DEPARTMENT: Development Services
COUNCIL DISTRICTS IMPACTED: 3
SUBJECT:
Plan Amendment 16013
(Associated Zoning Case Z2016044)
SUMMARY:
Comprehensive Plan Component: Stinson Airport Vicinity Land Use Plan
Plan Adoption Date: April 2, 2009
Current Land Use Category: Community Commercial
Proposed Land Use Category: Medium Density Residential
BACKGROUND INFORMATION:
Planning Commission Hearing Date: January 13, 2016
Case Manager: Mary Moralez-Gonzales, Planner
Property Owner: KB Home Lone Star Acquisitions, LO (c/o KBSA, Inc. General Partner)
Applicant: Brown & Ortiz, PC (c/o Daniel Ortiz)
Representative: Brown & Ortiz, PC (c/o Daniel Ortiz)
Location: Various addresses, generally located at the 9800 Block of Walhalla Avenue, near the intersection at Southeast Loop 410 and Walhalla Avenue.
Legal Description:
Lots 2, 11, 12, 17, 19, 22, 24, 26, 27-31, 33-36, Block 1, NCB 12509
Lots 4-6, 8-10, 15-21, 23, Block 2, NCB 12509
Lots 1, 3, 6-10, 12-16, 18-23, 25, Block 3, NCB 12509
Lots 2, 5-9, 12, 13-16, 18-19, 21, Block 4, NCB 12509
Lots 1-2, 5-14, 16-18, 20, 26-28, Block 5, NCB 12509
Lots 1-11, 14-15, Block 6, NCB 12509
Lots 1-2, 4-6, 8-9, Block 8, NCB 12509
Total Acreage: 10.4512 acres
Notices Mailed
Owners of Property within 200 feet: 218
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: San Antonio Aviation Department
Transportation
Thoroughfare: Southeast Loop 410
Existing Character: Freeway
Proposed Changes: None
Thoroughfare: Walhalla Avenue
Existing Character: Local Road
Proposed Changes: None
Public Transit:
There is a VIA bus stop located at the intersection of City Base Landing at Sidney Brooks (Route 20 and 34), one city block from the subject property.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Stinson Airport Vicinity Land Use Plan
Plan Adoption Date: April 2, 2009
Update History: None
Goal I: Protect the quality of life of residents including health, safety and welfare Objective 1.1 Protect integrity of exiting residential neighborhoods
Comprehensive Land Use Categories
Community Commercial: Medium intensity uses that serve two or more neighborhoods should be located at nodes on arterials at major intersections or where an existing commercial area has been established. A majority of the ground floor façade should be composed of windows. Off-street parking and loading areas adjacent to residential uses should have buffer landscaping, lighting and signage controls. Examples are cafes, offices, restaurants, beauty parlors, neighborhood groceries or markets, shoe repair shops and medical clinics.
Example Zoning Districts:
NC, Neighborhood Commercial C-1, Commercial C-2, Commercial C-2P, Commercial UD, Urban District Commercial Center along Loop 410 bordering City South (no residential) O-1, Office
Comprehensive Land Use Categories
Medium Density Residential: Single-family houses on individual lots, zero-lot line configurations, duplexes triplexes, fourplexes, cottage homes and townhomes Certain lower impact community oriented uses such as churches, parks or community center are appropriate non-residential uses, such as schools, places of worship and parks, are appropriate.
Example Zoning Districts:
R-3, Residential Single Family RM-4, Mixed Residential RM-5, Mixed Residential RM-6, Mixed Residential (and less intense residential zoning districts) MF-18, Multifamily
Land Use Overview
Subject Property
Future Land Use Classification
Community Commercial
Current Use
Single-Family Residential
North
Future Land Use Classification
Low Density Residential
Current Use
Single-Family Residential
East
Future Land Use Classification
High Density Residential and Community Commercial
Current Use
Vacant
South
Future Land Use Classification
Regional Commercial
Current Use
Freeway
West
Future Land Use Classification
None
Current Use
Single-Family Residential
LAND USE ANALYSIS:
The applicant requests this Plan Amendment in order to change the land use to Medium Density Residential. Currently, the subject property is classified as Community Commercial and zoned “R-4” Single-Family Residential District. The current Community Commercial land use is inconsistent with the zoning and the current land use for the properties and the area. Surrounding lots are developed with single-family two-story residences. The applicant proposes to change the zoning to “RM-4” Mixed Residential District which has less intense setback requirements so that the lots may be developed in a manner that will provide the option of building more spacious single-family one-story residences. This will meet the Plan’s goal of protecting the integrity of existing residential neighborhoods.
ALTERNATIVES:
1. Recommend denial of the proposed amendment to the Stinson Airport Vicinity Land Use 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 the Medium Density Residential land use classification will allow the applicant to develop the properties with more spacious single-family one-story residences while meeting the minimum setback requirements allowed under the “RM-4” Residential Mixed District.
PLANNING COMMISSION RECOMMENDATION: Approval (10-0).
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2016044
Current Zoning: "R-4 AHOD" Residential Single-Family Airport Hazard Overlay District Proposed Zoning: "RM-4 AHOD" Residential Mixed Airport Hazard Overlay District Zoning Commission Hearing Date: January 19, 2016