DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 7
SUBJECT:
Plan Amendment PA-2021-11600051
(Associated Zoning Case Z-2021-10700138)
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: July 14, 2021
Case Manager: Michael Pepe, Senior Planner
Property Owner: San Antonio Water System
Applicant: Bronco Real Estate and Alamo Truck Gear
Representative: Miriam Ade
Location: 6300 block of Northwest Loop 410
Legal Description: 2.467 acres out of NCB 15038
Total Acreage: 2.467
Notices Mailed
Owners of Property within 200 feet: 25
Registered Neighborhood Associations within 200 feet: Thunderbird Hills Neighborhood Association
Applicable Agencies: Lackland Airforce Base
Transportation
Thoroughfare: Peace Pipe
Existing Character: Local
Proposed Changes: None Known
Thoroughfare: Interstate 410
Existing Character: Interstate
Proposed Changes: None Known
Public Transit: 552, 607
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: West/ Southwest Sector Plan
Plan Adoption Date: April 21, 2011
Plan Goals:
GOAL: LU-1 Land use pattern emphasizes compatibility and appropriateness between uses, and protects neighborhoods and businesses from incompatible land uses
LU-1.1 Limit encroachment of commercial uses into established low-density residential areas
GOAL LU-3 Existing corridors are transformed and new corridors are carefully planned to create dynamic, mixed use, pedestrian oriented nodes that are integrated into the surrounding community
LU-3.1 Consider re-zoning corridors in accordance with the West/Southwest Sector
Land Use Plan
Comprehensive Land Use Categories
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 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
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 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 Overview
Subject Property
Future Land Use Classification: “General Urban Tier”
Current Land Use Classification: “Regional Center”
Direction: North
Future Land Use Classification: “General Urban Tier”, “Natural Tier”
Current Land Use Classification: Strip Retail
Direction: East
Future Land Use Classification: “General Urban Tier”
Current Land Use Classification: Single Family Housing
Direction: South
Future Land Use Classification: “General Urban Tier”
Current Land Use Classification: Single Family Housing, Strip retail
Direction: West
Future Land Use Classification: None
Current Land Use: Interstate Highway
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 & Recommendation: Staff recommends Denial.
The applicant seeks a Plan Amendment to “Regional Center” to rezone the property to “C-3” General Commercial for development of an Auto Repair and Part Installation. The land use change would be inconsistent with the established pattern of “General Urban Tier” which allows for a variety of zoning districts currently. The request would be aberrant to the overall principles and patterns of the West/Southwest Sector plan by allowing “Regional Center” in a relatively small site directly adjacent to residential uses. Further, the request could be reasonably accommodated with a zoning of “C-2 CD”, which would not require an amendment to the adopted area plan.
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: Z2021-10700138
Current Zoning: “C-2 S MLOD-2 MLR-2 AHOD" Commercial Lackland Military Lighting Overlay Military Lighting Region 2 Airport Hazard Overlay District with a Specific Use Authorization for a Hotel Taller than 35 Feet
Proposed Zoning: "C-3 MLOD-2 MLR-2 AHOD" General Commercial Lackland Military Lighting Overlay Military Lighting Region 2 Airport Hazard Overlay District
Zoning Commission Hearing Date: July 20, 2021