DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 5
SUBJECT:
Plan Amendment 18017
(Associated Zoning Case Z2018064)
SUMMARY:
Comprehensive Plan Component: Kelly/South San PUEBLO Community Plan
Plan Adoption Date: February 15, 2007
Plan Update History: February 18, 2010
Current Land Use Category: “Low Density Residential”
Proposed Land Use Category: “Business Park”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: January 10, 2018
Case Manager: Daniel Hazlett, Planner
Property Owner: Ramiro Reyes
Applicant: Ramiro Reyes
Representative: Ramiro Reyes
Location: 2634 Southwest 34th Street
Legal Description: Lots 23 and 24, Block 5, NCB 11370
Total Acreage: 1.9972
Notices Mailed
Owners of Property within 200 feet: 21
Registered Neighborhood Associations within 200 feet: Thompson Neighborhood Association
Applicable Agencies: Lackland Air Force Base
Transportation
Thoroughfare: Growdon Road
Existing Character: Local Street
Proposed Changes: None Known
Thoroughfare: Southwest 34th Street
Existing Character: Local Street
Proposed Changes: None Known
Public Transit: VIA bus route 524 is approximately one-mile from the subject property.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Kelly/South San PUEBLO Community Plan
Plan Adoption Date: February 15, 2007
Update History: February 18, 2010
Plan Goals: Goal 3 - Economic Development: Improve the commercial corridors and the variety of goods, services and employment available in the planning area in order to attract and support a mix of uses including professional offices, residences and a variety of retail shops that will meet the residents’ daily needs and bring vitality to the area.
Comprehensive Land Use Categories
Land Use Category: Low Density Residential
Description of Land Use Category: Low density residential land uses include single-family houses on individual lots. One accessory dwelling (granny flat or garage apartment) is permitted per lot and should reflect the appearance of the main structure. Certain non-residential activities such as schools, places of worship, and parks are appropriate within these areas and should be centrally located to provide easy access. Growth under this category of land use should be oriented toward the center of the neighborhood and located away from major arterials and high traffic areas and should ideally be within walking distance of elementary schools and neighborhood commercial uses
Permitted Zoning Districts: “R-4”, “R-5”, “R-6”, “R-20”
Land Use Category: Business Park
Description of Land Use Category: This category includes medium to large sized buildings in a low rise format that house professional, administrative, light manufacturing and warehousing functions for private corporations. Development in this category should take the form of a cohesive, campus like environment where buildings are interspersed with open space areas and pedestrian walkways. Uses in this category should be separated from residential areas with landscaping buffers and should feature monument signage and lighting that is oriented away from adjacent sites.
Permitted Zoning Districts: “O-1.5”, “O-2”, “C-3”, “BP”, “L”
Land Use Overview
Subject Property
Future Land Use Classification:
“Low Density Residential”
Current Land Use Classification:
Vacant Lot
Direction: North
Future Land Use Classification:
“Low Density Residential”
Current Land Use Classification:
Concrete Batching Plant
Direction: East
Future Land Use Classification:
“Low Density Residential”, “Open Space”
Current Land Use Classification:
Vacant Lot, Mobile Home
Direction: South
Future Land Use Classification:
“Open Space”
Current Land Use Classification:
Vacant Lot
Direction: West
Future Land Use Classification:
“Business Park”
Current Land Use:
Salvage Yard
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The subject property is within the Port San Antonio Regional Center. The subject property is not within ½ of a mile of Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff recommends Denial.
The proposed land use amendment from “Low-Density Residential” to “Business Park” is requested in order to rezone the property from “R-6” Residential Single-Family District to “C-3” General Commercial District. The future land use designation for the adjacent property and additional lots to the northwest of the property is “Business Park”. The property is located on a corner lot and is buffered to the north and west by commercial and industrial uses. The requested “Business Park” is not an appropriate future land use designation for the property and the surrounding area. The eastern portion of Southwest 34th Street is “Low Density Residential” and although some general commercial and industrial uses exist in the area, further intense commercial encroachment is not encouraged.
ALTERNATIVES:
1. Recommend Approval of the proposed amendment to the Kelly/South San PUEBLO Community Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2018064
Current Zoning: “R-6 AHOD” Residential Single-Family Airport Hazard Overlay District
Proposed Zoning: “C-3 AHOD” General Commercial Airport Hazard Overlay District
Zoning Commission Hearing Date: January 16, 2018