DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Plan Amendment 18089
(Associated Zoning Case Z2018317)
SUMMARY:
Comprehensive Plan Component: Tobin Hill Neighborhood Plan
Plan Adoption Date: February 21, 2008
Current Land Use Category: “Low Density Residential” and “Low Density Mixed Use”
Proposed Land Use Category: “Low Density Mixed Use”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: September 26, 2018
Case Manager: Kayla Leal, Planner
Property Owner: Texas PN Investments, LP
Applicant: Texas PN Investments, LP
Representative: Patrick Christensen
Location: 306 and 310 East Park
Legal Description: Lot 3 and Lot 4, Block 30, NCB 392
Total Acreage: 0.6702
Notices Mailed
Owners of Property within 200 feet: 27
Registered Neighborhood Associations within 200 feet: Tobin Hill Community Association
Applicable Agencies: Office of Historic Preservation, Fort Sam Base
Transportation
Thoroughfare: East Park Avenue
Existing Character: Local Street
Proposed Changes: None known
Public Transit: There are bus stops within walking distance on McCullough Avenue along Bus Routes 5 and 204.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Tobin Hill Neighborhood Plan
Plan Adoption Date: February 21, 2008
Plan Goals:
OBJECTIVE 2.1: HOUSING QUALITY
Encourage investment in the rehabilitation and maintenance of the existing housing stock in the neighborhood.
2.1.4 Diminish occurrences of commercial encroachment into residential areas.
OBJECTIVE 2.2: HOUSING DESIGN GUIDELINES AND STANDARDS
Create Design guidelines and when appropriate design standards to promote appropriate rehabilitation and new development in the neighborhood’s residential areas.
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.
2.2.3 Encourage mixed use development where appropriate
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 (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” and “Low Density Residential”
Current Land Use Classification:
Vacant Lot
Direction: North
Future Land Use Classification:
“Low Density Mixed Use” and “Low Density Residential”
Current Land Use Classification:
Retail Shops, Duplexes
Direction: East
Future Land Use Classification:
“Low Density Residential”
Current Land Use Classification:
Duplexes, Apartments
Direction: South
Future Land Use Classification:
“Medium Density Residential” and “Low Density Mixed Use”
Current Land Use Classification:
Duplex, Vacant Lot, Restaurant
Direction: West
Future Land Use Classification:
“Low Density Mixed Use”
Current Land Use:
Vacant Lot
FISCAL IMPACT:
None known.
Proximity to Regional Center/Premium Transit Corridor
The subject property is located within the Midtown Regional Center and is located within a half-mile of the New Braunfels Avenue and San Pedro Avenue Premium Transit Corridors.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff and Planning Commission (7-1) recommend Approval.
The requested Plan Amendment is consistent with the surrounding area and is being requested to permit the “IDZ” Infill Development Zone District. The request is to develop ten (10) residential dwelling units on the subject property, which is appropriate for the area. There are uses such as duplexes, apartments, and retail in the surrounding vicinity. The request is consistent with goals of the Tobin Hill Neighborhood Plan and will maintain a reasonable density.
ALTERNATIVES:
1. Recommend Denial of the proposed amendment to the Tobin Hill Neighborhood Plan Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2018317
Current Zoning: "C-2 H UC-5 AHOD" Commercial Tobin Hill Historic McCullough Avenue Urban Corridor Airport Hazard Overlay District" and "RM-4 H HS UC-5 AHOD" Residential Mixed Tobin Hill Historic McCullough Avenue Urban Corridor Airport Hazard Overlay District
Proposed Zoning: "IDZ H HS UC-5 AHOD" Infill Development Zone Tobin Hill Historic Significant McCullough Avenue Urban Corridor Airport Hazard Overlay District to allow for 10 residential dwelling units
Zoning Commission Hearing Date: October 2, 2018