DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 3
SUBJECT:
Plan Amendment 2018-900005
(Associated Zoning Case Z-2018-900022)
SUMMARY:
Comprehensive Plan Component: South Central San Antonio Community Plan
Plan Adoption Date: August 19, 1999
Plan Update History: October 26, 2005
Current Land Use Category: “Low Density Residential”
Proposed Land Use Category: “Neighborhood Commercial”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: November 28, 2018
Case Manager: Daniel Hazlett, Planner
Property Owner: Hellen Paredes-Rodriguez and Maria Mireya Rodriguez
Applicant: Hellen Paredes-Rodriguez and Maria Mireya Rodriguez
Representative: Hellen Paredes-Rodriguez and Maria Mireya Rodriguez
Location: 746 McCauley Boulevard
Legal Description: Lot 368B and Lot 369, NCB 8735
Total Acreage: 0.424
Notices Mailed
Owners of Property within 200 feet: 14
Registered Neighborhood Associations within 200 feet:
Applicable Agencies: Lackland Air Force Base
Transportation
Thoroughfare: McCauley Boulevard
Existing Character: Local Street
Proposed Changes: None Known
Thoroughfare: Commercial Avenue
Existing Character: Secondary Arterial
Proposed Changes: None Known
Public Transit: VIA bus routes 46 and 246 are within walking distance of the property.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: South Central San Antonio Community Plan
Plan Adoption Date: August 19, 1999
Update History: October 26, 2005
Plan Goals: Goal: Maintain and build on the old-fashioned neighborhood character of South Central San Antonio.
Comprehensive Land Use Categories
Land Use Category: “Low Density Residential”
Description of Land Use Category: Low density residential is composed of single-family houses on individual lots. Accessory dwelling units (carriage houses, granny flats, etc.) are allowed however, the roof pitch, siding and window proportions should be identical to the principal residence to maintain community character. Certain non-residential uses, such as schools, places of worship and parks, are appropriate within these areas and should be centrally located to provide easy accessibility. Low density residential supports the principles of reinforcing existing neighborhoods, and supporting residential growth within walking distance of neighborhood commercial centers and schools. This development should be oriented toward the center of the neighborhoods and away from traffic arterials. The community also recognizes the varying densities historically found in low density residential areas and desires that existing multi-family housing continue with a multifamily use. However, any future conversions of single family residences to densities higher than a duplex are not permitted in low density residential use.
Permitted Zoning Districts: “NP-15”, “NP-10”, “NP-8”, “R-20”, “R-6”, “R-5”, “R-4” and “R-3”
Land Use Category: “Neighborhood Commercial”
Description of Land Use Category: Neighborhood Commercial includes less intense commercial uses with low-impact convenience, retail, or service functions. Example of uses include convenience store, small insurance or doctors office, bakery, small restaurant, bookstore, antique shop, copy service, veterinarians office, or small, neighborhood sized grocery stores. Locations for Neighborhood Commercial include arterials, and collectors where they meet arterials Neighborhood Commercial can serve as an appropriate buffer between low, medium, and high density residential uses, or between an arterial and low density residential uses. Parking is encouraged behind buildings, and should be appropriately buffered from adjacent residential uses through landscaping, screening and lighting controls. Monument signage is strongly recommended, as are pedestrian amenities. Neighborhood Commercial should be located at the intersections of collectors or higher order streets or where an existing commercial area has been established.
Permitted Zoning Districts: “O-1”, “O-1.5”, “NC”, “C-1”, “C-2” and “C-2NA”
Land Use Overview
Subject Property
Future Land Use Classification:
“Low Density Residential”
Current Land Use Classification:
Single-Family Residence
Direction: North
Future Land Use Classification:
“Low Density Residential”
Current Land Use Classification:
Single-Family Residences
Direction: East
Future Land Use Classification:
“Low Density Residential”
Current Land Use Classification:
Single-Family Residences
Direction: South
Future Land Use Classification:
“Public Institutional”
Current Land Use Classification:
Rayburn Elementary
Direction: West
Future Land Use Classification:
“Low Density Residential”
Current Land Use:
Apartments
FISCAL IMPACT:
None
Proximity to Regional Center/Premium Transit Corridor
The property is not located within a Regional Center, nor is it located within a ½ of a mile of a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff and Planning Commission (6-0) recommend Approval.
The proposed land use amendment from “Low Density Residential” to “Neighborhood Commercial” is requested in order to rezone the property from“R-6” Residential Single-Family District to “C-1” Commercial District for a Beauty Salon. The proposed “Neighborhood Commercial” is consistent with the goals and objectives of the South Central San Antonio Community Plan. The requested land use amendment is in agreement with the plan’s goals. The area is predominately “Low Density Residential”. The requested “Neighborhood Commercial” is appropriate for the area. The proposed “C-1” Light Commercial District which permits the use of a Beauty Shop while protecting the neighborhood from more intense commercial uses that are permitted in “Community Commercial”.
Relevant Goals and Objectives of the South Central San Antonio Community Plan:
Goal: Maintain and build on the old-fashioned neighborhood character of South Central San Antonio.
Objective 3: Community Appearance: Enhance the overall community appearance.
ALTERNATIVES:
1. Recommend Denial of the proposed amendment to the South Central San Antonio Community Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z-2018-900022
Current Zoning: "R-6 MLOD-2 MLR-2 AHOD" Residential Single-Family Lackland Military Lighting Overlay Military Lighting Region 2 Airport Hazard Overlay District
Proposed Zoning: "C-2 MLOD-2 MLR-2 AHOD" Commercial Lackland Military Lighting Overlay Military Lighting Region 2 Airport Hazard Overlay District
Zoning Commission Hearing Date: December 4, 2018