DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 4
SUBJECT:
Plan Amendment 18090
(Associated Zoning Case Z2018319)
SUMMARY:
Comprehensive Plan Component: United Southwest Communities Plan
Plan Adoption Date: August 18, 2005
Plan Update History: June 16, 2011
Current Land Use Category: “Community Commercial”
Proposed Land Use Category: “Medium Density Residential”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: September 26, 2018
Case Manager: Nyliah Acosta, Planner
Property Owner: Zena Properties, LLC
Applicant: Zena Properties, LLC
Representative: Patrick W. Christensen
Location: Generally located at Medina Base Road and Holm Road
Legal Description: 4.931 acres out of NCB 15655
Total Acreage: 4.931
Notices Mailed
Owners of Property within 200 feet: 11
Registered Neighborhood Associations within 200 feet:
Applicable Agencies: Lackland Air Force Base, Planning Department
Transportation
Thoroughfare: Medina Base
Existing Character: Secondary Arterial
Proposed Changes: None Known
Public Transit: VIA route 619 is within walking distance of the subject property.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: United Southwest Communities Plan
Plan Adoption Date: August 18, 2005
Update History: June 16, 2011
Plan Goals: Goal 2- Encourage the development of new housing that is compatible with the community
GCF P8: Continue to focus on the revitalization of neighborhoods adjacent to downtown and extend these efforts to regional centers, urban centers and transit corridors.
H P11: Encourage and incentivize new housing development projects to provide a mixture of housing types, sizes and prices.
Comprehensive Land Use Categories
Land Use Category: Community Commercial
Description of Land Use Category: Community Commercial includes offices, professional services, and retail uses that are accessible to variety of modes of transportation including bicyclists and pedestrians. This form of development should be located at nodes on arterials at major intersections or where an existing commercial area has been established. Parking areas should be located behind the building, with the exception of one row of parking facing the street. Additionally, all off-street parking and loading areas adjacent to residential uses should include landscape buffers, lighting and signage controls. Examples of Community Commercial uses include cafes, offices, restaurants, beauty parlors, neighborhood groceries or markets, shoe repair shops, pharmacies and medical clinics.
Permitted Zoning Districts: O-1.5, C-1, C-2, C-2P and UD
Land Use Category: Medium Density Residential
Description of Land Use Category: Medium Density Residential accommodates a range of housing types including single-family attached and detached houses on individual lots, duplexes, triplexes, fourplexes, and low-rise garden-style apartments with more than four dwelling units per building. Cottage homes and very small lot singlefamily houses are also appropriate within this land use category. Detached and attached accessory dwelling units such as granny flats and garage apartments are consistent when located on the same lot as the principal residence. Certain nonresidential uses, such as schools, places of worship and parks, are appropriate within these areas and should be centrally located to provide easy accessibility.
Permitted Zoning Districts: R-3, R-4, RM-4, RM-5, RM-6, MF-18 and UD
Land Use Overview
Subject Property
Future Land Use Classification:
Community Commercial
Current Land Use Classification:
Vacant Lot
Direction: North
Future Land Use Classification:
Community Commercial
Current Land Use Classification:
Paint & Body Shop, Apartments, Lounge,
Direction: East
Future Land Use Classification:
Community Commercial
Current Land Use Classification:
Vacant Lot
Direction: South
Future Land Use Classification:
Community Commercial, Low Density Residential
Current Land Use Classification:
Vacant Lots
Direction: West
Future Land Use Classification:
Low Density Residential, Medium Density Residential
Current Land Use:
Vacant Lots, Daycare, Single-Family Residences
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The subject property is within the Port San Antonio Regional Center, and within ½ a mile of the Looper Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff and Planning Commission (8-0) recommend Approval.
The proposal to rezone is accompanied by a request to amend the subject site’s future land use plan designation as well, since the proposed “MF-18” zone is not consistent with the “Community Commercial” designation. The subject property is located immediately east and adjacent to already existing multiple family developments. The properties immediately surrounding the subject site are also classified as “Community Commercial”. West of the site, across Whitewood Street, the existing residential community is designated as “Low Density Residential”. The proposal to change the site’s existing future land use designation would result in an isolated pocket of “Medium Density Residential” designation that would be surrounded by land designated as “Community Commercial”. While the proposed amendment of the site’s land use designation would create pocket of “Medium Density Residential” designation that is surrounding by properties with a “Community Commercial” designation, the mix of uses would not be incompatible due to already existing multiple family development immediately east of Whitewood Street.
ALTERNATIVES:
1. Recommend Denial of the proposed amendment to the United Southwest Communities Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2018319
Current Zoning: "R-6 AHOD MLOD-2 MLR-1" Residential Single-Family Airport Hazard Overlay Military Lighting Overlay Military Lighting Region District
Proposed Zoning: "MF-18 AHOD MLOD-2 MLR-1" Multi-Family Airport Hazard Overlay Military Lighting Overlay Military Lighting Region District
Zoning Commission Hearing Date: October 2, 2018