DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 10
SUBJECT:
Plan Amendment 17062
Associated Zoning Case Z2017205
SUMMARY:
Comprehensive Plan Component: San Antonio International Airport Land Use Plan
Plan Adoption Date: May 2010
Plan Update History: None
Current Land Use Category: “Community Commercial”
Proposed Land Use Category: “Light Industrial”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: August 9, 2017
Case Manager: Kayla Leal, Planner
Property Owner: Hallard A. Cannon
Applicant: Aguja Holdings, LLC
Representative: Brown & Ortiz, PC
Location: 4030 Naco-Perrin
Legal Description: 2.342 acres of land out of NCB 16153
Total Acreage: 2.342
Notices Mailed
Owners of Property within 200 feet: 13
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: Department of Planning and Community Development
Transportation
Thoroughfare: Naco-Perrin Boulevard
Existing Character: Secondary Arterial Type A
Proposed Changes: None known
Thoroughfare: Burt Drive
Existing Character: Local Street
Proposed Changes: None known
Thoroughfare: Roszell Street
Existing Character: Local Street
Proposed Changes: None known
Public Transit: The subject property is within walking distance to a VIA Bus Stop #13817 along Bus Route 10.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: San Antonio International Airport Land Use Plan
Plan Adoption Date: May 2010
Update History: None
Plan Goals:
Goal III: Encourage a unique experience for airport patrons by creating gateways and enhancing the airport vicinity’s image through urban design
Goal V: Implement land use strategies in a coordinated, phased process
Comprehensive Land Use Categories
Land Use Category: Community Commercial
Description of Land Use Category: Medium intensity uses that serve two or more neighborhoods. Should be located at nodes on arterials at major intersections or where an existing commercial area has been established. A majority of the ground floor façade should be composed of windows. Off-street parking and loading areas adjacent to residential uses should have buffer landscaping, lighting and signage controls.
Examples are cafes, offices, restaurants, beauty parlors, neighborhood groceries or markets, shoe repair shops and medical clinic
Permitted Zoning Districts: NC (Neighborhood Commercial), C-1 (Commercial), C-2 (Commercial), C-2P (Commercial), O-1 (Office), O-1.5 (Office)
Land Use Category: Light Industrial
Description of Land Use Category: A mix of light manufacturing uses and limited ancillary retail and supplier uses that service the industrial ones. Should include proper screening and buffering, and be compatible with adjoining uses. Outside storage is not permitted (must be under roof and screened).
Examples of light industrial uses include sporting goods manufacturing, machine shops, clothing manufacturers, sign manufacturers, auto paint and body shops, building contractor’s suppliers and warehousing.
Permitted Zoning Districts: L (Light Industrial) BP (Business Park), C-3 (Commercial), O-1 (Office District), O-1.5 (Office District*)
* Not allowed within the NoiseContours
Land Use Overview
Subject Property
Future Land Use Classification: Community Commercial
Current Land Use Classification: Vacant Lot
Direction: North
Future Land Use Classification: Community Commercial
Current Land Use Classification: Office Buildings
Direction: East
Future Land Use Classification: Mixed Use
Current Land Use Classification: Retail Center
Direction: South
Future Land Use Classification: High Density Residential, Public/Institutional
Current Land Use Classification: Apartments, Texas Health and Human Services Commission
Direction: West
Future Land Use Classification: Public/Institutional, Business Park
Current Land Use Classification: City of San Antonio M.H.D. WIC Clinic and U.H.S. Clinic
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The subject property is not located within a Regional Center.
The subject property is within a half-mile (0.5) from the Austin Highway Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends Denial with an alternate recommendation of “Regional Commercial.”
The proposed plan amendment is not supported by the Northeast Corridor (NEC) Revitalization Plan. The subject property is located on Naco-Perrin Boulevard which is a gateway to the NEC area and has been growing with community commercial uses coming into the area and existing businesses improving and investing in their buildings. The location is among Community Commercial, Mixed Use, High Density Residential, and Public/Institutional land use designations. Mixing in Light Industrial in the midst of these is not suitable for the area. It should be noted that Staff is also recommending denial of the zoning request with an alternative recommendation of “C-3 S” in order to apply conditions consistent with the goals of the NEC Revitalization Plan.
ALTERNATIVES:
1. Recommend approval of the proposed amendment to the San Antonio International Airport Vicinity Land Use Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2017205
Current Zoning: “C-3 AHOD” General Commercial Airport Hazard Overlay District
Proposed Zoning: “I-1 AHOD” General Industrial Airport Hazard Overlay District
Zoning Commission Hearing Date: August 15, 2017