DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Plan Amendment 17019
(Associated Zoning Case Z2017062)
SUMMARY:
Comprehensive Plan Component: Government Hill Neighborhood Plan
Plan Adoption Date: September 20, 2001
Current Land Use Category: High Density Residential
Proposed Land Use Category: Community Commercial
BACKGROUND INFORMATION:
Planning Commission Hearing Date: February 22, 2017
Case Manager: Nyliah Acosta, Planner
Property Owner: Bexar County Hospital District
Applicant: University Health System
Representative: Cesar Silva, Director of Facilities at University Health System
Location: 601 Runnels Avenue
Legal Description: Lots 1-16, Block 9, NCB 1206
Total Acreage: 1.92
Notices Mailed
Owners of Property within 200 feet: 24
Registered Neighborhood Associations within 200 feet: Government Hill Alliance Neighborhood Association
Applicable Agencies: Parks
Transportation
Thoroughfare: Runnels Avenue
Existing Character: Local Road.
Proposed Changes: None Known.
Thoroughfare: Locke Street
Existing Character: Local Road.
Proposed Changes: None Known.
Thoroughfare: Dignowity Avenue
Existing Character: Local Road.
Proposed Changes: None Know.
Public Transit:
VIA route 22 is directly across the street from the subject property on Runnels Avenue.
ISSUE:
Plan Adoption Date: September 20, 2001
Update History: November 4, 2010
Goal: Redevelop and revitalize the neighborhood.
Comprehensive Land Use Categories
High Density Residential: High Density Residential development includes multi-family developments with more than four units on a single lot, such as apartment complexes, but can also include Low Density and Medium Density residential uses. High Density residential uses generally exceed 18 dwelling units per acre. This form of development should be located along collectors, arterials, or highways. It can function as a compatible transition between Medium and Low Density residential and higher intensity commercial uses. This classification can include certain non-residential uses such as schools, religious assemblies, parks and community centers that are centrally located for convenient neighborhood access. High Density Residential uses should be appropriately buffered from adjacent residential uses through landscaping, screening and lighting controls.
Example Zoning Districts:
R-3, R-4, R-5, R-6, RM-4, RM-5, RM-6, MF-25, MF-33, MF-40, MF-50
Comprehensive Land Use Categories
Community Commercial: Community Commercial provides for medium intensity land use that draws its customer base from two or more neighborhoods. Examples of uses include a grocery store, a medical office, music store, shoe store, nursery, or mailing services store. Community Commercial uses should be located along arterials or higher order roadways near intersections, or in established commercial areas. Community Commercial is an appropriate buffer between low, medium, and high density residential uses, or between an arterial and low density residential. Parking is encouraged in the rear of the buildings, appropriately buffered from adjacent residential uses through landscaping, screening and lighting controls. Monument signage, is strongly recommended, as are pedestrian amenities. Shared access is required.
A commercial retrofit pattern, a type of infill development, is allowed by right in commercial zoning districts. This type of infill development could transform surface parking lots into a town center with a mix of office, residential and commercial uses.
Example Zoning Districts:
NC, C-1, C-2, C-2P, O-1, O-1.5, MXD, TOD,
Land Use Overview
Subject Property
Future Land Use Classification
High Density Residential
Current Use
Vacant Lot
North
Future Land Use Classification
Community Commercial
Current Use
Multi-Family Dwellings
East
Future Land Use Classification
High Density Residential
Current Use
Single-Family Residences and Vacant Lot
South
Future Land Use Classification
Parks/Open Space
Current Use
Woodard Park
West
Future Land Use Classification
Medium Density Residential, Neighborhood Commercial, and Public/Institutional
Current Use
Single-Family Residences and Vacant Lots
LAND USE ANALYSIS:
The applicant requests this plan amendment and associated zoning change in order to construct a medical clinic on the subject property. The proposed Community Commercial land use classification is an appropriate land use, because by definition Community Commercial is intended to draw in customers from two or more neighborhoods. The subject property is within close proximity to the intersection of I-35, a major thoroughfare and secondary arterial North Walters. The subject property is also on a large block that is surrounded by multi-family and single-family uses. A medical clinic will provide various services to the surrounding communities and is supported by the Government Hill Neighborhood Plan to redevelop and revitalize neighborhoods.
ALTERNATIVES:
1. Recommend denial of the proposed amendment to the Government Hill Neighborhood Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
FISCAL IMPACT:
None
RECOMMENDATION:
Staff recommends approval. The property is currently vacant, and the proposed Community Commercial will allow for the proposed development to provide services to surrounding communities.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2017062
Current Zoning: "MF-33 EP-1" Multi-Family Facility Parking/Traffic Control District
Proposed Zoning: "C-2 EP-1" Commercial Facility Parking/Traffic Control District
Zoning Commission Hearing Date: March 7, 2017