DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Plan Amendment PA 15073
(Associated Zoning Case # Z2015261)
SUMMARY:
Comprehensive Plan Component: Government Hill Neighborhood Plan
Plan Adoption Date: Adopted September 2001, Updated November 04, 2010
Current Land Use Category: Low-Density Residential
Proposed Land Use Category: High-Density Residential
BACKGROUND INFORMATION:
Planning Commission Hearing Date: August 26, 2015
Case Manager: Logan Sparrow, Senior Planner
Property Owner: Mercury Rock, LLC
Applicant: Don Shin, Manager
Representative: Don Shin, Manager
Location: 630 E Carson Street
Total Acreage: 0.2032
Notices Mailed
Owners of Property within 200 feet: 26
Registered Neighborhood Associations within 200 feet: Government Hill Alliance
Planning Team: Government Hill Planning Team - 10
Applicable Agencies: None
Transportation
Thoroughfare: E Carson Street
Existing Character: Collector, one lane in each direction with sidewalks
Proposed Changes: None known
Thoroughfare: North Palmetto Street
Existing Character: Local Street, one lane in each direction without sidewalks
Proposed Changes: None known
Public Transit: VIA bus route 20 operates at the intersection of E Carson and N Palmetto.
ISSUE: None
Comprehensive Plan Component: Government Hill Neighborhood Plan
Plan Adoption Date: November 04, 2010
Update History: None
Land Use Plan Goal: Redevelop and revitalize the neighborhood.
Strategy: Rezone existing 1938 zoning to 1965 zoning to restrict incompatible land uses. In October of 2008, large-area rezoning of the Government Hill community commenced, rezoning many portions of the community to residential single-family classifications accompanied by Low-Density Residential future land use designations.
Comprehensive Land Use Categories:
Low-Density Residential: Low Density Residential Development includes single-family residential Development on individual lots. Recommended development densities in Low Density Residential areas should not exceed 9 dwelling units per acre. The plan acknowledges that medium density uses that have historically existed in the neighborhood can remain; however the conversion of existing single-family homes into medium density units is discouraged.
Example Zoning Districts:
R-3, R-4, R-5, R-6
High-Density Residential: High Density Residential development includes multi-family developments with more than four units on a single lot, such as apartment complexes, but can also include Low Density and Medium Density residential uses. High Density residential uses generally exceed 18 dwelling units per acre.
Example Zoning Districts:
R-3, R-4, R-5, R-6, RM-4, RM-5, RM-6. MF-25, MF-33, MF-40, MF-50
Land Use Overview
Subject Property
Future Land Use Classification: Low-Density Residential
Current Land Use: Single-Family Dwelling
Direction: North
Future Land Use Classification: Low-Density Residential
Current Land Use: Single-Family Dwelling
Direction: East
Future Land Use Classification: Low-Density Residential
Current Land Use: Single-Family Dwelling
Direction: South
Future Land Use Classification: Low-Density Residential
Current Land Use: Single-Family Dwelling
Direction: West
Future Land Use Classification: Low-Density Residential
Current Land Use: Single-Family Dwelling
Land Use Analysis
The applicant is seeking a change to allow for High-Density Residential uses on a parcel of land currently designated for Low-Density Residential use to allow for the development of a six (6) dwelling apartment. The Government Hill Neighborhood Plan states “Low Density Residential land use is an appropriate classification for the existing residential core of the area and will promote and protect the existing low density residential uses while recognizing the existence of conforming medium density residential uses.” Within this portion of the community there are no high-density multi-family dwellings. The home was originally constructed in 1950, per Bexar County land records and was later converted into a multi-family dwelling. The use of a multi-family dwelling became non-conforming in 2010 when the Government Hill area was rezoned to accommodate more single-family dwellings. The subject property lost its non-conforming multi-family use after use as a multi-family dwelling ceased for more than twelve months.
As the goal of the Government Hill Neighborhood Plan is to encourage future single-family dwellings, staff finds that the request is inconsistent with the intent of the future land use plan. Staff would recommend that the future land use plan remain unaltered and advise that the applicant could pursue a conditional use rezoning to allow for up to four (4) dwelling units.
ALTERNATIVES:
1. Recommend approval of the proposed amendment.
2. Make an alternate recommendation.
3. Continue to a future date.
FISCAL IMPACT:
None.
RECOMMENDATION: Staff recommends Denial. The subject property is located in an area that contains Low-Density future land use designations, paired with Residential Single-Family zoning. The request for a plan amendment is inconsistent with the established development pattern, which does provide for some medium-density dwellings, but no high-density dwellings, and conflicts with the stated purpose of the Government Hill Future Land Use Plan.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2015261
Current Zoning: “R-6 H AHOD” Residential Single-Family Government Hill Historic Airport Hazard Overlay District
Proposed Zoning: “MF-33 H AHOD” Multi-Family Government Hill Historic Airport Hazard Overlay District
Zoning Commission Hearing Date: This case is scheduled to be considered Zoning Commission on September 01, 2015.