DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 4
SUBJECT:
Plan Amendment 18106
(Associated Zoning Case Z2018342)
SUMMARY:
Comprehensive Plan Component: Nogalitos/South Zarzamora Community Plan
Plan Adoption Date: September 30, 2004
Current Land Use Category: “Low Density Residential”
Proposed Land Use Category: “Mixed Use”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: October 24, 2018
Case Manager: Daniel Hazlett, Planner
Property Owner: Arturo Vazquez
Applicant: Arturo Vazquez
Representative: Arturo Vazquez
Location: 6614 South Zarzamora Street
Legal Description: Lot 408, NCB 7853
Total Acreage: 0.1234
Notices Mailed
Owners of Property within 200 feet: 16
Registered Neighborhood Associations within 200 feet: Tiera Linda Neighborhood Association
Applicable Agencies: Lackland Air Force Base, Planning Department
Transportation
Thoroughfare: South Zarzamora Street
Existing Character: Primary Arterial
Proposed Changes: None Known
Thoroughfare: West Pyron
Existing Character: Local Street
Proposed Changes: None Known
Public Transit: VIA bus route 520 is within walking distance of the subject property.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Nogalitos/South Zarzamora Community Plan
Plan Adoption Date: September 30, 2004
Update History: June 18, 2009
Plan Goals: Goal 3: Economic Development: Improve the commercial corridors in the planning area in order to attract and support a mix of uses including professional offices, residences and a variety of retail shops that will meet residents’ daily needs and bring vitality to the area.
Comprehensive Land Use Categories
Land Use Category: “Low Density Residential”
Description of Land Use Category: Low-density residential uses include single-family houses on individual lots with/without attached or detached accessory dwelling units, such as a granny flats, garage apartments, and “echo” (elder cottage housing opportunity) units. Only one accessory dwelling is permitted per lot and should reflect the appearance of the main structure. All off-street parking and vehicle use areas adjacent to residential uses require buffer landscaping, and lighting and signage controls. 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. This form of development should be oriented toward the center of the neighborhood and located away from major arterials.
Permitted Zoning Districts: “R-20”, “R-6”, “R-5”, “R-4”
Land Use Category: “Mixed Use”
Description of Land Use Category: Mixed-use allows for a concentrated, well structured, and integrated blend of residential, retail, service, office, entertainment, leisure, and other related uses at increased densities. This use pattern creates a pedestrian and transit oriented rather than an automobile oriented environment. Building and architectural design of a Mixed-use development should stress quality architecture and urban design features, including parks/plazas and landscaping in a safe, attractive, pedestrian and bicycle friendly environment. A majority of the ground floor façade should be composed of windows. Centralized parking areas should be located behind buildings. Mixed Use Centers should be linked to adjoining land uses with safe, attractive and convenient vehicular and pedestrian access.
Permitted Zoning Districts: “NC”, “C-1”, “C-2P”, “O-1”, “O-2”, “RM-4”, “RM-5”, “RM-6”, “MF-25”, “MF-33”, “MF-40”, “MXD”, “TOD”, “IDZ”
Land Use Overview
Subject Property
Future Land Use Classification:
“Low Density Residential”
Current Land Use Classification:
Vacant Lot
Direction: North
Future Land Use Classification:
“Low Density Residential”
Current Land Use Classification:
Parking Lot/Restaurant
Direction: East
Future Land Use Classification:
“Low Density Residential”
Current Land Use Classification:
Single-Family Residence
Direction: South
Future Land Use Classification:
“Low Density Residential”
Current Land Use Classification:
Used Auto Sales
Direction: West
Future Land Use Classification:
“Community Commercial”
Current Land Use:
Retail Center
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The property is not located within a Regional Center. The property is located within ½ of a mile of the Zarzamora Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff and Planning Commission (6-0) recommend Approval.
The proposed “Mixed Use” is generally consistent with the goals and objectives of the Nogalitos/South Zarzamora Community Plan. The requested land use amendment is in agreement with the current development of the area. The applicant is requesting “Mixed Use” in order to rezone the property from “C-2” to “IDZ” with uses permitted in “C-2” Commercial District. The lot is an irregular size with little developable space. The requested “Mixed Use” is a more appropriate future land use along South Zarzamora, which is a primary arterial.
Relevant Goals and Objectives of the Nogalitos/South Zarzamora Community Plan:
Goal 3: Economic Development: Improve the commercial corridors in the planning area in order to attract and support a mix of uses including professional offices, residences and a variety of retail shops that will meet residents’ daily needs and bring vitality to the area.
Objective 3.1: Diverse Businesses: Attract and support a variety of businesses in a walkable, mixed-use environment.
Objective 3.2 Business Character Build upon the historic, walkable character of the Nogalitos corridor to create a unique place to walk for shopping, working, and relaxing.
ALTERNATIVES:
1. Recommend Denial of the proposed amendment to the Nogalitos/South Zarzamora Community Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2018342
Current Zoning: "C-2 MLOD-2 MLR-1 AHOD" Commercial Military Lighting Overlay Military Lighting Region 1 Airport Hazard Overlay District
Proposed Zoning: "IDZ MLOD-2 MLR-1 AHOD" Infill Development Zone Military Lighting Overlay Military Lighting Region 1 Airport Hazard Overlay District with uses permitted in “C-2” Commercial District
Zoning Commission Hearing Date: November 6, 2018