DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Plan Amendment PA-2020-11600063
(Associated Zoning Case Z2020-10700223)
SUMMARY:
Comprehensive Plan Component: Downtown Area Regional Center Plan
Plan Adoption Date: December 5, 2019
Current Land Use Category: “High Density Residential” and “Medium Density Residential”
Proposed Land Use Category: "Regional Mixed Use”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: July 14, 2021
Case Manager: Lorianne Thennes, Sr. Planner
Property Owner: San Antonio Housing Authority
Applicant: Brown & Ortiz, P.C.
Representative: Brown & Ortiz, P.C.
Location: Generally located at the intersection of Mt. Zion Walk and IH 37 South
Legal Description: 4.409 acres out of NCB 886, NCB 887, NCB 3591
Total Acreage: 4.409
Notices Mailed
Owners of Property within 200 feet: 112
Registered Neighborhood Associations within 200 feet: Lavaca Neighborhood Association
Applicable Agencies: Planning Department, Texas Department of Transportation
Transportation
Thoroughfare: Labor Street
Existing Character: Local
Proposed Changes: None
Thoroughfare: Refugio Street
Existing Character: Local
Proposed Changes: None
Thoroughfare: Leigh Street
Existing Character: Local
Proposed Changes: None
Public Transit: There are VIA bus routes within walking distance of the subject property.
Routes: 26, 30, 32, 230
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Downtown Area Regional Center Plan
Plan Adoption Date: December 5, 2019
Plan Goals:
Goal 4.4- Attract additional housing and a diversity of employment options in the Downtown core.
Goal 6.1- Provide a variety of housing types, both owner- and renter-occupied, that are affordable for people at all stages of life and for a range of income levels.
Goal 6.3- Emphasize the development of “Missing Middle” housing for both renters and owners
Comprehensive Land Use Categories
Land Use Category: “High Density Residential”
Description of Land Use Category: Includes low-rise to mid-rise buildings with four (4) or more dwelling units in each. High density residential provides for compact development including apartments, condominiums, and assisted living facilities. This form of development is typically located along or near major arterials or collectors. High density multi-family uses should be located in close proximity to transit facilities. Certain nonresidential uses, including, but not limited to schools, places of worship, and parks are appropriate within these areas and should be centrally located to provide easy accessibility. This classification may be used as a transitional buffer between lower density residential uses and nonresidential uses. High density residential uses should be located in a manner that does not route traffic through lower-density residential uses.
Permitted Zoning Districts: RM-4, MF-25, MF-33, MF-40, MF-50, MF-65, MH, MHC, MHP, IDZ, PUD, MXD, TOD
Land Use Category: “Medium Density Residential”
Description of Land Use Category: Accommodates a range of housing types including single-family attached and detached houses on individual lots, manufactured and modular homes, duplexes, triplexes, fourplexes, and low-rise, garden-style apartments with more than four (4) dwelling units per building. Cottage homes and very small lot single-family houses are also appropriate within this land use category. Higher density multi-family uses, where practical, should be located in proximity to transit facilities. Certain nonresidential uses, including, but not limited to, schools, places of worship, and parks are appropriate within these areas and should be centrally located to provide easy accessibility.
Permitted Zoning Districts: R-3, R-4, RM-4, RM-5, RM-6, MF-18, MF-25, MF-33, MH,
MHC, MHP, IDZ, PUD, MXD, TOD
Land Use Category: “Regional Mixed Use”
Description of Land Use Category: Contains residential, commercial and institutional uses at high densities. Regional Mixed-Use developments are typically located within regional centers and in close proximity to transit facilities, where mid-rise to high-rise buildings would be appropriate. Typical lower floor uses include, but are not limited to, offices, professional services, institutional uses, restaurants, and retail including grocery stores. The mix of uses may be vertically or horizontally distributed, and there is no requirement that a single building contain more than one use. Live/work housing options are permissible in Regional Mixed-Use areas to ensure access to housing options and services within close proximity for the local workforce. Where feasible, development is ideally built at the block scale, with minimum building setbacks. Parking requirements may be satisfied through shared or cooperative parking agreements, which can include off-site garages or lots. If parking requirements are 6 satisfied on-site, structured parking is encouraged. Pedestrian spaces are encouraged to be generous in width and lighting, with streetscaping and signage scaled to pedestrians. Regional Mixed Use projects encourage incorporation of transit facilities into development
Permitted Zoning Districts: MF-33, MF-40, MF-50, MF-65, O-1.5, O-2, C-2, C-3, D, ED, FBZD, AE-1, AE-2, AE-3, AE-4, IDZ, PUD, MXD, TOD and MPCD
Land Use Overview
Subject Property
Future Land Use Classification: “High Density Residential” and “Medium Density Residential”
Current Land Use Classification: Townhomes, vacant land
Direction: North
Future Land Use Classification: “High Density Residential”
Current Land Use Classification: Apartments
Direction: East
Future Land Use Classification: “Regional Mixed Use” and “Employment/Flex Mixed Use”
Current Land Use Classification:
Direction: South
Future Land Use Classification: “Urban Low Density Residential” and “Neighborhood Mixed Use”
Current Land Use Classification: Single-family dwellings
Direction: West
Future Land Use Classification:
Current Land Use: Single-family dwellings
FISCAL IMPACT: None
Proximity to Regional Center/Premium Transit Corridor
The property is within a regional center but is not within a premium transit corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends Denial with an Alternate Recommendation of “High Density Residential.”
The applicant is seeking to rezone a larger area of 13.127 acres for a proposed multifamily housing project. The requested Plan Amendment is only for a portion of the entire project. The project area is seeking to rezone to "IDZ-3" High Intensity Infill Development Zone District with uses permitted for 65 dwelling units per acre and "IDZ-2" Medium Intensity Infill Development Zone District with uses permitted for 18.5 dwelling units per acre.
The applicant originally submitted for “Regional Mixed Use” but has amended their request to “High Density Residential” to reflect the zoning districts as indicated above for the subject property. The adopted Parks/Open Space designation was applied to the site with the assumption that the parcel was intended to be retained as a stormwater retention pond, a condition that will now be addressed through other means. The amended request is consistent with the policies of the SA Tomorrow Comprehensive Plan as well as the Downtown Area Regional Center Plan to broaden the diversity of housing options throughout the downtown core and its neighborhoods. Staff recommends approval of the amended request to “High Density Residential”.
ALTERNATIVES:
1. Recommend Approval of the proposed amendment to the Downtown Area Regional Center Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2020-10700223
Current Zoning: “IDZ AHOD” Infill Development Zone Airport Hazard Overlay District
Proposed Zoning: "IDZ-3" High Intensity Infill Development Zone District with uses permitted for 65 dwelling units per acre and "IDZ-2" Medium Intensity Infill Development Zone District with uses permitted for 18.5 dwelling units per acre Zoning Commission Hearing Date: August 3, 2021