DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 3
SUBJECT:
Plan Amendment 17042
(Associated Zoning Case Z2017131)
SUMMARY:
Comprehensive Plan Component: South Central San Antonio Community Plan
Plan Adoption Date: August 19, 1999; October 26, 2005
Current Land Use Category: “Business Park”
Proposed Land Use Category: “Mixed Use”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: April 26, 2017
Case Manager: Mary Moralez-Gonzales, Senior Planner
Property Owner: Lifshutz Companies, LP
Applicant: Lifshutz Companies, LP
Representative: Big Red Dog Engineering & Consulting (Taylor Allen)
Location: 2450 Roosevelt Avenue
Legal Description: 5.381 acres out of NCB 7456
Total Acreage: 5.381 acres
Notices Mailed
Owners of Property within 200 feet: 7
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: Office of Historic Preservation, World Heritage Office
Transportation
Thoroughfare: Roosevelt Avenue
Existing Character: Primary Arterial B
Proposed Changes: None
Public Transit:
There is a VIA bus route #42 located at the corner of Roosevelt Ave and Riverside Drive.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: South Central San Antonio Community Plan
Plan Adoption Date: August 19, 1999
Update History: October 26, 2005
Goal: Mixed uses are desired along the corridors S. Flores Street, Cevallos, S.W. Military Drive, S. Presa Street, Pleasanton Road, Probandt Street, and Roosevelt Avenue.
Comprehensive Land Use Categories
Business Park: Business Park provides employment or civic uses interspersed with open space areas and pedestrian walkways in campus settings. This section is designed for business uses which carry on their operation in enclosed facilities in such a manner that no negative impact is created outside of the boundaries of the business park. Business parks should be separated from residential areas with landscaping areas and should feature controls on lighting and signage. Business park uses include corporate offices, light manufacturing, and warehouse uses. Accessory uses may include on-site cafeterias, daycare facilities, incidental retail, other uses for the convenience and service of occupants of the business park.
Example Zoning Districts: Commercial Districts, Office Districts, Business Park District
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: 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
Business Park
Current Use
Vacant Commercial Building
North
Future Land Use Classification
Business Park
Current Use
Warehouse
East
Future Land Use Classification
Business Park, Mixed Use, Low Density Residential
Current Use
Warehouse
South
Future Land Use Classification
Mixed Use, Business Park
Current Use
Commercial Uses
West
Future Land Use Classification
Medium Density Residential
Current Use
Mobile Home Park, Vacant Land
LAND USE ANALYSIS:
The applicant requests this plan amendment and the associated zoning change in order to develop a mix of multi-family units and commercial uses on the property. The proposed development offers to rehab the existing buildings located on the property with additional new construction. The proposed Mixed Use land use classification is consistent with the housing priority, values, and goals of the South Central San Antonio Community Plan and is compatible with the existing development pattern of rehabbing older commercial and industrial buildings into a mixed use developments. Additionally, the proposed plan amendment will meet many of the goals within the River Improvement Overlay District, World Heritage Buffer Area, as well as the Roosevelt Metropolitan Corridor design guidelines.
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 proposed amendment to the Mixed Use land use classification will allow the applicant to revitalize and redevelop the properties with mixed uses.
PLANNING COMMISSION RECOMMENDATION:
Approval (9-0)
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2017131
Current Zoning: "I-1 RIO-5 MC-1 AHOD" General Industrial River Improvement Overlay Roosevelt Avenue Metropolitan Corridor Airport Hazard Overlay District
Proposed Zoning: "IDZ RIO-5 MC-1 AHOD" Infill Development Zone River Improvement Overlay Roosevelt Avenue Metropolitan Corridor Airport Hazard Overlay District with uses permitted in "C-2" Commercial District, Bar/Tavern with or without cover charge 3 or more days per week and Multi-Family uses not to exceed 55 units per acre
Zoning Commission Hearing Date: May 2, 2017