DEPARTMENT: Development Services
COUNCIL DISTRICTS IMPACTED: District 1
SUBJECT:
Plan Amendment 15018
(Associated Zoning Case Number Z2015120)
SUMMARY:
Comprehensive Plan Component: Midtown Neighborhoods Plan
Plan Adoption Date: October 12, 2000
Current Land Use Category: Mixed Use, Medium Density Residential and Low Density Residential
Proposed Land Use Category and Related Action: Mixed Use and a text amendment to include "C-3" General Commercial District as a related zoning district for the "Mixed Use" land use classification.
BACKGROUND INFORMATION:
Planning Commission Hearing Date: March 11, 2015
Case Manager: Robert C. Acosta, Planner
Property Owner: Fredericksburg Point Partners, LLC
Applicant: Kaufman & Killen, Inc.
Representative: Kaufman & Killen, Inc.
Location: Approximately 1.987 acres of land being Lot 11, Block 2 in NCB 1968, located at 925 and 935 Fredericksburg Road
Total Acreage: 1.987 acres
Notices Mailed
Owners of Property within 200 feet: 25
Registered Neighborhood Associations within 200 feet: Beacon Hill Neighborhood Association
Planning Team: 11
Applicable Agencies: None
Transportation
Thoroughfare: Fredericksburg Road
Existing Character: Secondary Arterial Type B
Proposed Changes: None
Thoroughfare: Woodlawn Avenue
Existing Character: Secondary Arterial Type B
Proposed Changes: None
Thoroughfare: Craig Place
Existing Character: Local Street
Proposed Changes: None
Thoroughfare: IH-10 West
Existing Character: Freeway
Proposed Changes: None
Public Transit:
There is a VIA bus stop in front of the subject property at the intersection of Fredericksburg Road and Woodlawn Avenue.
ISSUE:
Plan Adoption Date: October 12, 2000
Update History: None
Objective 1.3.5 Encourage businesses to locate in identified neighborhood commercial centers along Blanco, Fredericksburg, Hildebrand, Flores, and San Pedro. In addition to business development, encourage higher-density residential or live/work units to provide for a mix of uses in or near the area's commercial centers.
Comprehensive Land Use Categories
Mixed Use: Mixed Use provides for a concentrated blend of residential, retail, professional service, office, entertainment, leisure and other related uses at increased densities to create a pedestrian-oriented environment. Mixed Use incorporates high quality architecture and urban design features such as attractive streetscapes, parks/plazas, and outdoor cafes. A majority of the ground floor façade should be composed of windows. Parking areas should be located behind buildings. This classification allows for a mix of uses in the same building or in the same development such as small offices (dentists, insurance professionals, non-profits, etc.), small retail establishments (cafes, shoe repair shops, gift shops, antique stores, hair salons, drug stores, etc.) and high-density residential uses.
Example Zoning Districts:
RM-4, RM-5, RM-6, NC, C-1, C-2, O-1, MF-25, MXD
Comprehensive Land Use Categories
Medium Density Residential: Medium-Density Residential uses include three-and four-unit family dwellings and townhouses. Low-Density Residential uses also can be found within this classification.
Example Zoning Districts:
R-3, R-4, R-5, R-6, RM-4, RM-5, RM-6
Comprehensive Land Use Categories
Low Density Residential: Low-Density Residential uses include single-family houses on individual lots. Low-Density Residential uses also can include a limited number of duplexes and granny flats or garage apartments.
Example Zoning Districts:
R-3, R-4, R-5, R-6, R-20, NP-8, NP-10, NP-15
Land Use Overview
Subject Property
Future Land Use Classification
Mixed Use, Medium Density Residential, and Low Density Residential
Current Use
Vacant Lot
North
Future Land Use Classification
UZROW, Mixed Use, Medium Density Residential
Current Use
IH-10 West, Woodlawn Avenue, Commercial Uses and Multi-Family Uses
East
Future Land Use Classification
Mixed Use, Medium Density Residential and Low Density Residential
Current Use
Commercial Uses, Multi-Family and Single-Family Uses
South
Future Land Use Classification
Low Density Residential and Mixed Use
Current Use
Single -Family and Commercial Uses
West
Future Land Use Classification
UZROW
Current Us
IH-10 West
LAND USE ANALYSIS:
The applicant requests this plan amendment and associated zoning change in order to construct a commercial development on the subject property. The subject property is currently zoned "I-1" and commercial uses are not permitted by right under this zoning district. The proposed amendment to Mixed Use will provide consistency with the surrounding areas and promote a consistent character and continuity to the Fredericksburg Road corridor that could potentially increase commercial opportunities in the planning area. The Mixed Use land use classification will not significantly alter the land use pattern or character of the immediate area as the proposed change is compatible with the already-existing surrounding pattern of development. In addition, the subject property's location at the intersection of two major arterials and its close proximity to IH-10 West and the general surrounding conditions which include a mix of community scale commercial uses and adjacent to railroad tracks make it appropriate for the "C-3" zoning. The proposed amendment meets the objectives of the Midtown Neighborhoods Plan of promoting economic growth in its commercial centers and along it commercial arterials.
Additionally, the request is to amend the Mixed Use land use category to include "C-3" as a consistent zoning district. Currently, the plan does not allow "C-3" as another option in the commercial land use categories, such as Neighborhood Commercial or Mixed Use. The only option where "C-3" is a consistent zoning district is within a Transit Oriented Development Node, which are only found in 2 areas of the plan boundaries. Mixed Use does include "MXD" Mixed Use District as a consistent zoning district. This district allows for "C-3" uses, however, a site plan must show a mix of residential and nonresidential uses within the same building or same lot. If the property was developed as "MXD", "C-3" uses would be allowed directly adjacent to residential uses. Staff recommends the amendment to the Mixed Use land use category to include "C-3" as a consistent zoning district.
ALTERNATIVES:
1. Recommend denial of the proposed amendments to the Midtown Neighborhoods Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
FISCAL IMPACT:
None
RECOMMENDATION:
Staff recommends approval. The proposed amendment to Mixed Use land use will not significantly alter the land use pattern or character of the immediate area as the proposed change is compatible with the already-existing surrounding pattern of development. In addition, the subject property's location at the intersection of two major arterials and its close proximity to IH-10 West and the general surrounding conditions which include a mix of community scale commercial and intermediately intense residential developments make it appropriate for the "C-3" zoning. The proposed text amendment allows "C-3" as a consistent zoning district within the Mixed Use land use category, where currently, the Plan does not allow "C-3" unless developed within the Transit Oriented Development Node.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2015120
Current Zoning: "I-1 NCD-5 AHOD" General Industrial Beacon Hill Neighborhood Conservation Airport Hazard Overlay District
Proposed Zoning: "C-3 NCD-5 AHOD" General Commercial Beacon Hill Neighborhood Conservation Airport Hazard Overlay District