DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: Council District 1
SUBJECT:
Plan Amendment 14064
SUMMARY:
An Ordinance amending the future land use plan contained in the North Central Neighborhoods Community Plan, a component of the Comprehensive Master Plan of the City, by changing the future land use of Lot 20, NCB 6009 located at 1023 Shook Avenue from High Density Residential land use to Neighborhood Commercial land use.
The Department and Planning Commission recommend approval. The proposed amendment to Neighborhood Commercial land use will not significantly alter the land use pattern or character of the immediate area as the proposed change is compatible with the existing surrounding area.
BACKGROUND INFORMATION:
Case Manager: Robert C. Acosta, Planner
Applicant: Brown and Ortiz, P.C.
Owner: Ann & Richard Zanikos
Property Location: 1023 Shook Avenue
Acreage: 0.1722
Current Land Use of site: Commercial Building
Adjacent Land Uses:
N: Designated High Density Residential; occupied by Multi-Family Homes
E: Designated Low Density Residential; occupied by Single-Family Homes
S: Designated Neighborhood Commercial; occupied by Commercial Uses
W: Designated High Density Residential; occupied by Multi-Family Homes
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: North Central Neighborhoods Community Plan
Plan Adoption Date: February 14, 2002
Update History: None
Plan Goals:
GOAL 1: Support and promote business and employment development along the commercial corridors that provide for a healthy business climate while supporting the needs of the North Central Neighborhoods Community by aesthetically and environmentally reinforcing their community cultural identity and providing an attractive destination for visitors and shoppers from around the city.
GOAL 2: Encourage the establishment of neighborhood-friendly businesses along the commercial corridors that promote pedestrian accessibility.
LAND USE ANALYSIS:
The subject property is located on the west side of Shook Avenue just north of the intersection of Hildebrand Avenue and Shook Avenue within the North Central Neighborhoods Community Plan. The applicant requests this plan amendment and associated zoning change in order bring the existing commercial building into conformance with applicable zoning regulations. According to Bexar County tax records the building was constructed in 1960 and has continually operated as a commercial facility. The subject property is located in an existing commercial strip center and the current owner has operated an art conservation studio at this location for approximately the last fifteen years. However, the subject property has a land use classification of High Density Residential and is currently zoned "R-4" Single-Family Residential District, and commercial uses are not allowed by right under this land use classification or zoning designation.
The proposed amendment to Neighborhood Commercial will provide consistency with the existing use and allow the applicant to seek an appropriate zoning classification from the current "R-4" Single Family Residential District. The proposed amendment to Neighborhood Commercial land use will not significantly alter the land use pattern or character of the immediate area as the proposed change is compatible with the existing surrounding area.
TRANSPORTATION/INFRASTRUCTURE ANALYSIS:
The City's Major Thoroughfare Plan identified Hildebrand Avenue and McCullough Avenue as Secondary Arterial Type B. Shook Avenue, Holland, Kendall Way and Park Hill are local streets. The neighboring area includes sidewalks, which allow pedestrian access to and from adjacent commercial and residential areas. There is a VIA bus stop one block south at the corner of Shook Avenue and Hildebrand Street. The existing transportation infrastructure could support any additional traffic generated by the requested land use change.
COMMUNITY FACILITIES ANALYSIS:
The Landa Branch Public Library, Trinity University, University of the Incarnate Word and Brackenridge Park are in close proximity. The existing community facilities could support additional demand generated by the requested land use change.
ALTERNATIVES:
No action will maintain the current future land use classification of High Density Residential.
FISCAL IMPACT:
None. A Comprehensive Master Plan Amendment carries no specific financial commitment or immediate action by the City or partnering agencies.
RECOMMENDATION:
DEPARTMENT RECOMMENDATION:
Approval. The proposed amendment to Neighborhood Commercial will allow the applicant to seek an appropriate zoning district classification from the current "R-4" Single Family Residential District for the current use. The proposed amendment to Neighborhood Commercial land use will not significantly alter the land use pattern or character of the immediate area as the proposed change is compatible with the existing surrounding area. The Neighborhood Commercial land use classification supports the goals of the North Central Neighborhoods Community Plan of promoting economic growth in the area along its corridors and in established commercial areas.
PLANNING COMMISSION RECOMMENDATION:
Meeting & Public Hearing Date: July 23, 2014
Approval. Resolution Attached
Newspaper Publication Date of Public Hearing: July 3, 2014
No. of notices mailed 10 days prior to Public Hearing: 18 to owners of property within 200 feet; 43 to planning team members, and 1 to applicant. There is no registered neighborhood association within 200 feet of subject property.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2014198
Current zoning: "R-4 AHOD" Residential Single-Family Airport Hazard Overlay District
Proposed zoning: "NC AHOD" Neighborhood Commercial Airport Hazard Overlay District
Zoning Commission Public Hearing Date: August 5, 2014
Approval.