DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Plan Amendment 18072
(Associated Zoning Case Z2018235)
SUMMARY:
Comprehensive Plan Component: Tobin Hill Neighborhood Plan
Plan Adoption Date: September 14, 1987
Plan Update History: February 21, 2008
Current Land Use Category: “Low Density Mixed Use” and “Low Density Residential”
Proposed Land Use Category: “Low Density Mixed Use”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: June 27, 2018
Case Manager: Nyliah Acosta, Planner
Property Owner: Midtown Restorations, LLC
Applicant: Midtown Restorations, LLC
Representative: Patrick Christensen
Location: 305 East Courtland Place
Legal Description: 0.628 acres out of NCB 2995
Total Acreage: 0.628
Notices Mailed
Owners of Property within 200 feet: 34
Registered Neighborhood Associations within 200 feet: Tobin Hill Community Association
Applicable Agencies: Fort Sam Air Force Base
Transportation
Thoroughfare: East Courtland Place
Existing Character: Local Road
Proposed Changes: None Known
Thoroughfare: McCullough
Existing Character: Secondary Arterial
Proposed Changes: None Known
Public Transit: VIA route 5 and 204 is within walking distance of the subject property.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Tobin Hood Neighborhood Plan
Plan Adoption Date: September 14, 1987
Update History: February 21, 2008
Plan Goals: Goal 2: Improve the quality, appearance, and variety of existing and new housing for all ages while increasing home ownership and investment in the area. Goal 2.2.1: Encourage and facilitate the development of quality, compatible infill housing where appropriate. Compatible housing will maintain the historical and architectural integrity of the neighborhood and help to better utilize vacant and/or unkempt properties.
Comprehensive Land Use Categories
Land Use Category: Low Density Residential
Description of Land Use Category: Single-family homes on individual lots, on streets with low traffic volumes. Ideally within walking distance of schools and neighborhood commercial uses. Certain lower impact community oriented uses such as churches, parks and a community center may be encouraged in this category. Pre-existing commercial buildings less than 3,000 square feet at the corners of residential streets may be used for neighborhood commercial purposes. A limited number of duplexes are acceptable if they were originally built for that purpose.
Permitted Zoning Districts: R3, R4, R5, R6
Land Use Category: Low Density Mixed Use
Description of Land Use Category: Mix of low intensity residential and commercial uses (adjacent lots, or integrated in one structure).Compatibility between commercial and residential uses. Shared parking located to rear of structure, limited curb cuts. Monument signs encouraged. 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, NC, C1, C2-P; IDZ, TOD, MXD, UD, O-1, FBZD
Land Use Overview
Subject Property
Future Land Use Classification:
Low Density mixed Use and Low Density Residential
Current Land Use Classification:
Car Wash and Vacant Lot
Direction: North
Future Land Use Classification:
Low Density Mixed Use and Low Density Residential
Current Land Use Classification:
Bar, Single-Family Residences
Direction: East
Future Land Use Classification:
Low Density Residential
Current Land Use Classification:
Single-Family Residences
Direction: South
Future Land Use Classification:
Low Density Mixed Use, Low Density Residential
Current Land Use Classification:
Single-Family Residences
Direction: West
Future Land Use Classification:
Low Density Mixed Use, High Density Mixed Use
Current Land Use:
Single-Family Residences
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The subject property is not within a Regional Center, but is within ½ a mile of the New Braunfels Avenue Metro Premium Plus Route.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff and Planning Commission (7-0) recommend Approval.
The subject property is currently composed of a vacant lot and a car wash. The applicant proposes to develop the property for nine single-family dwelling units. The lot fronting McCullough and East Courtland is currently “Low Density Mixed Use” the request will extend that into the adjacent lot, to allow the applicant to request the appropriate zoning district. Allowing the change will increase housing option, and will not drastically alter the character of the neighborhood. In addition, a portion of the property is Historic, and will need conceptual approval of the design to ensure the appropriate scale and aesthetic is in keeping with the surrounding area.
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: Z2018235
Current Zoning: "C-3NA H UC-5 AHOD" General Commercial Nonalcoholic Sales Tobin Hill Historic Main Avenue/McCullough Urban Corridor Airport Hazard Overlay District and "C-3NA UC-5 AHOD" General Commercial Nonalcoholic Sales Main Avenue/McCullough Urban Corridor Airport Hazard Overlay District
Proposed Zoning: "IDZ H UC-5 AHOD" General Commercial Nonalcoholic Sales Tobin Hill Historic Main Avenue/McCullough Urban Corridor Airport Hazard Overlay District for 9 dwelling units and "IDZ UC-5 AHOD" General Commercial Nonalcoholic Sales Main Avenue/McCullough Urban Corridor Airport Hazard Overlay District for 9 dwelling units
Zoning Commission Hearing Date: July 3, 2018