Presenter
Presenter
Christopher J. Looney, Director of Community Planning & Development
Contact Info
(830) 221-4050 - clooney@nbtexas.org
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SUBJECT:
Title
Public hearing and consideration of the first reading of an ordinance regarding a proposed amendment to the “Highland Grove” Planned Development District Concept Plan and related Development Standards, on property comprising 228.68 acres located south and east of the intersection of Rueckle Road and Morningside Drive.
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BACKGROUND / RATIONALE:
Case No.: PZ-16-066
Council District: 1
Owner/Applicant: Velma Development, LLC (Gordon Hartman)
1202 Bitters, Bldg 1, Suite 1200
San Antonio, TX 78216
(210) 493-2811
Staff Contact: Matthew Simmont, Planner
(830) 221-4058
msimmont@nbtexas.org
The subject property is located on the southeast side of Morningside Drive, south of its intersection with Rueckle Road and consists of 228.68 acres. The property was annexed into the City in two phases, 1998 and 2001 and zoned “APD” Agricultural/Pre-Development District. For context and historical information purposes, the following timelines provide a synopsis of zoning and platting that has occurred on the subject property since its annexation:
“Highland Grove” Planned Development District (HGPD) (zoning related)
• 2006 - property rezoned to HGPD for residential and commercial use
• 2011 - HGPD was amended to allow only single-family residential use
• 2014 - HGPD was amended to revise the park location, adjust street and lot layout and reconfigure detention facilities
• February 2015 - HGPD was amended to revise the lot and street configuration of Unit 7
• November 2015 - HGPD was amended to increase the maximum building coverage to 50% and to revise the lot and street configuration of Units 4B, 7B and 10
The City Council approved the original Plan Development concept plan as the detail plan per the applicant’s request, which requires the City Council to consider any subsequent revisions.
Master Plan and Platting approval (subdivision related)
• March 2006 - Master Plan approved for 657 residential lots and 18 acres of commercial use
• November 2011 - Master Plan approved for 788 residential lots
o November 2011 - Unit 1 approved for 144 residential lots (recorded 1/13)
o December 2011 - Unit 2 approved for 47 residential lots (recorded 12/14)
o June 2013 - Unit 3 approved for 79 residential lots
o May 2014 - Unit 4A approved for 66 residential lots
• August 2014 - Master Plan approved for 788 residential lots revised to match the amended HGPD Concept Plan
o September 2014 - Unit 6 approved for 14 residential lots and park
• February 2015 - Master Plan approved for 788 residential lots revised to match the amended HGPD Concept Plan
o March 2015 - Unit 7A approved for 60 residential lots and Unit 7B approved for 11 residential lots
• November 2015 - Master Plan approved for 770 residential lots revised to match the amended HGPD Concept Plan
o October 2016 - Unit 5 approved for 37 residential lots
The applicant is currently proposing to amend the HGPD Concept Plan and Development Standards to revise the lot and street configuration of Unit 10. The proposed Concept Plan also removes Unit 7B by incorporating it into the revised Unit 10. The proposed amendment would adjust the location of some open space incorporating a portion of the gas line easement that is currently between residential lots. This amendment is being requested due to crossing constraints of the existing gas pipeline with streets and utilities.
The overall lot count of the Concept Plan amendment is proposed to decrease by 1 residential lot, to 769 residential lots, but the total acreage remains unchanged from the previously approved Concept Plan and Master Plan. The amount of open space for the subdivision is proposed to increase by approximately 0.50 acre to 40.46 acres. The proposed changes are in compliance with the approved development standards. Attachment 3 is a copy of the current HGPD Concept Plan and Attachment 4 is a copy of the proposed Amending Concept Plan.
A planned development district is a free-standing zoning district designed to provide for the development of land as an integral unit for single or mixed uses in accordance with a City Council approved plan that may vary from the established regulations of other zoning districts. It is the intent in such a district to insure compliance with good zoning practices while allowing certain desirable departures from the strict provisions of specific zoning classifications.
General Information:
Size:
228.68 acres
Surrounding Zoning and Land Use:
North - R-1 / Single-family, Vista Hill Subdivision
Across Morningside Dr., R-2 and APD / Undeveloped
South - R-1A-6.6 and APD / Agricultural & Undeveloped
East - APD and R-1 / Single-family, Agricultural & Undeveloped
West - APD / Pipeline Utilities, Single-family & Undeveloped
Comprehensive Plan / Future Land Use Designation:
Residential Low Density
Floodplain:
No portion of the property is located within the 1% annual chance flood zone.
Regional Transportation Plan:
The proposed Amending Concept Plan is in compliance with the City’s Regional Transportation Plan. Morningside Drive is designated as a 90-foot wide Major Collector and currently has 60-foot right-of-way width. An additional 15 feet of right-of-way was dedicated with the platting of Units 1 and 6 that are adjacent to Morningside Drive.
There is a proposed 150-foot Parkway that is located along the western boundary of the subdivision that will be constructed as an extension of FM 1044. An extension of County Line Road is also provided for on the plan that will be a Minor Arterial with a 90-foot right-of-way width. A Minor Collector with a 60-foot right-of-way width is also planned to be located central to the subdivision. Right-of-way dedication and construction will be required with these roadways as a component of the platting process.
Hike and Bike Trails Plan:
The City’s Hike and Bike Trails Plan includes an off-street hike and bike trail through the property. The best location for the trail will be along the future FM 1044 (Parkway) and then connecting eastward along the future Minor Arterial identified on the Regional Transportation Plan (Attachment 5). This trail will be designed and built with the construction of these roadways.
Improvement(s):
Single-family homes and undeveloped properties
Parkland Dedication:
This subdivision is subject to the Parkland Dedication and Development Ordinance. The subdivision contains a 4.9 acre park that is currently under development. The Parks and Recreation Department has reviewed the recreational amenities and is coordinating with the developer to ensure that the ordinance requirements have been met.
Determination Factors:
In making a decision on zoning, the following factors are to be considered:
§ Whether the permitted uses will be appropriate in the immediate area, and their relationship to the area and to the City as a whole (There will be no changes in the current uses permitted.);
§ Whether the change is in accord with any existing or proposed public schools, streets, water supply, sanitary sewers, and other utilities to the area (The proposed amendment to the Concept Plan should not conflict with the existing and proposed public schools, streets, water supply, sanitary sewer and other utilities in the area.);
§ How other areas designated for similar development will be affected (This amendment should not affect other areas designated for similar development.);
§ Any other factors that will substantially affect the public health, safety, morals, or general welfare (There should be no other factors that will substantially affect the public health, safety, morals, or general welfare.); and
§ Whether the request is consistent with the Comprehensive Plan (The proposed zoning is consistent with the Future Land Use Plan designation of Low Density Residential and with several objectives of the Comprehensive Plan.)
ADDRESSES A NEED/ISSUE IN A CITY PLAN OR COUNCIL PRIORITY:
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Yes |
City Plan/Council Priority: 2006 Comprehensive Plan Pros and Cons Based on Policies Plan |
Pros: Object 1A: Evaluate proposed zone changes to maintain land use compatibility, as well as the integration of mixed land uses as a component of achieving better places to live. The subject property is located in an area that is mostly developed with single-family residences or is currently being developed. Goal 1C: Consider rezoning, as necessary, to ensure existing and future land use compatibility. The proposed amendments are compatible with the existing development and development standards of the Highland Grove Subdivision. Cons: N/A |
FISCAL IMPACT:
N/A
Recommendation
COMMITTEE RECOMMENDATION:
The Planning Commission held a public hearing on February 7, 2017 and recommended approval of the proposed amendment to the “Highland Grove” Planned Development District Concept Plan and related Development Standards with Staff recommendation (7-0-0) with Commissioners Conkright and Hoyt absent.
STAFF RECOMMENDATION:
Staff recommends approval of the “Highland Grove” Amending Concept Plan and revised Development Standards as the proposed changes are consistent with the current “Highland Grove” Planned Development District Development Standards and the use designation of Residential Low Density in the Future Land Use Plan.
Notification:
Public hearing notices were sent to 250 owners of property within the subject area and within 200 feet of the subject area. The Planning & Community Development Department has received five responses (#’s 104, 173, 517, 537 & 538) in favor of the request and none in objection.
Attachments:
1. Aerial and Regional Transportation Plan Map
2. Application
3. Current and Proposed Concept Plan
4. Proposed Development Standards
5. Maps & Notification (Zoning, Existing Land Use, Future Land Use, Notification List, Notification Map & Notification Responses)
6. Photographs
7. Draft Planning Commission Meeting Minutes from February 8, 2017
8. Sec. 3.5 Planned Development Districts
9. Ordinance