DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 7
SUBJECT:
Plan Amendment PA 2020-11600026
(Associated Zoning Case Z-2020-10700119)
SUMMARY:
Comprehensive Plan Component: West/Southwest Sector Plan
Plan Adoption Date: April 21, 2011
Current Land Use Category: “General Urban Tier”
Proposed Land Use Category: "Regional Center"
BACKGROUND INFORMATION:
Planning Commission Hearing Date: June 10, 2020. This case is expedited to the June 18, 2020 Council hearing.
Case Manager: Mercedes Rivas, Senior Planner
Property Owner: Cavender Quick Service, Ltd.
Applicant: Cavender Quick Service, Ltd.
Representative: Killen, Griffin & Farrimond, PLLC
Location: 5830 Bandera Road
Legal Description: Lot 1, Block 4, NCB 14880
Total Acreage: 3.326
Notices Mailed
Owners of Property within 200 feet: 8
Registered Neighborhood Associations within 200 feet: Thunderbird Hills Neighborhood Association
Applicable Agencies: Planning Department and Texas Department of Transportation
Transportation
Thoroughfare: Bandera Road
Existing Character: Primary Arterial Type A
Proposed Changes: None Known
Public Transit: There are no VIA bus routes within walking distance of the subject property.
ISSUE:
Comprehensive Plan
Comprehensive Plan: West Sector Plan
Plan Adoption Date: April 21, 2011
Goal ED-3: The West/Southwest Sector community values existing and future businesses;businesses which in turn support the neighborhoods
Strategies:
• ED-3.1 Ensure the development of new business locations and employment centers are compatible with the West/Southwest Sector Land Use Plan
• ED-3.2 Explore creating new tax increment reinvestment zones (TIRZ) adjacent to existing employment centers within Loop 410 in the Sector
• ED-3.3 Foster partnerships with businesses to promote the beautification and clean-up of existing neighborhoods, utilizing programs offered by, but not limited to, Keep San Antonio Beautiful and City of San Antonio Solid Waste Department
• ED-3.4 Continue to utilize/increase code enforcement and other programs to address crime and graffiti
Comprehensive Land Use Categories
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
Permitted 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
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 theaters, hospitals, office complexes, laboratories, wholesalers, and light manufacturing
Permitted Zoning Districts: MF-25, MF-33, O-1, O-1.5, O-2, C-2, C-2P, C-3, UD
Land Use Overview
Subject Property
Future Land Use Classification:
“General Urban Tier”
Current Land Use Classification:
Vacant Building
Direction: North
Future Land Use Classification:
OCL
Current Land Use Classification:
Car Rental
Direction: East
Future Land Use Classification:
OCL
Current Land Use Classification:
Auto Repair
Direction: South
Future Land Use Classification:
“General Urban Tier”
Current Land Use Classification:
Auto Repair
Direction: West
Future Land Use Classification:
“General Urban Tier”
Current Land Use Classification:
Fedex
FISCAL IMPACT:
None
Proximity to Regional Center/Premium Transit Corridor
The property is not within a regional center, but it is within a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends Approval. Planning Commission recommendation pending the June 10, 2020 hearing.
The applicant seeks a Plan Amendment from “General Urban Tier” to "Regional Center" to rezone for commercial development. The West/Southwest Sector Plan calls for Regional Centers to be located at the intersection of Expressways and Major Arterials which accommodates commercial uses and development. Although this property is not at an intersection, it is part of a large node of commercial uses along Loop 410 and Bandera Road. The current “General Urban Tier” does allow some light commercial and commercial uses and districts, but the area tends to be more “Regional Center” or “Mixed Use” in land use.
ALTERNATIVES:
1. Recommend Approval of the proposed amendment to the West/ Southwest Sector Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION INFORMATION: Z-2020-10700119
Current Zoning: "I-1 AHOD" General Industrial Airport Hazard Overlay District
Proposed Zoning: "C-3 AHOD" General Commercial Airport Hazard Overlay District
Zoning Commission Hearing Date: June 16, 2020