DEPARTMENT: Development Services
COUNCIL DISTRICTS IMPACTED: 3
SUBJECT:
Plan Amendment 17004
(Associated Zoning Case Z2017009)
SUMMARY:
Comprehensive Plan Component: South Central San Antonio Community Plan
Plan Adoption Date: August 19, 1999
Current Land Use Category: Low Density Residential
Proposed Land Use Category: Mixed Use
BACKGROUND INFORMATION:
Planning Commission Hearing Date: December 14, 2016
Case Manager: Nyliah Acosta, Planner
Property Owner: Laura Bernado Villareal
Applicant: Laura Bernado Villareal
Representative: Johnny Valadez
Location: 116 E. Malone Street
Legal Description: North 100 feet of Lot 4, Block 14, NCB 3232
Total Acreage: 0.1148
Notices Mailed
Owners of Property within 200 feet: 21
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: None
Transportation
Thoroughfare: East Malone
Existing Character: Local Road.
Proposed Changes: None known.
Public Transit:
VIA route 44 is located within half a block within the subject property
ISSUE:
Plan Adoption Date: August 19, 1999
Update History: November 10, 2005
Goal: Distribute land uses to meet the physical, social, cultural, economic, and energy needs of present and future populations
Comprehensive Land Use Categories
Low Density Residential: 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 is not permitted in low density residential use.
Example Zoning Districts:
Residential Single Family Districts, Neighborhood Preservation Districts
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. By indicating that an area is a candidate for Mixed-Use Development, the community is calling for an overall development plan that includes a mix of uses within the development and within individual buildings. New buildings should create a strong street presence and a quality pedestrian environment, with facades facing the street and common, landscaped parking areas.
Example Zoning Districts:
Mixed Use District, Urban Development Flex District, Transit Oriented Development District, Neighborhood Commercial District, Commercial Districts (except C-3), Office Districts (except O-2), Multi-Family Residential Districts
Land Use Overview
Subject Property
Future Land Use Classification
Low Density Residential
Current Use
Commercial
North
Future Land Use Classification
Low Density Residential and Mixed Use
Current Use
Single-Family Residences and Commercial
East
Future Land Use Classification
Low Density Residential
Current Use
Single-Family Residences
South
Future Land Use Classification
Mixed Use
Current Use
Vacant and Commercial
West
Future Land Use Classification
Low Density Residential and Mixed Use
Current Use
Single-Family Residences and Commercial
LAND USE ANALYSIS:
The applicant requests this plan amendment and associated zoning change in order to maintain the current use of a welding shop with other commercial uses. The subject property is located on a small lot with the commercial structure, which was previously used as an auto repair shop, built property line to property line. Staff recognizes the “C-3NA” zoning on adjacent single-family residences next to the subject property. It is ideal that the subject property and eventually the neighboring land be downzoned to residential zoning and the land use remain low density residential. The Mixed Use designation with welding shop and commercial uses would dramatically alter the character of this locality, and overall is an inappropriate fit given the residential nature of the surrounding area.
ALTERNATIVES:
1. Recommend approval 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.
FISCAL IMPACT:
None
RECOMMENDATION:
Staff recommends Denial. The subject property’s location is adjacent to residential uses and is located on a local road. The requested plan amendment is not within the goals of the South Central San Antonio Community Plan.
PLANNING COMMISSION RECOMMENDATION: Denial (10-0)
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2017009
Current Zoning: "C-3NA AHOD" General Commercial Nonalcoholic Sales Airport Hazard Overlay District
Proposed Zoning: "IDZ AHOD" Infill Development Zone Airport Hazard Overlay District with uses permitted in "C-2" Commercial District and a Welding Shop Zoning Zoning Commission Hearing Date: December 20, 2016