DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Plan Amendment PA-2021-11600057
(Associated Zoning Case Z-2021-10700153S)
SUMMARY:
Comprehensive Plan Component: San Antonio International Airport Vicinity Community Plan
Plan Adoption Date: May 30, 2010
Current Land Use Category: “Neighborhood Commercial"
Proposed Land Use Category: "Community Commercial"
BACKGROUND INFORMATION:
Planning Commission Hearing Date: July 28, 2021
Case Manager: Mirko Maravi, Senior Planner
Property Owner: Morteza Shafinury
Applicant: Chris Vandergriff
Representative: Chris Vandergriff
Location: 4401 Rittiman Road
Legal Description: West 180.22 feet of Lot 10, Block 4, NCB 13717
Total Acreage: 1.920
Notices Mailed
Owners of Property within 200 feet: 30
Registered Neighborhood Associations within 200 feet: East Terrell Hills Neighborhood Association
Applicable Agencies: None
Transportation
Thoroughfare: Rittiman Road
Existing Character: Secondary Arterial B
Proposed Changes: None Known
Public Transit: VIA bus routes are within walking distance of the subject property.
Routes Served: 8
Comprehensive Plan
Comprehensive Plan Component: San Antonio International Airport Vicinity Community Plan
Plan Adoption Date: May 30, 2010
Plan Goals:
• Encourage compatible commercial uses along corridors that
serve the neighborhoods and more intense commercial uses
at major intersection node
• Encourage adaptive reuse or retrofit of declining commercial
areas
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 are flower shops, small restaurants, lawyer’s offices, coffee shops, hairstylist or barber shops, bookstores, copy service, dry cleaning, or convenience stores without gasoline.
Permitted Zoning Districts: NC, C-1, O-1
Comprehensive Land Use Categories
Land Use Category: "Community Commercial"
Description of Land Use Category:
• Medium intensity uses that serve two or more neighborhoods.
• Should be located at nodes on arterials at major intersections or where an existing commercial area has been established.
• A majority of the ground floor façade should be composed of windows.
• Off-street parking and loading areas adjacent to residential uses should have buffer landscaping, lighting and signage controls.
Permitted Zoning Districts: NC, C-1, C-2, C-2P, O-1, O-1.5
Land Use Overview
Subject Property
Future Land Use Classification:
Neighborhood Commercial
Current Land Use Classification:
Commercial Suites
Direction: North
Future Land Use Classification:
Low Density Residential
Current Land Use Classification:
Single-Family Dwellings
Direction: East
Future Land Use Classification:
High Density Residential
Current Land Use Classification:
Multi-Family
Direction: South
Future Land Use Classification:
Community Commercial
Current Land Use Classification:
Commercial
Direction: West
Future Land Use Classification:
Neighborhood Commercial
Current Land Use:
Commercial/Office
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The property is not located within a Regional Center but located within the Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff recommends Approval.
The proposed land use amendment from “Neighborhood Commercial” to “Community Commercial” is requested in order to rezone the property to "C-2 S” Commercial District with a Specific Use Authorization for a Private Club. This is consistent with the adjacent “Neighborhood Commercial,” “Mixed Use” and “Community Commercial” across the street. The proposed “Community Commercial” also acts a suitable transition to the “High Density Residential” to the east of the subject site. “Community Commercial” is appropriate along Rittiman Road, a trafficked Arterial Road.
ALTERNATIVES:
1. Recommend Denial of the proposed amendment to the San Antonio International Airport Vicinity Community Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z-2021-10700153S
CURRENT ZONING: "C-2 MLOD-3 MLR-2 AHOD” Commercial Martindale Army Airfield Military Lighting Overlay Military Lighting Region 2 Airport Hazard Overlay District and “O-2 MLOD-3 MLR-2 AHOD” High-Rise Office Martindale Army Airfield Military Lighting Overlay Military Lighting Region 2 Airport Hazard Overlay District
PROPOSED ZONING: "C-2S MLOD-3 MLR-2 AHOD” Commercial Martindale Army Airfield Military Lighting Overlay Military Lighting Region 2 Airport Hazard Overlay District with a Specific Use Authorization for a Private Club
Zoning Commission Hearing Date: August 3, 2021