DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 5
SUBJECT:
Plan Amendment Case PA-2020-116000001
(Associated Zoning Case Z-2020-10700005)
SUMMARY:
Comprehensive Plan Component: Kelly / South San Pueblo Community Plan
Plan Adoption Date: February 18, 2010
Current Land Use Category: “Low Density Residential”
Proposed Land Use Category: “Community Commercial”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: February 12, 2020
Case Manager: Michael Pepe, Planner
Property Owner: Gabriel Gomez Jr
Applicant: Gabriel Gomez Jr
Representative: Ashok R. Bhakta
Location: 546 Menefee Boulevard
Legal Description: West 80 feet of Lot 7, Block 36, NCB 3695
Total Acreage: 0.6820
Notices Mailed
Owners of Property within 200 feet: 26
Registered Neighborhood Associations within 200 feet: Thompson Neighborhood Association
Applicable Agencies: Lackland Airforce Base, Texas Department of Transportation
Transportation
Thoroughfare: Menefee
Existing Character: Local
Proposed Changes: None
Public Transit: There are VIA bus routes within walking distance of the subject property.
Routes Served: 62
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Kelly / South San Pueblo Community Plan
Plan Adoption Date: February 18, 2010
Plan Goals:
The proposed Plan Amendment appears to conflict with the following Goals and Principles of the Kelly / South San Pueblo Community Plan:
Goal 2 Community Character and the Environment - Ensure neighborhood compliance with basic City codes and work toward the beautification of the community
Objective 7.3 Noise Level - Decrease the level of noise in Kelly Area neighborhoods
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: Community Commercial
Description of Land Use Category: 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.
Permitted Zoning Districts: NC C-1 C-2 C-2P O-1 O-1.5
Land Use Overview
Subject Property
Future Land Use Classification:
“Low Density Residential”
Current Land Use Classification:
Construction Contractor Facility
Direction: North
Future Land Use Classification:
“Low Density Residential”
Current Land Use Classification:
Single Family Dwellings
Direction: East
Future Land Use Classification:
“Low Density Residential”
Current Land Use Classification:
Single Family Dwellings
Direction: South
Future Land Use Classification:
“Low Density Residential”
Current Land Use Classification:
Single Family Dwellings
Direction: West
Future Land Use Classification:
“Low Density Residential”
Current Land Use Classification:
Single Family Dwellings
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The property is within the Port San Antonio Regional Center but it is not within a premium transit corridor.
STAFF ANALYSIS & RECOMMENDATION:
Staff recommends Denial.
The applicant seeks an amendment in order to rezone to “C-2 CD” Commercial District with a Conditional Use for a Construction Contractor Facility. The proposed “Community Commercial” is consistent with the desired “C-2”.
The requested Plan Amendment places a higher intensity commercial designation in the middle of a low intensity residential neighborhood, with limited access and frontage. The proposed land use and rezoning is inappropriate to the area and is inconsistent with the existing “Low Density Residential” and current “R-6” Residential Single-Family zoning designation.
“Community Commercial” would further enable higher intensity “C-2” directly adjacent to single-family homes and “Low Density Residential”. Further, the plan calls for “Community Commercial" on large sites on intersections of corridors. The subject property is a narrow, interior lot within a “Low Density Residential” block.
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: Z-2020-10700005
Current Zoning: "R-6 MLOD-2 MLR-1 AHOD" Residential Single Family Lackland Military Lighting Overlay Military Lighting Region 1 District
Proposed Zoning: "C-2 CD MLOD-2 MLR-1 AHOD” Commercial Lackland Military Lighting Overlay Military Lighting Region 1 District with a Conditional Use for a Construction Contractor Facility
Zoning Commission Hearing Date: February 18, 2020