DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick J. Sanchez
COUNCIL DISTRICTS IMPACTED: 10
SUBJECT:
Plan Amendment 15021
(Associated Zoning Case Z2015095)
SUMMARY:
Comprehensive Plan Component: San Antonio International Airport Vicinity Land Use Plan
Plan Adoption Date: May 20, 2010
Current Land Use Category: Mixed Use
Proposed Land Use Category: High Density Residential and Regional Commercial
BACKGROUND INFORMATION:
Planning Commission Hearing Date: February 25, 2015
Case Manager: Robert C. Acosta, Planner
Property Owner: Alamo Park, Inc.
Applicant: Brown & Ortiz, P. C.
Representative: Brown & Ortiz, P. C.
Location: Approximately 15.531 acres of land out of NCB 14945 generally located at the Southwest corner of the intersection of Thousand Oaks Drive and Wurzbach Parkway.
Total Acreage: 15.531 acres
Notices Mailed
Owners of Property within 200 feet: 8
Registered Neighborhood Associations within 200 feet: None
Planning Team: None
Applicable Agencies: Aviation Department
Transportation
Thoroughfare: Thousand Oaks Drive
Existing Character: Secondary Arterial Type A
Proposed Changes: None
Thoroughfare: Wurzbach Parkway
Existing Character: Super Arterial Type A
Proposed Changes: None
Thoroughfare: IH-35
Existing Character: freeway
Proposed Changes: None
Public Transit:
There is a VIA bus stop three blocks south on Thousand Oaks Drive.
ISSUE:
Plan Adoption Date: May 20, 2010
Update History: None
Goal 2.3 Redevelop major commercial corridors to serve the needs of the airport neighborhoods and patrons.
Comprehensive Land Use Categories
Mixed Use: Mixed Use uses include low intensity residential and commercial uses. It can have mix of uses in the same building or in the same development. Shared parking located to rear of structure, limited curb cuts. It is inclusive of community commercial uses and low and medium density residential uses. Examples are professional/personal services, shop front retail with restaurants, cafes and gift shops.
Example Zoning Districts:
MXD, TOD, IDZ, UD, FBZD, NC, C-1, C-2, C-2P, O-1, O-1.5, RM-4, RM-5, RM-6, MF-18, MF-25
Comprehensive Land Use Categories
High Density Residential: All residential uses, including apartments, condominiums and assisted living facilities. High Density uses typically located along or near major arterials or collectors. May be used as a transitional buffer between lower density residential uses and non-residential uses not recommended within the Noise Contours.
Example Zoning Districts:
MF-33, MF-40, MF-50, O-2,
Comprehensive Land Use Categories
Regional Commercial: High intensity land uses that draw their customer base from a larger region. Should be located at intersection nodes along major arterial roadways or along mass transit system nodes, and 20 acres or greater in area. Should incorporate well-defined entrances, shared internal circulation, and limited curb cuts to arterial streets, sidewalks and shade trees in parking lots. Outdoor operations and display permitted in areas which are screened; no outdoor storage permitted. Examples are automobile sales, major automobile repair, mini-warehouses, wholesale, large commercial centers, malls, home improvement centers, large hotels and motels, major employment centers, low to high rise office buildings that promote mixed uses.
Example Zoning Districts:
NC, C-1, C-2, C-2P, C-3, O-1, O-1.5, O-2,
Land Use Overview
Subject Property
Future Land Use Classification
Mixed Use
Current Use
Vacant Land
North
Future Land Use Classification
UZROW, Public Institutional and Community Commercial
Current Use
Wurzbach Parkway, Athletic Field and Commercial Uses
East
Future Land Use Classification
Mixed Use Center and Regional Center by the North Sector Plan
Current Use
Vacant Land, Commercial and Industrial Uses
South
Future Land Use Classification
Parks/Open Space and Mixed Use Center and Regional Center by North Sector Plan
Current Use
Vacant Land, Commercial and Industrial Uses
West
Future Land Use Classification
Mixed Use
Current Use
Vacant Industrial site
LAND USE ANALYSIS:
The applicant requests this plan amendment and associated zoning change in order to construct a multi-family development on approximately 13 acres to the west end of the subject property and a commercial development on the remaining approximately 2.3 acres on the east end of the subject property. The subject property is located in an area that has seen rather extensive development, while the subject property has remained largely undeveloped. The subject property is currently zoned “I-2 S” and multi-family or commercial uses are not permitted by right under this zoning district. However, while the Mixed Use land use classification allows for the construction of multi-family and community scale commercial uses by right, the associated zoning districts required to implement the proposed developments on the subject property require a higher intensity zoning district and thus the need to request a change in the land use plan.
The subject property’s location at the intersection of two major arterials and its close proximity to IH-35 and the general surrounding conditions which include a mix of community scale residential and commercial development uses to the east and south make it appropriate for the High Density Residential and Regional Commercial land use classifications. The proposed change supports the goals of the San Antonio International Airport Vicinity Land Use Plan of promoting compatibility and appropriateness between uses, and protecting airport operations from incompatible uses.
ALTERNATIVES:
1. Recommend denial 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.
FISCAL IMPACT:
None
RECOMMENDATION:
Staff recommends approval. The subject property’s location at the intersection of two major arterials and its close proximity to IH-35 and the general surrounding conditions which include a mix of community scale residential and commercial development uses to the east and south make it appropriate for the High Density Residential and Regional Commercial land use classifications.
PLANNING COMMISSION RECOMMENDATION:
Approval. Resolution Attached
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2015095
Current Zoning:
"I-2 S AHOD" Heavy Industrial Airport Hazard Overlay District with a Specific Use Authorization for a Quarry
Proposed Zoning: "MF-33 AHOD Multi- Family Airport Hazard Overlay District on 13.007 acres and "C-3 AHOD" General Commercial Airport Hazard Overlay District on 2.524 acres
Zoning Commission Hearing Date: March 3, 2015
Zoning Commission Recommendation: Approval.