Changes: None Known
Public Transit: There are VIA bus routes within walking distance of the subject property.
Routes: 93, 97, 501, and 603
Traffic Impact: A Traffic Impact Analysis (TIA) is not required. The traffic generated by the proposed development does not exceed the threshold requirements.
Parking Information: The parking requirement for a multi-family dwelling is 1.5 spaces per unit.
ISSUE:
None.
ALTERNATIVES:
Current: The current zoning district designation of “MPCD” is designed to encourage the development of areas of mixed uses that are internally compatible in an effort to achieve well designed development and provide a more efficient arrangement of land uses, building and circulation systems.
Proposed: The proposed zoning district designation of “MPCD” is designed to encourage the development of areas of mixed uses that are internally compatible in an effort to achieve well designed development and provide a more efficient arrangement of land uses, building and circulation systems.
The proposed rezoning maintains the base district and amends the site plan to increase number of multi-family units by 262 units and change density of multi-family and commercial development phases.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The property is within the UTSA Regional Center and is not within a premium transit corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends Approval.
Criteria for Review: According to Section 35-421, zoning amendments shall be based on the approval criteria below.
1. Consistency:
The subject property is located within the UTSA Area Regional Center Plan and is currently designated as Regional Mixed Use in the land use component of the plan. The requested “MPCD” base zoning district is consistent with the adopted land use designation.
2. Adverse Impacts on Neighboring Lands:
Staff has not found evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. The proposed use is consistent with the established development pattern of the surrounding area.
3. Suitability as Presently Zoned:
The existing “MPCD” Master Planned Community District base zoning district is appropriate for the surrounding area.
4. Health, Safety and Welfare:
Staff has not found indication of likely adverse effects on the public health, safety, or welfare.
5. Public Policy:
The request does not appear to conflict with any public policy objective.
Goal 1: Housing: Support diverse, affordable, and abundant housing options with an emphasis on mixed-use development that is safe, comfortable, and attractive for current and future residents of the UTSA Area.
Goal 1.1: Encourage development of a variety of housing types, sizes, costs, and densities.
Goal 1.2: Encourage mixed-use development with connections to existing residential areas, employment, recreational amenities, transit, and retail.
Housing Strategy 1.3 Identify opportunities for and prioritize the creation of housing units near transit routes and commercial/employment centers.
Focus Areas Recommendation 4: Encourage new development and infill projects to contain a mix of uses that will serve as residential, commercial, and entertainment destinations.
6. Size of Tract:
The 114.149 acre site is of sufficient size to accommodate the proposed “MPCD” development.
7. Other Factors:
The subject property is located within the JBSA Camp Bullis Awareness Zone. In accordance with the signed Memorandum of Understanding, Texas Army National Guard and JBSA were notified of the proposed request.
The changes to the previously approved site plan are classified as a Major Amendment requiring the application to go through a rezoning process. The proposed rezoning maintains the base district and amends the site plan to increase the number of multi-family units by 262 units and change density of multi-family and commercial development phases.