DEPARTMENT: Development Services
COUNCIL DISTRICTS IMPACTED: 6
SUBJECT:
Plan Amendment 16021
(Associated Zoning Case Z2016079)
SUMMARY:
Comprehensive Plan Component: West/Southwest Sector Plan
Plan Adoption Date: April 21, 2011
Plan Update History: None
Current Land Use Category: General Urban Tier
Proposed Land Use Category: Regional Center
BACKGROUND INFORMATION:
Planning Commission Hearing Date: January 27, 2016
Case Manager: Mary Moralez-Gonzales, Planner
Property Owner: IPAC Properties, LLC
Applicant: Johnathan E. Rightmyer
Representative: Johnathan E. Rightmyer
Location: generally located in the 6600 Block of Culebra Road at the intersection of Alamo Downs Parkway
Legal Description: Lot P-66A, NCB 16115
Total Acreage: 7.795
Notices Mailed
Owners of Property within 200 feet: 7
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: San Antonio Aviation Department
Transportation
Thoroughfare: Culebra Road
Existing Character: Secondary Arterial Type A 86'
Proposed Changes: None
Thoroughfare: Alamo Downs Parkway
Existing Character: Local
Proposed Changes: None
Public Transit: VIA bus routes #82 and #282 stop at the intersection of Culebra Road and Alamo Downs Parkway.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: West/Southwest Sector Plan
Plan Adoption Date: April 21, 2011
Update History: None.
Goal ED-3, ED-3.1: Ensure the development of new business locations and employment centers are compatible with the West/Southwest Sector Land Use Plan.
Goal LU, LU-1.1: Limit encroachment of commercial uses into established low-density residential areas.
Comprehensive Land Use Categories
General Urban Tier: Small tract detached Single-Family housing, Multi-Family including apartments, quadplexes, triplexes, duplexes, and townhomes (condominiums).
Non-residential: Urbanized areas where frequent and/or attached walkable retail services such as convenience retail stores, live/work units, cafes, grocery stores, hotels, clinics, and other small businesses are appropriate.
Permitted Zoning Districts: R-4, R-3, RM-6, RM-5, RM4, MF-18, MF-25, MF-33, O-1.5, C-1, C-2, C-2P, & UD
Comprehensive Land Use Categories
Regional Center - Residential: High Density Generally: Attached single family and multifamily housing; Mid-High rise condominium buildings, apartment complexes, and row houses.
Non-residential: Regional Commercial, Office Generally: “Big box” or “power centers”, shopping malls, movie theaters, hospitals, office complexes, laboratories, wholesalers, and light manufacturing.
Location: Regional Centers accommodate the most intense commercial uses and should be located at the intersection of Expressways and Major Arterials. Serving a regional market, streets need to accommodate large volumes of automobile traffic traveling to, and within, the development. Internal access and circulation is important. Pedestrians and bicycles should be able to travel safely within the development. Transit is encouraged.
Related Zoning Districts: MF-25, MF-33, O-1, O-1.5, O-2, C-2, C-2P, C-3, UD
Land Use Overview
Subject Property
Future Land Use Classification
General Urban Tier
Current Use
Vacant
North
Future Land Use Classification
General Urban Tier
Current Use
Business Center
East
Future Land Use Classification
General Urban Tier
Current Use
Southwest Preparatory School
South
Future Land Use Classification
Specialized Center
Current Use
Southwest Research Institute
West
Future Land Use Classification
Civic Center
Current Use
Time Warner, Northwest Athletics Complex, Fleet Fuel Station
LAND USE ANALYSIS:
Sector Plan Criteria for review:
• The recommended land use pattern identified in the West/Southwest Sector Plan inadequately provides appropriate optional sites for the land use change proposed in the amendment.
• The amendment must constitute an overall improvement to the Sector Plan and will not solely benefit a particular landowner or owners at a particular point in time.
• The amendment must uphold the vision for the future of the West/Southwest Sector Plan.
The applicant requests this plan amendment and associated zoning change in order to allow for motor vehicle sales on the subject property. The subject property is currently General Urban Tier land use classification. The requested “C-3” zoning is permitted under the Regional Center land use classification. The requested Regional Center land use classification will not significantly alter the land use pattern or character of the immediate area as the proposed change is compatible with the already existing surrounding pattern of development. The proposed amendment upholds the West/Southwest Sector Plan goal of locating and ensuring the development of new business locations and employment centers which are compatible with the surrounding area. In addition, the proposed amendment meets the goal of keeping more intense commercial uses from encroaching into low-density residential areas.
The amendment will not adversely impact a portion of, or the entire Planning Area by;
• Significantly altering acceptable existing land use patterns, especially in established neighborhoods.
• Affecting the existing character (i.e. visual, physical, and functional) of the immediate area.
• Creating activities that are not compatible with adjacent neighboring uses, and, particularly, the mission of Lackland AFB.
• Significantly alter recreational amenities such as open space, parks, and trails.
The subject property is currently vacant. The requested land use would not significantly alter the subject or surrounding properties. The subject property is also not located within an established neighborhood, will not disrupt the existing character when developed appropriately. The requested land use classification would support the goals of the West/Southwest Sector of protecting the existing residential neighborhoods and discouraging developments of incompatible uses. The subject property is not within the boundaries of the Lackland AFB Influence Area, and is not anticipated to adversely affect any recreational amenities in the area.
ALTERNATIVES:
1. Recommend denial of the proposed amendment.
2. Make an alternate recommendation.
3. Continue to a future date.
FISCAL IMPACT:
None.
RECOMMENDATION: Staff recommends approval. The development of the subject property with the Regional Center land use classification is consistent and compatible with the existing development pattern. The development of the subject property with the Regional Center use classification will contribute toward the West/Southwest Sector Plan’s vision of development of new business locations and employment centers, as well as limit the encroachment of commercial uses into established low-density residential areas.
PLANNING COMMISSION RECOMMENDATION: Approval (9-0).
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2016079
Current Zoning: "C-2 CD AHOD" Commercial Airport Hazard Overlay District with Conditional Use for Electrical Component Fabrication
Proposed Zoning: "C-3 AHOD" General Commercial Airport Hazard Overlay District
Zoning Commission Hearing Date: February 2, 2016