DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 4
SUBJECT:
Plan Amendment PA2020-11600046
(Associated Zoning Case Z2020-10700166)
SUMMARY:
Comprehensive Plan Component: West/ Southwest Sector Plan
Plan Adoption Date: April 21, 2011
Current Land Use Category: “Civic Center”
Proposed Land Use Category: “Regional Center”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: August 12, 2020
Case Manager: Victoria Castro, Planner
Property Owner: Randolph-Brooks Federal Credit Union
Applicant: Randolph-Brooks Federal Credit Union
Representative: Brown & Ortiz, P.C. - Sarah Nickodam
Location: 8019 Interstate 35 South
Legal Description: 2.178 acres out of NCB 13659
Total Acreage: 2.178
Notices Mailed
Owners of Property within 200 feet: 17
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: Lackland Airforce Base
Transportation
Thoroughfare: Interstate 35 South
Existing Character: Interstate Highway
Proposed Changes: None Known
Thoroughfare: Barlite Boulevard
Existing Character: Local
Proposed Changes: None Known
Public Transit: 51
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: West/ Southwest Sector Plan
Plan Adoption Date: April 21, 2011
Plan Goals:
Goal ED-2: Existing and planned future corridors and accessible, pedestrian commercial nodes contain strong, vibrant business activities with a mix of uses and employment opportunities
Goal ED-3.1: Ensure the development of new business locations and employment centers are compatible with the West/Southwest Sector Land Use Plan
Comprehensive Land Use Categories
Land Use Category: “Civic Center”
Description of Land Use Category: Federal, state, county, or municipal governmental and quasi-governmental uses, public or private school or campus uses, retreat areas or campuses for religious organizations.
Permitted Zoning Districts: Not Applicable
Land Use Category: “Regional Center”
Description of Land Use Category: Generally: “Big box” or “power centers”, shopping malls, movie theaters, hospitals, office complexes, laboratories, wholesalers, and light manufacturing. 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 automobile traffic traveling to, and within, the development. Internal access and circulation is important. Pedestrians and bicycles should be able to travel safely within the development.
Transit is encouraged.
Permitted Zoning Districts: MF-25, MF-33, O-1, O-1.5, O-2, C-2, C-2P, C-3, UD
Land Use Category: “General Urban Tier”
Description of Land Use Category: 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. 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.
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 Overview
Subject Property
Future Land Use Classification: “Civic Center”
Current Land Use Classification: “Regional Center”
Direction: North
Future Land Use Classification: “Civic Center”
Current Land Use Classification: Vacant Lot
Direction: East
Future Land Use Classification: “Civic Center”
Current Land Use Classification: Vacant Lot
Direction: South
Future Land Use Classification: Interstate
Current Land Use Classification: Interstate
Direction: West
Future Land Use Classification: “General Urban Tier”
Current Land Use: Single Family Residences
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The property is not within a regional center and is not within a premium transit corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff recommends Denial with an Alternate Recommendation for “General Urban Tier”.
The applicant seeks a Plan Amendment to “Regional Commercial” to rezone the property to “C-3” General Commercial for development of a bank. Staff has noted the Alternate Recommendation of “General Urban Tier” and “C-2” Commercial zoning. As of August 5, 2020 the applicant has agreed to amend their request.
The following Criteria for review is also applicable:
• The recommended land use pattern identified in the West/ Southwest Sector 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 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/ Southwest
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 Lackland Air Force Base.
• Significantly alter recreational amenities such as open space, parks, and trails.
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 SUPPLEMENTAL INFORMATION: Z2020-10700166
Current Zoning: "I-2 MLOD-2 MLR-1 AHOD" Heavy Industrial Lackland Military Lighting Overlay Military Lighting Region 1 Airport Hazard Overlay District
Proposed Zoning: "C-3 MLOD-2 MLR-1 AHOD" General Commercial Lackland Military Lighting Overlay Military Lighting Region 1 Airport Hazard Overlay District on 2.178 acres out of NCB 13659
Zoning Commission Hearing Date: August 18, 2020