DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Plan Amendment 17066
(Associated Zoning Case Z2017215)
SUMMARY:
Comprehensive Plan Component: Tobin Hill Neighborhood Plan
Plan Adoption Date: February 21, 2008
Current Land Use Category: “Low Density Residential”
Proposed Land Use Category: “Low Density Mixed Use”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: August 23, 2017
Case Manager: Daniel Hazlett, Planner
Property Owner: Harman Properties, INC.
Applicant: Richard E. Hartman
Representative: Richard E. Hartman
Location: 2734 North Saint Mary’s Street
Legal Description: 1.26 acres out of NCB 2870
Total Acreage: 1.26
Notices Mailed
Owners of Property within 200 feet: 55
Registered Neighborhood Associations within 200 feet: The Tobin Hill Community Association
Applicable Agencies: Office of Historic Preservation
Transportation
Thoroughfare: North Saint Mary’s Street
Existing Character: Collector Street
Proposed Changes: None Known
Thoroughfare: East Russell Place
Existing Character: Local Street
Proposed Changes: None Known
Thoroughfare: Valdez Place
Existing Character: Local Street
Proposed Changes: None Known
Public Transit: Via bus route 8 is within walking distance of the subject property.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Tobin Hill Neighborhood Plan
Plan Adoption Date: February 21, 2008
Plan Goals: Goal 4: Support existing businesses in the neighborhood and create and provide opportunities for future businesses.
Comprehensive Land Use Categories
Land Use Category: Low Density Residential
Description of Land Use Category: Low Density Residential includes single-family homes on individual lots, on streets with low traffic volume. The single-family homes are would ideally be within walking distance of schools and neighborhood commercial uses.
Permitted Zoning Districts: R3, R4, R5, R6
Comprehensive Land Use Categories
Land Use Category: Low Density Mixed Use
Description of Land Use Category: Low Density Mixed Use typically includes a mix of low intensity residential and commercial uses. The commercial and residential uses should be compatible. Examples include professional/personal services, shop front retail with restaurants, cafes and gift shops.
Permitted Zoning Districts: R3, R4, R5, R6, RM-4, RM-5, RM-6, MF-25 (2 stories) NC, C1, C2-P; IDZ, TOD, MXD, UD, O-1, FBZD
Land Use Overview
Subject Property
Future Land Use Classification:
Low Density Mixed Use, Low Density Residential
Current Land Use Classification:
Vacant Lot
Direction: North
Future Land Use Classification:
Low Density Mixed Use, Low Density Residential
Current Land Use Classification:
Live Music Venue and Bar, Single Family Residences
Direction: East
Future Land Use Classification:
None
Current Land Use Classification:
U.S. Highway 281
Direction: South
Future Land Use Classification:
Low Density Mixed Use, Low Density Residential
Current Land Use Classification:
Nightclub, Single Family Residences
Direction: West
Future Land Use Classification:
Low Density Mixed Use
Current Land Use:
Corporate Engineering Office
Proximity to Regional Center/Premium Transit Corridor
The subject property is within a ½ of a mile of the Midtown Regional Center and the New Braunfels Avenue Premium Transit Corridor.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends Approval.
The subject property is currently zoned “C-3NA” and “C-1”, which does not align with the current land use of “Low Density Residential.” The proposed land use amendment to “Low Density Mixed Use” is an appropriate land use classification for the existing zoning categories and provides more flexibility for development between North Saint Mary’s Street and U.S. Highway 281.
ALTERNATIVES:
1. Recommend denial of the proposed amendment to the Tobin Hill Neighborhood Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2017215
Current Zoning: “C-1 AHOD” Light Commercial Airport Hazard Overlay District, “C-3NA HS UC-4 AHOD” General Commercial Nonalcoholic Sales Historic Significant North Saint Mary’s Urban Corridor Airport Hazard Overlay District
Proposed Zoning: “C-2P HS UC-4 AHOD” Commercial Pedestrian Historic Significant North Saint Mary’s Urban Corridor Airport Hazard Overlay District
Zoning Commission Hearing Date: September 5, 2017