DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 3
SUBJECT:
Plan Amendment 2020-11600036
(Associated Zoning Case 2020-10700145)
SUMMARY:
Comprehensive Plan Component: Stinson Airport Vicinity Land Use Plan
Plan Adoption Date: April 2, 2009
Current Land Use Category: “Neighborhood Commercial”
Proposed Land Use Category: “Regional Commercial”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: July 22, 2020
Case Manager: Victoria Castro, Planner
Property Owner: Hector Hernandez
Applicant: Jerry Arredondo
Representative: Jerry Arredondo
Location: 6831 South Flores Street
Legal Description: Lot 2B, NCB 9483
Total Acreage: 0.4003
Notices Mailed
Owners of Property within 200 feet: 11
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: Stinson Airport
Transportation
Thoroughfare: South Flores
Existing Character: Secondary Arterial Type B
Proposed Changes: None
Thoroughfare: West Harding Boulevard
Existing Character: Collector
Proposed Changes: None
Public Transit: 43
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Stinson Airport Vicinity Land Use Plan
Plan Adoption Date: April 2, 2009
Plan Goals:
Stinson Airport Vicinity Land Use Plan: Encourage compatible commercial uses along corridors that serve the neighborhoods.
Goal II: Encourage economic growth that enhances airport operations and surrounding development.
Objective 2.2: Encourage commercial development that respects the integrity of
existing residential development.
Goal IV: Encourage a unique experience for airport patrons by creating gateways and enhancing the airport vicinity’s image through urban design.
Objective 4.1: Create a sense of place that represents local culture and heritage.
Comprehensive Land Use Categories
Land Use Category: “Neighborhood Commercial”
Description of Land Use Category: Low intensity commercial uses such as small scale retail or offices, professional services, convenience retail, and shopfront retail that serve a market equivalent to a neighborhood. 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 area flower shops, small restaurants, lawyer’s offices, coffee shops, hairstylist or barber shops, book stores, copy service, dry cleaning, or convenience stores without gasoline.
Permitted Zoning Districts: NC, C-1 and O-1
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, C-1, C-2, C-2P, C-3, UD, O-1, O-1.5 and O-2.
Land Use Overview
Subject Property
Future Land Use Classification: “Neighborhood Commercial”
Current Land Use Classification: Automotive Service Garage
Direction: North
Future Land Use Classification: “Neighborhood Commercial”
Current Land Use Classification: Dales Motor Company Car Dealer
Direction: East
Future Land Use Classification: “Neighborhood Commercial”
Current Land Use Classification: San Jose Motors Car Dealer, SA Pre-Owned Autos and Fox Sports Bar
Direction: South
Future Land Use Classification: “Public Institutional” and “Low Density Residential”
Current Land Use Classification: IDEA South Flores and Single Family Residences
Direction: West
Future Land Use Classification: “Neighborhood Commercial” and “Low Density Residential”
Current Land Use: Dales Motor Company Car Dealer and Single Family Residences
FISCAL IMPACT:
None
Proximity to Regional Center/Premium Transit Corridor
The property is not within a regional center but is within a premium transit corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff recommends Denial.
The applicant requests a plan amendment from “Neighborhood Commercial” to “Regional Commercial” in order to change the zoning to “C-3” General Commercial District. The current land use of Neighborhood Commercial is appropriate at this location. Regional Commercial land uses should be located at intersections of major arterials and freeways. Additionally, given the size of the property, a base zoning district of “C-1” Light Commercial District would be appropriate and not require a Plan Amendment.
ALTERNATIVES:
1. Recommend Approval of the proposed amendment to the San Antonio International Vicinity Land Use Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION:
Zoning Case: Z-2020-10700145
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: August 4, 2020