DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 5
SUBJECT:
Plan Amendment 17045
(Associated Zoning Case Z2017138)
SUMMARY:
Comprehensive Plan Component: Kelly/South San PUEBLO Community Plan
Plan Adoption Date: February 15, 2007
Current Land Use Category: “Neighborhood Commercial”
Proposed Land Use Category: “Regional Commercial”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: April 26, 2017 (This case is expedited to the May 4, 2017 City Council hearing)
Case Manager: Erica Greene, Planner
Property Owner: San Antonio Water System
Applicant: City of San Antonio
Representative: City of San Antonio
Location: 2706 W. Southcross Boulevard
Legal Description: Lots 1 through 10, Block 15, NCB 8911
Total Acreage: 0.7518
Notices Mailed
Owners of Property within 200 feet: 34
Registered Neighborhood Associations within 200 feet: Quintana Community Association
Applicable Agencies: None
Transportation
Thoroughfare: West Southcross
Existing Character: Local Street
Proposed Changes: None
Thoroughfare: Crittendon Avenue
Existing Character: Local Street
Proposed Changes: None
Public Transit:
The nearest VIA bus route is #9 within walking distance of the subject property.
ISSUE:
Plan Adoption Date: February 15, 2007
Update History: June 18, 2009 and February 18, 2010
Goal 3: 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 meeting the residents’ daily needs and bring vitality to the area
Comprehensive Land Use Categories
Neighborhood Commercial: This category provides for smaller intensity commercial uses such as small scale retail or offices, professional services, convenience retail, and shop front retail that serves a market equivalent to a neighborhood. Neighborhood commercial uses should be located at intersection of collector streets and higher order streets within walking distance of neighborhood residential areas, or along arterials where an existing commercial area is already established. Examples of neighborhood commercial uses include flower shops, small restaurants, lawyer’s offices, coffee shops, hairstylist or barbers shops, book stores, copy service, dry cleaning, or convenience stores without gasoline. Refuse containers should be found behind the principal structure, and should be screened from adjacent residential uses. Appropriate buffering such as a buffer yard and/or landscaping should form a screen between this category and residential uses. Whenever possible, parking should be located in the back of the structure, monument signage is encouraged, and lighting should be directed onto the site, away from adjoining properties.
Example Zoning Districts:
NC, C-1, O-1,
Comprehensive Land Use Categories
Regional Commercial: This category provides for medium intensity commercial uses that serve a market on the scale of a community comprised of two or more medium sized neighborhoods. Community commercial uses should be located in a nodal fashion, near the intersection of collectors and arterials, or the intersection of two arterials, or along arterials or higher order streets where already established. Examples of community commercial land uses include convenience stores with gasoline, minor auto repair and servicing, grocery stores up to 65,000 sq. ft., plant nurseries, medium sized restaurants, and community shopping centers. Refuse containers should be found behind the principal structure, and should be screened from adjacent residential uses. Appropriate buffering such as a buffer yard and/or landscaping should form a screen between this category and any residential uses. Shared parking and internal circulation are encouraged with adjacent uses. Whenever possible, revitalized or redeveloped community commercial centers should be designed to create a safe and attractive vehicular and pedestrian movement system that links to adjacent 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
Neighborhood Commercial
Current Use
S.A.W.S Payment Center
North
Future Land Use Classification
Neighborhood Commercial
Current Use
Commercial Business
East
Future Land Use Classification
Neighborhood Commercial
Current Use
Commercial Business
South
Future Land Use Classification
Low Density Residential
Current Use
Vacant Lot, Single-Family Housing, Commercial Business
West
Future Land Use Classification
Neighborhood Commercial
Current Use
Vacant Lot
LAND USE ANALYSIS:
The applicant requests this plan amendment and associated zoning change for commercial uses on the subject property. The proposed amendment to Regional Commercial land use will not significantly alter the land use pattern and character of the immediate area. The Regional Commercial classification supports the Kelly/South San PUEBLO Community Plan objectives of improving 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 meeting the residents’ daily needs and bring vitality to the area.
ALTERNATIVES:
1. Recommend denial 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.
FISCAL IMPACT:
None
RECOMMENDATION:
Staff recommends Approval. The proposed amendment to Regional Commercial land use will not significantly alter the land use pattern or character of the immediate area. The proposed change is compatible with the existing pattern of development.
PLANNING COMMISSION RECOMMENDATION: Approval (9-0)
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2017138
Current Zoning: "C-3 AHOD" General Commercial Airport Hazard Overlay District
Proposed Zoning: "C-3 NA AHOD" General Commercial Non-Alcoholic Sales Airport Hazard Overlay District
Zoning Commission Hearing Date: May 2, 2017