DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 10
SUBJECT:
Plan Amendment 17065
(Associated Zoning Case Z2017216 S)
SUMMARY:
Comprehensive Plan Component: San Antonio International Airport Vicinity Land Use Plan
Plan Adoption Date: May 2010
Plan Update History: None
Current Land Use Category: “Community Commercial”
Proposed Land Use Category: “Regional Commercial”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: August 23, 2017
Case Manager: Kayla Leal, Planner
Property Owner: Yesh Properties, LLC
Applicant: Chuck Christian
Representative: Chuck Christian
Location: 10415 and 10427 Perrin Beitel Road
Legal Description: Lot 1, Block 1, NCB 16862 and 2.558 acres of land out of NCB 16862
Total Acreage: 4.212
Notices Mailed
Owners of Property within 200 feet: 11
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: Department of Planning and Community Development
Transportation
Thoroughfare: Perrin Beitel Road
Existing Character: Secondary Arterial Type A
Proposed Changes: None known
Thoroughfare: Wurzbach Parkway
Existing Character: Super Arterial Type A
Proposed Changes: None known
Public Transit: Bus Route 14 runs along Perrin Beitel Road, and the closest stop (Stop #44187) is within a five (5)-minute walk of the subject property.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: San Antonio International Airport Vicinity Plan
Plan Adoption Date: May 2010
Update History: None
Plan Goals:
Objective 1.2: Discourage developments of incompatible uses in the airport environs and noise exposure contours
Objective 3.2: Continue development of Wurzbach Parkway as a major east-west connector
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: Regional Commercial
Description of Land Use Category: 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, 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.
Permitted Zoning Districts: NC (Neighborhood Commercial), C-1 (Commercial), C-2 (Commercial), C-2P (Commercial), C-3 (Commercial), O-1 (Office), O-1.5 (Office), O-2 (Office)
Land Use Overview
Subject Property
Future Land Use Classification:
Community Commercial
Current Land Use Classification:
Commerce Business Park, Automotive Repair Business
Direction: North
Future Land Use Classification:
Medium Density Residential, Light Industrial
Current Land Use Classification:
Condominiums, Automobile Brokers
Direction: East
Future Land Use Classification:
Community Commercial, Public/Institutional
Current Land Use Classification:
Restaurant
Direction: South
Future Land Use Classification:
Community Commercial, High Density Residential
Current Land Use Classification:
Commerce Business Park, Tire Service Center
Direction: West
Future Land Use Classification:
High Density Residential
Current Land Use:
Apartment Complex
Proximity to Regional Center/Premium Transit Corridor
The subject property is not located within a Regional Center.
The subject property is located within the Austin Highway Premium Transit Corridor.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Anaylsis and Recommendation: Staff and Planning Commission (9-0) recommend Approval.
The proposed plan amendment is designated as “Community Commercial.” The applicant has requested the zone change and plan amendment to bring the current development into compliance. The subject property is located on the corner of Perrin Beitel and Wurzbach Parkway, which are a Secondary Arterial and Super Arterial, respectively. The requested “Regional Commercial” is suitable for this corner location given that the Perrin Beitel Corridor is lined with commercial uses and this corner is off of Wurzbach Parkway.
ALTERNATIVES:
1. Recommend denial of the proposed amendment to the San Antonio International Airport Land Use Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2017216 S
Current Zoning: “I-1 AHOD” General Industrial Airport Hazard Overlay District and “C-3 AHOD” General Commercial Airport Hazard Overlay District
Proposed Zoning: “C-3 S AHOD” General Commercial Airport Hazard Overlay District with Specific Use Authorization for Auto Paint and Body Shop
Zoning Commission Hearing Date: September 5, 2017