DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 5
SUBJECT:
Plan Amendment 18021
(Associated Zoning Case Z2018079)
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: “Neighborhood Commercial”
Proposed Land Use Category: “Regional Commercial”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: February 14, 2018
Case Manager: Daniel Hazlett, Planner
Property Owner: Jose Luis Gonzalez
Applicant: Patricia M Villarreal
Representative: Patricia M Villarreal
Location: 1102 Cupples Road
Legal Description: the north 223.1 feet of Lot 1 and the north 223.1 feet of Lot 2 except the east 60 feet north 117 feet, Block 3, NCB 6777
Total Acreage: 0.8543
Notices Mailed
Owners of Property within 200 feet: 16
Registered Neighborhood Associations within 200 feet: Thompson Neighborhood Association
Applicable Agencies: None.
Transportation
Thoroughfare: Cupples Road
Existing Character: Secondary Arterial
Proposed Changes: None Known
Thoroughfare: Kirk Place
Existing Character: Local Street
Proposed Changes: None Known
Thoroughfare: Weir Avenue
Existing Character: Local Street
Proposed Changes: None Known
Public Transit: VIA bus route 62 is within walking distance of 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: “Neighborhood Commercial”
Description of Land Use Category: 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.
Permitted Zoning Districts: “NC”, “C-1”, “O-1”
Comprehensive Land Use Categories
Land Use Category: “Regional Commercial”
Description of Land Use Category: This land use category includes high intensity commercial or automobile related uses that draw their customer base from a larger region, thus bringing more traffic and parking needs. Regional commercial land uses are ideally located at the intersection of major arterials and highways or expressways, or along major transit system transfer nodes. These uses typically are 20 acres or greater in size. Examples of regional commercial uses include “big box” retail, large shopping centers like malls and “lifestyle centers,” large hotels and motels, major employment centers such as financial institutions, mid to high rise office complexes, large or specialty grocery stores, auto sales lots, and automotive repair centers.
Permitted 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 Land Use Classification:
Auto Repair
Direction: North
Future Land Use Classification:
“Neighborhood Commercial”, “Low Density Residential”
Current Land Use Classification:
Restaurant, Single-Family Residence
Direction: East
Future Land Use Classification:
“Low Density Residential”
Current Land Use Classification:
Single-Family Residences
Direction: South
Future Land Use Classification:
“Neighborhood Commercial”
Current Land Use Classification:
Retail Cellular Phone
Direction: West
Future Land Use Classification:
“Neighborhood Commercial”
Current Land Use:
Family Dollar
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The property is located within the Port San Antonio Regional Center. The property is not within a ½ of a mile of a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff recommends Denial.
The proposed land use amendment from “Neighborhood Commercial” to “Regional Commercial” is requested in order to rezone the property from “C-2NA” Commercial Nonalcoholic Sales District and “R-6” Residential Single-Family District to “C-3” General Commercial District. The proposed land use change to “Regional Commercial” is not in agreement with the future land use of the surrounding properties. The area is predominately “Neighborhood Commercial” and “Low Density Residential”. The proposed amendment does not meet the criteria for “Regional Commercial” which are typically located at the intersection of major arterials and highways or expressways, or along major transit system transfer nodes and are on 20 acres lots.
ALTERNATIVES:
1. Recommend Approval of the proposed amendment to the Kelly/South San PUEBLO Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2018079
Current Zoning: "C-2 NA AHOD" Commercial Nonalcoholic Sales Airport Hazard Overlay District and "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: February 20, 2018