DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: Council District 1
SUBJECT:
Plan Amendment 15003
SUMMARY:
An Ordinance amending the future land use plan contained in the Tobin Hill Neighborhood Plan, a component of the Comprehensive Master Plan of the City, by changing the future land use of approximately 0.1460 acres of land being Lot E, Block 1, NCB 1714 located at 222 E. Russell Place from Low Density Residential to Low Density Mixed Use.
The Department and Planning Commission recommend approval. The subject property is located in an area that has seen extensive development for commercial and higher density residential uses. Its location adjacent to an existing Low Density Mixed Use node and its close proximity to varied Low Density Mixed Use commercial uses along McCullough Avenue to the west and St. Mary's Street to the east make it appropriate for the Low Density Mixed Use classification.
BACKGROUND INFORMATION:
Case Manager: Robert C. Acosta
Applicant: Carlos Ayala Trillo
Owner: Ayala Property Investment Group
Property Location: 222 East Russell
Acreage: 0.1460
Current Land Use of site: Vacant Lot
Adjacent Land Uses:
N: Designated Low Density Mixed Use and Low Density Residential; occupied by Commercial Uses and Single and Multi-Family Homes
E: Designated Low Density Residential and Low Density Mixed Use; occupied by Single-Family Homes and Commercial Uses
S: Designated Low Density Residential and Low Density Mixed Use; occupied by Single and Multi -Family Homes and Commercial Uses
W: Designated Low Density Mixed Use; occupied by Commercial Uses
ISSUE:
The proposed zoning is not consistent with the future land use plan and requires that the applicant request a plan amendment.
Comprehensive Plan Analysis:
Comprehensive Plan Component: Tobin Hill Neighborhood Plan
Plan Adoption Date: February 21, 2008
Update History: None
Plan Goals:
Goal- 2.2.1 Encourage and facilitate the development of quality, compatible infill housing where appropriate. Compatible housing will maintain the historical and architectural integrity of the neighborhood and help to better utilize vacant and/or unkempt properties.
Goal- 2.4.2 Encourage and facilitate the development of quality, diverse housing that is compatible with the character of the neighborhood.
LAND USE ANALYSIS:
The subject property is a vacant lot located on the south side of Russell Place between McCullough Avenue and St. Mary's Street within the Tobin Hill Neighborhood Plan. The applicant requests this plan amendment and zoning change in order construct two single-family residences on a single residential lot. In order to accommodate this development the applicant requires the IDZ zoning district which provides some design flexibility, to include setback and parking requirements. The development meets the intent of the IDZ which is to encourage and facilitate development on vacant, bypassed lands, or the redevelopment of underutilized buildings or structures within existing built-up areas. However, while the Low Density Residential land use classification allows for the construction of single-family homes by right; the associated zoning district required to implement the proposed development on the subject property requires a higher intensity land use classification and thus the need to request a change in the land use plan.
The subject property is located in an area that has seen extensive development for commercial and higher density residential uses. Its location adjacent to an existing Low Density Mixed Use node and its close proximity to varied Low Density Mixed Use commercial uses along McCullough Avenue to the west and St. Mary's Street to the east make it appropriate for the Low Density Mixed Use classification. The change to Low Density Mixed Use will not significantly alter the land use pattern or character of the immediate area as the existing Low Density Residential classification allows for development that is compatible with the proposed Low Density Mixed Use classification. The Low Density Mixed Use land use classification supports the goals of the Tobin Hill Neighborhood Plan of encouraging and facilitating the development of quality, diverse housing that is compatible with the character of the neighborhood.
TRANSPORTATION/INFRASTRUCTURE ANALYSIS:
The City's Major Thoroughfare Plan identified McCullough Avenue and Woodlawn as Secondary Arterial Type B. St. Mary's Street is a collector street. Russell Place, Craig Place and French Place are local streets. The neighboring area includes sidewalks, which allow pedestrian access to and from adjacent residential and commercial areas. There is a VIA bus stop one blocks west at Russell Place and McCullough Avenue.
COMMUNITY FACILITIES ANALYSIS:
The San Antonio Academy of Texas and Keystone School are within walking distance. San Antonio College is in close proximity.
ALTERNATIVES:
No action will maintain the current future land use classification of Low Density Residential.
FISCAL IMPACT:
None. A Comprehensive Master Plan Amendment carries no specific financial commitment or immediate action by the City or partnering agencies.
DEPARTMENT RECOMMENDATION:
Approval. The subject property is located in an area that has seen extensive development for commercial and higher density residential uses. Its location adjacent to an existing Low Density Mixed Use node and its close proximity to varied Low Density Mixed Use commercial uses along McCullough Avenue to the west and St. Mary's Street to the east make it appropriate for the Low Density Mixed Use classification. The change to Low Density Mixed Use will not significantly alter the land use pattern or character of the immediate area as the existing Low Density Residential classification allows for development that is compatible with the proposed Low Density Mixed Use classification. The Low Density Mixed Use land use classification supports the goals of the Tobin Hill Neighborhood Plan of encouraging and facilitating the development of quality, diverse housing that is compatible with the character of the neighborhood.
PLANNING COMMISSION RECOMMENDATION:
Meeting & Public Hearing Date: November 12, 2014
Approval. Resolution Attached
Newspaper Publication Date of Public Hearing: October 24, 2014
No. of notices mailed 10 days prior to Public Hearing: 30 to owners of property within 200 feet; 10 to planning team members, and 1 to applicant and 2 to the registered neighborhood associations.
Registered Neighborhood Association (s) Notified: Tobin Hill Community Association and Tobin Hill Neighborhood Association
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2015017
Current zoning: "R-6 AHOD" Residential Single-Family Airport Hazard Overlay District
Proposed zoning: "IDZ AHOD" Infill Development Zone Airport Hazard Overlay District with single-family residential uses at a density of no more than 14 units per acre
Zoning Commission Public Hearing Date: December 16, 2014
Approval.