DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Plan Amendment PA 2020-11600056
(Associated Zoning Case Z-2020-10700192)
SUMMARY:
Comprehensive Plan Component: Eastern Triangle Community Plan
Plan Adoption Date: May 21, 2009
Current Land Use Category: “Parks and Open Space”
Proposed Land Use Category: “Regional Commercial”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: September 23, 2020
Case Manager: Michael Pepe, Planner
Property Owner: Joe Monroe
Applicant: Joe Monroe
Location: 100 Block of Grobe Road
Legal Description: Lot TR-13, NCB 10747
Total Acreage: 2.00 Acres
Notices Mailed
Owners of Property within 200 feet: 16
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: None
Transportation
Thoroughfare: Grobe Road
Existing Character: Local
Proposed Changes: None
Public Transit: There are VIA bus routes within walking distance.
Routes Served: 30, 230
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Eastern Triangle Community Plan
Plan Adoption Date: May 21, 2009
Definition of Regional Commercial:
Regional Commercial uses are typically located at nodes formed by highways and major arterials, or two major arterials, and are usually 20 acres or greater in size.
Definition of Park and Open Space:
Parks / Open Space includes large, or linear, unimproved land where conservation is promoted and development is not encouraged due to presence of topographic constraints or institutional uses on the site.
San Antonio Tomorrow Goals:
H P30: Ensure infill development is compatible with existing neighborhoods.
Comprehensive Land Use Categories
Land Use Category: “Park and Open Space”
Description of Land Use Category:
Parks / Open Space includes large, or linear, unimproved land where conservation is promoted and development is not encouraged due to presence of topographic constraints or institutional uses on the site. Parks /Open Space include flood plains, utility corridors, public and private land uses that encourage outdoor passive or active recreation. Examples include City pocket, regional, or linear parks, as well as private parks associated with subdivisions and neighborhood associations
Permitted Zoning Districts: N/A
Land Use Category: “Regional Commercial”
Description of Land Use Category:
Regional Commercial provides for offices, professional services, and retail uses that draw on the customer base of a region. Examples of uses include “big box” retail and retail “power centers”, shopping malls, movie theaters, and medical or office complexes that are mid to high rise. Regional Commercial uses are typically located at nodes formed by highways and major arterials, or two major arterials, and are usually 20 acres or greater in size. Regional Commercial uses can serve as an appropriate buffer between an arterial or highway, and lower intensity commercial or medium to high density residential uses.
Permitted Zoning Districts: NC, O-1, O-1.5, O-2, C-1, C-2, C-2P & C-3
Land Use Overview
Subject Property
Future Land Use Classification:
“Parks and Open Space”
Current Land Use Classification:
Agricultural Uses
Direction: North
Future Land Use Classification:
“Low Density Residential”
Current Land Use Classification:
Single-Family Homes
Direction: East
Future Land Use Classification:
“Parks and Open Space”
Current Land Use Classification:
Single-Family Homes
Direction: South
Future Land Use Classification:
“Parks and Open Space”
Current Land Use Classification:
Sign Shop
Direction: West
Future Land Use Classification:
“Parks and Open Space”
Current Land Use Classification:
Residential Estates
FISCAL IMPACT:
None
Proximity to Regional Center/Premium Transit Corridor
The property is not within a Regional Center nor is it within a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff recommends Denial.
The requested Plan Amendment seeks to amend a 2.00 acre tract to “Regional Commercial” in the interior of a block. The Eastern Triangle Community Plan calls for “Regional Commercial” on large tracts (20 of more acres) at the intersection of large roadways or highways.
The proposed Plan Amendment does not meet the suggested characteristics of a “Regional Commercial” site. Further, the new land use classification allows for higher intensity zoning categories, within an established single-family residential area. “Regional Commercial” would allow commercial creepage in an otherwise rural single-family area. This plan area was designated “Park and Open Space” due to the proximity of 100 year flood plains and to preserve existing open space. As a designation of “Parks and Open Space” should be reserved for public owned land, staff would recommend a land use designation of “Low Density Residential” consistent with adjacent designations.
ALTERNATIVES:
1. Recommend Approval of the proposed amendment to the Eastern Triangle Community Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z-2020-10700192
Current Zoning: “R-5” Residential Single Family District
Proposed Zoning: “C-3” Commercial District
Zoning Commission Hearing Date: October 6, 2020