DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Plan Amendment 18068
(Associated Zoning Case Z2018224)
SUMMARY:
Comprehensive Plan Component: Arena District/Eastside Community Plan
Plan Adoption Date: December 4, 2003
Current Land Use Category: “Medium Density Residential”
Proposed Land Use Category: “Mixed Use”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: August 8, 2018
Case Manager: Marco Hinojosa, Planner
Property Owner: JKKC Properties
Applicant: Joseph Kurtsch
Location: 426 Milam Street
Legal Description: Lot 24, Block 25, NCB 507
Total Acreage: 0.31
Notices Mailed
Owners of Property within 200 feet: 21
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: Fort Sam
Transportation
Thoroughfare: Milam
Existing Character: Local
Proposed Changes: None Known
Public Transit: VIA bus routes are not within walking distance of the subject property. Routes served: NA
Comprehensive Plan
Comprehensive Plan Component: Arena District/Eastside Community Plan
Plan Adoption Date: December 4, 2003
Plan Goals:
1. Redevelopment Goals over the next 10-15 years
1.1 New home construction - 25-50 homes per year
2. Land Use Guiding Principles
2.1 Establish a land use pattern that is responsive to the existing context and is founded upon realistic market expectations
2.2 Protect the neighborhoods by providing them with the necessary improvements to enable infill development and redevelopment
Comprehensive Land Use Categories
Land Use Category: “Medium Density Residential”
Description:
Medium Density Residential includes small lot single-family development, accessory dwellings, duplexes, cottage houses, triplexes, fourplexes, and townhomes. Exhibiting a medium density, this category provides for a diversity of residential development while still maintaining an overall urban residential character. Typically, Low Density Residential uses are found within this classification, and should be located in the center of the neighborhood, with Medium Density Residential being located at the edges of the neighborhood.
Recommended Zoning District:
R-3, Residential Single Family; R-4, Residential Single Family; R-5, Residential Single Family; R-6, Residential Single Family; RM-4, Mixed Residential; RM-5, Mixed Residential; RM-6, Mixed Residential
Sample Allowable Uses:
Single family homes, accessory dwellings, duplexes, three and four family dwellings, cottage homes and townhomes
Comprehensive Land Use Categories
Land Use Category: “Mixed Use”
Description:
Mixed Use provides for a concentrated blend of residential, retail, service, office, entertainment, leisure, and other related uses at increased densities to create a pedestrian oriented environment where people can enjoy a wide range of fulfilling experiences in one place. Nodal development is preferred around a transit stop, where the density would decrease towards the edge of the node. Mixed Use should be located at the intersection of a collector and arterial street, two arterial streets, or where an existing commercial area has been established. Mixed Use incorporates high quality architecture and urban design features such as attractive streetscapes, parks/plazas, and outdoor cafes. Mixed use evolves from surface parking for cars to a multi-modal transportation system relying on transit, centralized parking, pedestrian linkages, and an option for light rail transit service. Buffer yards provide a landscaped separation between residential and commercial uses, and for all off-street parking areas and vehicle uses areas. Mixed Uses include those in the Commercial and Residential categories and including low, mid and high-rise office buildings and hotels. 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 storefront retail establishment (coffee shops, cafes, shoe repair shops, gift shops, antique stores, specialty retails shops, hair salons, day care, drug stores, etc.) and residential uses (live/work units, small apartment buildings, townhomes, etc.) A Mixed Use Town Center provides a central civic function with mixed uses incorporated into the peripheral development. A special district should be implemented to provide design standards for Mixed Use development.
Recommended Zoning District:
MXD, Mixed Use District; TOD, Transit Oriented Development District; NC, Neighborhood Commercial; C-1, Commercial; C-2, Commercial; O-1, Office District; O-2, Office District; RM-4, Mixed Residential; RM-5, Mixed Residential; RM-6, Mixed Residential; MF-25, Multifamily; MF-33, Multifamily; MF-40, Multifamily; MF-50, Multifamily
Sample Allowable Uses:
Mix of uses within same building or development, transit supported mixed use development, Town Centers, low to high rise office buildings that promote mixed uses
Land Use Overview
Subject Property
Future Land Use Classification:
Medium Density Residential
Current Land Use Classification:
Metalwork Scrapyard
Direction: North
Future Land Use Classification:
Medium Density Residential
Current Land Use Classification:
Single-Family Residences
Direction: East
Future Land Use Classification:
Public Institutional
Current Land Use Classification:
Regent Coachline
Direction: South
Future Land Use Classification:
Medium Density Residential
Current Land Use Classification:
Single-Family Residences
Direction: West
Future Land Use Classification:
Medium Density Residential
Current Land Use:
Express Metalwork
FISCAL IMPACT:
None
Proximity to Regional Center/Premium Transit Corridor
The subject property is located within a half mile of a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff recommends Approval.
The proposed land use amendment from “Medium Density Residential” to “Mixed Use” is requested in order to rezone the property to "IDZ AHOD" Infill Development Zone Airport Hazard Overlay District for four (4) dwelling units and a live/work unit. This is consistent with the Arena District/Eastside Community Plan’s goal to construct at least 25-50 homes per year and to protect existing neighborhood by providing necessary improvements to enable infill development and redevelopment. The proposed Plan Amendment to “Mixed Use” is a compatible future land use that matches the surrounding properties. Also, the “Mixed Use” future land use classification will allow the opportunity for a mix of residential and commercial uses.
ALTERNATIVES:
1. Recommend Denial of the proposed amendment to the Arena District/Eastside Community Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2018224
Current Zoning: "I-1 AHOD" General Industrial Airport Hazard Overlay District
Proposed Zoning: "IDZ AHOD" Infill Development Zone Airport Hazard Overlay District for four (4) dwelling units and a live/work unit.
Zoning Commission Hearing Date: August 7, 2018