DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 6
SUBJECT:
Plan Amendment PA 2020-11600006
(Associated Zoning Case Z-2020-11600006)
SUMMARY:
Comprehensive Plan Component: West/Southwest Sector Plan
Plan Adoption Date: April 13, 2011
Current Land Use Category: “Regional Center"
Proposed Land Use Category: "General Urban Tier"
BACKGROUND INFORMATION:
Planning Commission Hearing Date: February 26, 2020
Case Manager: Patricia Franco, Planner
Property Owner: HEB, LP
Applicant: Brown & Ortiz, P.C.
Representative: Brown & Ortiz, P.C.
Location: Located in the 1300-1400 Block of Horal Drive
Legal Description: 14.71 acres out of NCB 17172
Total Acreage: 14.71
Notices Mailed
Owners of Property within 200 feet: 16
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: Lackland Airforce Base
Transportation
Thoroughfare: Horal Drive
Existing Character: Local
Proposed Changes: None
Public Transit: VIA bus routes within walking distance.
Routes served: 617
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: West/Southwest Sector Plan
Plan Adoption Date: April 13, 2011
Plan Goals:
Housing Goals and Strategies
Goal HOU-1 Housing stock is diverse and densities are distributed in accordance with the adopted West/Southwest Sector Land Use Plan
HOU-1.2 Provide a range of housing types and prices to accommodate all residents within the Sector and within the same neighborhood
Goal HOU-2 New housing developments locate near existing community facilities, schools, and physical infrastructure (e.g., streets, water, sewer, etc.) with sufficient capacity to serve new developments
HOU-2.4 Promote awareness of the benefits of locating new housing near existing community facilities and physical infrastructure
Comprehensive Land Use Categories
Land Use Category: “Regional Center"
Description of Land Use Category:
Residential: High Density
Generally: Attached single family and multifamily housing; Mid-High rise condominium buildings, apartment complexes, and row houses
Non-Residential: Regional Commercial, Office
Generally: “Big box” or “power centers”, shopping malls, movie theatres, hospitals, office complexes, laboratories, wholesalers, and light manufacturing
Related Zoning Districts:
MF-25, MF-33, O-1, O-1.5, O-2, C-2, C-2P, C-3, UD
Location: Regional Centers accommodate the most intense commercial uses and should be located at the intersection of Expressways and Major Arterials. Serving a regional market, streets need to accommodate large volumes of development. Internal access and circulation is important. Pedestrians and bicycles should be able to travel safely within the development. Transit is encouraged.
Land Use Category: "General Urban Tier"
Description of Land Use Category:
Residential: Medium to High Density
Generally: Small tract detached single family housing, Multi-Family including apartments, quadplexes, triplexes, duplexes, and townhomes (condominiums)
Non-Residential: Community Commercial
Generally: Urbanized areas where frequent and/or attached walkable retail services such as convenience retail stores, live/work units, cafes, grocery stores, hotels, clinics and other small businesses are appropriate
Related Zoning Districts:
R-4, R-3, RM-6, RM-5, RM-4, MF-18, MF-25, MF-33, O-1.5, C-1, C-2, C-2P, UD
Location: Community commercial uses in the General Urban Tier, which serve medium and high density residential uses, should be located at the intersections of arterials and/or collectors. Serving both a local and wider community, these commercial areas should be accessible by walking from nearby residents, biking within the vicinity, and cars from a broader range. Parking for both cars and bikes should be located as to not interfere with pedestrian circulation.
Land Use Overview
Subject Property
Future Land Use Classification:
“Regional Center"
Current Land Use Classification:
Undeveloped land
Direction: North
Future Land Use Classification:
“General Urban Tier"
Current Land Use Classification:
Commercial uses
Direction: East
Future Land Use Classification:
“Proposed General Urban Tier"
Current Land Use Classification:
Commercial uses
Direction: South
Future Land Use Classification:
“Regional Center"
Current Land Use Classification:
Commercial uses
Direction: West
Future Land Use Classification:
“Suburban Tier" and “Civic Center”
Current Land Use Classification:
Residential homes and Commercial uses
FISCAL IMPACT:
None
Proximity to Regional Center/Premium Transit Corridor
The property is located within a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Planning Commission (9-0) recommend Approval.
The requested Plan Amendment from “Regional Center” to “General Urban Tier” will allow the applicant to rezone to "RM-4" Residential Mixed District. Further, this will provide more consistency with the land use pattern in the area.
The Plan Amendment meets the goals of the West/Southwest Sector Plan to advance the City of San Antonio Housing Goals and Strategies by providing support for development of diverse housing stock using infill housing development between Loop 1604 and Loop 410.
Sector Plan Criteria for review:
• The recommended land use pattern identified in the West/Southwest Sector Land Use Plan inadequately provides appropriate optional sites for the land use change proposed in the amendment.
• The amendment must constitute an overall improvement to the West/Southwest Sector Plan and will not solely benefit a particular landowner or owners at a particular point in time.
• The amendment must uphold the vision for the future of the West Sector Plan.
The amendment will not adversely impact a portion of, or the entire Planning Area by;
• Significantly altering acceptable existing land use patterns, especially in established neighborhoods.
• Affecting the existing character (i.e. visual, physical, and functional) of the immediate area.
• Creating activities that are not compatible with adjacent neighboring uses, and, particularly, the mission of Camp Bullis Air Force Base.
• Significantly alter recreational amenities such as open space, parks, and trails.
ALTERNATIVES:
1. Recommend Denial of the proposed amendment to the North Sector Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z-2020-10700025
Current Zoning: "C-2" Commercial District
Proposed Zoning: "RM-4" Residential Mixed District
Zoning Commission Hearing Date: March 3, 2020