DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 5
SUBJECT:
Plan Amendment 18060
(Associated Zoning Case Z2018200)
SUMMARY:
Comprehensive Plan Component: Kelly/South San PUBELO Community Plan
Plan Adoption Date: February 15, 2007
Plan Update History: February 18, 2010
Current Land Use Category: “Neighborhood Commercial”
Proposed Land Use Category: “Low Density Residential”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: May 23, 2018
Case Manager: Nyliah Acosta, Planner
Property Owner: David Martinez
Applicant: David Martinez
Representative: David Martinez
Location: 2537 West Southcross Boulevard
Legal Description: Lot 15 and Lot 16, Block 10, NCB 8906, located at 2537
Total Acreage: 0.1607
Notices Mailed
Owners of Property within 200 feet: 27
Registered Neighborhood Associations within 200 feet: Quintanna Community
Applicable Agencies: Lackland
Transportation
Thoroughfare: West Southcross Boulevard
Existing Character: Secondary Arterial
Proposed Changes: None Known
Thoroughfare: Creighton Avenue
Existing Character: Local Road
Proposed Changes: None Known
Public Transit: VIA route 515 is directly caddy corner to the subject property.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Kelly/South San PUEBLO Community Plan
Plan Adoption Date: February 15, 2007
Update History: February 18, 2010
Plan Goals: Goal 1- Improve the quality, appearance, and variety of existing and new housing for people of all ages, while increasing home ownership and investment in the area.
Comprehensive Land Use Categories
Land Use Category: Neighborhood Commercial
Description of Land Use Category: This category provides for smaller intensity commercial uses such as small scale retail or offices, professional services, convenience retail, and shop front retail that serves a market equivalent to a neighborhood. Neighborhood commercial uses should be located at intersection of collector streets and higher order streets within walking distance of neighborhood residential areas, or along arterials where an existing commercial area is already established. Examples of neighborhood commercial uses include flower shops, small restaurants, lawyer’s offices, coffee shops, hairstylist or barbers shops, book stores, copy service, dry cleaning, or convenience stores without gasoline. Refuse containers should be found behind the principal structure, and should be screened from adjacent residential uses. Appropriate buffering such as a buffer yard and/or landscaping should form a screen between this category and residential uses. Whenever possible, parking should be located in the back of the structure, monument signage is encouraged, and lighting should be directed onto the site, away from adjoining properties.
Permitted Zoning Districts: NC, C-1, O-1
Land Use Category: Low Density Residential
Description of Land Use Category: Low density residential land uses include single-family houses on individual lots. One accessory dwelling (granny flat or garage apartment) is permitted per lot and should reflect the appearance of the main structure. Certain non-residential activities such as schools, places of worship, and parks are appropriate within these areas and should be centrally located to provide easy access. Growth under this category of land use should be oriented toward the center of the neighborhood and located away from major arterials and high traffic areas and should ideally be within walking distance of elementary schools and neighborhood commercial uses.
Permitted Zoning Districts: R-4, R-5, R-6, R-20
Land Use Overview
Subject Property
Future Land Use Classification:
Low Density Residential
Current Land Use Classification:
Single-Family Home
Direction: North
Future Land Use Classification:
Low Density Residential
Current Land Use Classification:
Single-Family Residences
Direction: East
Future Land Use Classification:
Neighborhood Commercial, Public/Institutional
Current Land Use Classification:
Single-Family Residences, Dwight Middle School
Direction: South
Future Land Use Classification:
Neighborhood Commercial, Low Density Residential
Current Land Use Classification:
Single-Family Residences
Direction: West
Future Land Use Classification:
Neighborhood Commercial, Low Density Residential
Current Land Use:
Adult Daycare, Family Dollar, GZ Auto Repair
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The subject property is not within a Regional Center, but is within the General McMullen-Babcock Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff and Planning Commission (8-0) recommend Approval.
The applicant is requesting the plan amendment, because the bank will not refinance the property with the current legal nonconforming use. Both “Neighborhood Commercial” and “Low Density Residential” are appropriate for the subject properties location. The entire block is currently zoned commercial, and has the “Neighborhood Commercial” designation, although all but one property (located at the northeast intersection of West Southcross Boulevard and Creighton Avenue) are residential uses. The structure has been renovated, and allowing the change to “Low Density Residential” will align the use to the appropriate land use category.
ALTERNATIVES:
1. Recommend Denial of the proposed amendment to the Kelly/South San Pueblo Community Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2018200
Current Zoning: “C-3 AHOD” General Commercial Airport Hazard Overlay District
Proposed Zoning: “R-6 AHOD” Residential Single-Family Airport Hazard Overlay District
Zoning Commission Hearing Date: June 5, 2018