DEPARTMENT: Development Services Department
DEPARTMENT HEAD: Roderick J. Sanchez
COUNCIL DISTRICTS IMPACTED: 3
SUBJECT:
Plan Amendment 14023
SUMMARY:
An Ordinance amending the future land use plan contained in the South Central San Antonio Community Plan, a component of the Comprehensive Master Plan of the City, by changing the future land use of approximately 20.763 acres of land out of Lots 20, 22D and 37, NCB 20 (also known as NCB A-20) and out of Parcel 100A, NCB 24 located at 1515 Mission Road from Low Density Residential land use to Mixed Use and to include "IDZ" Infill Development Zone as a related zoning district for the Mixed Use land use classification.
The Department recommends approval. The subject property's location on a collector street, coupled with the mix of multi-family and commercial uses to the north, a major public sports complex to the west and its close proximity to the varied commercial uses along Roosevelt Avenue, a major arterial, make it appropriate for the Mixed Use classification.
BACKGROUND INFORMATION:
Applicant: Kaufman & Killen, Inc.
Owner: Mission Trails SA MHC, LLC
Property Location:
Acreage: 20.763
Current Land Use of site: Manufactured Home Park
Adjacent Land Uses:
N: designated Mixed Use and Public Institution; occupied by a School, Church and Children's Residential Facility
E: designated Parks Open Space: occupied by Golf Course
S: designated Parks Open Space and Low Density Residential; occupied by San Antonio River and Single-family residences
W: designated Parks Open Space and Low Density Residential; occupied by Sports Complex
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: South Central San Antonio Community Plan
Plan Adoption Date: August 19, 1999
Update History: December 6, 2007
Plan Goals:
Goal 1 Objective 1.0: Improve the quality of commercial corridors including South Flores Street, South Presa Street and Roosevelt Avenue.
Objective 1, Strategy 1.2 -Economic Development: Attract investors for vacant land and building sites available for development.
LAND USE ANALYSIS:
The subject property is located along the west side of Mission Road just north of the San Antonio River between Hansford Street and Mary Street, within the South Central San Antonio community Plan. The subject property consists of a manufactured home park and has a school, church and orphanage to the north, a golf course to the east, the San Antonio River and single-family homes to the south, and a sports complex to the west. The South Central San Antonio Community Plan classifies the subject property as Low Density Residential. The area to the north as Mixed Use and Public Institutional, the area to the east as Parks Open Space, and the area to the south and west as Parks Open Space and Low Density Residential. The applicant requests to change the future land use from Low Density Residential to Mixed Use and to include "IDZ", Infill Development Zone, as a related zoning district to the Mixed Use land use classification.
The applicant requests this plan amendment and zoning change in order to allow for the development of a high density multi-family residential use and an array of community-scaled commercial uses that are compatible with the already-existing surrounding area. 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 purposed 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.
The subject property's location on a collector street, coupled with the mix of multi-family and commercial uses to the north, a major public sports complex to the west and its close proximity to the varied commercial uses along Roosevelt Avenue, a major arterial, make it appropriate for the Mixed Use classification. The Mixed Use classification would allow for a concentrated blend of residential, commercial and other related uses at increased densities to create a pedestrian-oriented environment. The inclusion of IDZ will contribute not only to this development but will be available to assist in similar infill developments described in the Mixed Use land use classification of the South Central San Antonio Community Plan. The Mixed Use classification supports the South Central San Antonio Community Plan objectives of promoting economic growth in the area along its corridors and in established commercial areas.
TRANSPORTATION/INFRASTRUCTURE ANALYSIS:
The City's Major Thoroughfare Plan identified Mission Road is a collector street. Weaver Street, Hansford Street, Mary and Edmonds are local streets. Roosevelt Avenue is a Primary Arterial Type B. The neighboring area includes sidewalks which allow for pedestrian access to and from adjacent residential and commercial areas. There is a VIA bus stop in front of the subject property on the corner of Palo Blanco and Mission Road. The requested land use change will generate more traffic and impact the existing transportation infrastructure; the traffic impact analysis will be evaluated further during the permitting process.
COMMUNITY FACILITIES ANALYSIS:
Seton Home, St. Peter and St. Joseph Children's Home, Mission Concepcion, Mission Concepcion Sports Complex and Concepcion Park are within walking distance. The existing community facilities could support any additional demand generated by the requested land use change.
ALTERNATIVES:
No action will maintain the current future land use classification of Low Density Residential and not include IDZ as a related zoning district in the Mixed Use land use classification.
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 subject property's location on a collector street, coupled with the mix of multi-family and commercial uses to the north, a major public sports complex to the west and its close proximity to the varied commercial uses along Roosevelt Avenue, a major arterial, make it appropriate for the Mixed Use classification. The Mixed Use classification would allow for a concentrated blend of residential, commercial and other related uses at increased densities to create a pedestrian-oriented environment. The inclusion of IDZ will contribute not only to this development but will be available to assist in similar infill developments described in the Mixed Use land use classification of the South Central San Antonio Community Plan. The Mixed Use classification supports the South Central San Antonio Community Plan objectives of promoting economic growth in the area along its corridors and in established commercial areas.
PLANNING COMMISSION RECOMMENDATION:
Meeting & Public Hearing Date: February 12, 2014
Approval. Resolution Attached
Newspaper Publication Date of Public Hearing: January 24, 2014
No. of notices mailed 10 days prior to Public Hearing: 7 to owners of property within 200 feet; 16 to planning team members, and 1 to applicant and 1 to the registered neighborhood association.
Registered Neighborhood Association (s) Notified: Roosevelt Park Neighborhood Association.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2014085
Current zoning: "MH H RIO-4 AHOD"
Proposed zoning: "IDZ H RIO-4 AHOD" with Multi-family uses not to exceed 33 units/acre and "C-2" uses (on 13.1 acres) and "IDZ H RIO-4 AHOD" with Multi-family uses not to exceed 50 units/acre and C-2 use (on 7.67 acres)
Zoning Commission Public Hearing Date: February 18, 2014 and March 18, 2014
The Zoning Commission failed to pass a motion; therefore, the case proceeds with a recommendation of Denial.