DEPARTMENT: Development Services
Department Head: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 3
SUBJECT:
Plan Amendment 17035
(Associated Zoning Case Z2017110)
SUMMARY:
Comprehensive Plan Component: South Central San Antonio Community Plan
Plan Adoption Date: October 26, 2005
Current Land Use Category: “Low Density Residential”
Proposed Land Use Category: “Mixed Use”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: April 12, 2017
Case Manager: Daniel Hazlett, Planner
Property Owner: David Perez
Applicant: David Perez
Representative: N/A
Location: 111 East Crane Avenue
Legal Description: Lots 10 and 11, Block 31, NCB 8663, located northwest of the intersection of E Crane Avenue and Trenton Street
Total Acreage: 0.2652
Notices Mailed
Owners of Property within 200 feet: 20
Registered Neighborhood Associations within 200 feet: Mission San Jose Neighborhood Association
Applicable Agencies: Aviation
Transportation
Thoroughfare: East Crane Avenue
Existing Character: Local Street
Proposed Changes: None Known
Thoroughfare: Trenton Street
Existing Character: Local Street
Proposed Changes: None Known
Public Transit:
Via route 43 is within walking distance to the west of the subject property on the corner of S Flores Street and Crane Avenue. Via routes 243 and 550 are also within walking distance at the corner of S Flores Street and SE Military Drive.
ISSUE:
Plan Adoption Date: October 26, 2005
Update History: None
Goal: Development of detailed corridor plans coupled with commercial incentives to improve the economic vitality of the South Central commercial corridors.
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:
R-5, R-6, NP-8, NP-10, NP-15, UD, as well as IDZ with uses and density permitted in R-5, R-6, NP-8, NP-10, NP-15, and UD
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:
NC, C-1, C-2, O-1, O-1.5, IDZ, MXD, TOD
Land Use Overview
Subject Property
Future Land Use Classification
Low Density Residential
Current Use
Single-Family Residence
North
Future Land Use Classification
Low Density Residential
Current Use
Single-Family Residences
East
Future Land Use Classification
Low Density Residential
Current Use
Multi-Family Dwellings
South
Future Land Use Classification
Community Commercial
Current Use
Commercial (Funeral Home)
West
Future Land Use Classification
Regional Commercial
Current Use
Commercial
LAND USE ANALYSIS:
The applicant requests this plan amendment and associated zoning change for commercial use on the subject property. The subject property is on a corner lot with commercial uses west and south, single-family to the north and multi-family dwellings to the east. The subject property’s location on the neighborhood’s perimeter and 270 feet to S Flores Street, a major thoroughfare, along with the general surrounding conditions which include commercial uses, makes it appropriate for the Mixed Use land use classification. The Mixed Use classification supports the South Central San Antonio Community Plan objectives of promoting economic growth in the area along it commercial arterials.
ALTERNATIVES:
1. Recommend denial 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 approval. The subject property’s location on the neighborhood’s perimeter near a major roadway, together with the general surrounding conditions which include commercial uses to the west and south, and its close proximity to a commercial node at the intersection of S Flores Street and Crane Avenue, makes it appropriate for the Mixed Use land use classification.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2017110
Current Zoning: "I-1 AHOD" General Industrial Airport Hazard Overlay District
Proposed Zoning: "C-2 AHOD" General Commercial Airport Hazard Overlay District
Zoning Commission Hearing Date: April 18, 2017