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File #: 18-6906   
Type: Plan Amendment
In control: Planning Commission
On agenda: 12/19/2018
Posting Language: PLAN AMENDMENT CASE # PA-2018-900016 (Council District 2): A request by Ziga Architecture Studio, PLLC, for approval of a Resolution, amending the Arena District / Eastside Community Plan, a component of the Comprehensive Master Plan of the City, by changing the future land use from “Medium Density Residential” to “Mixed Use” on Lots 45 through Lot 52 and the East 17 Feet of 44, Block 15, NCB 1597, located at 133 Vine Street. Staff recommends Approval. (Marco Hinojosa, Planner (210) 207-8208, marco.hinojosa@sanantonio.gov; Development Services Department) (Associated Zoning Case Z-2018-900023)
Attachments: 1. Location Map, 2. Draft Resolution
Related files: 18-6898, 19-1312
Date Ver.Action ByActionResultAction DetailsMeeting DetailsVideo
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DEPARTMENT: Development Services                     

 

DEPARTMENT HEAD: Michael Shannon

                     

COUNCIL DISTRICTS IMPACTED: 2

 

SUBJECT:

Plan Amendment PA-2018-900016

(Associated Zoning Case Z-2018-900023)

 

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: December 19, 2018

 

Case Manager:  Marco Hinojosa, Planner

 

Property Owner:  Henneke Financial Group LLC

 

Applicant:  Ziga Architecture Studio PLLC

 

Representative: Ziga Architecture Studio PLLC

 

Location:  133 Vine Street 

 

Legal Description:  Lots 45 through Lot 52 and the East 17 Feet of 44, Block 15, NCB 1597

 

Total Acreage:  0.6817

 

Notices Mailed

Owners of Property within 200 feet:  43

Registered Neighborhood Associations within 200 feet:  Denver Heights

Applicable Agencies:  None

 

Transportation

Thoroughfare: Vine Street

Existing Character:  Local

Proposed Changes:  None Known

Public Transit:  VIA bus routes are not within walking distance of the subject property. Routes served: NA

 

Thoroughfare: South Gevers Street

Existing Character:  Collector

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:

Vacant

 

Direction:  North

Future Land Use Classification:

Medium Density Residential

Current Land Use Classification:

Single-Family Residences

 

Direction:  East

Future Land Use Classification:

Medium Density Residential

Current Land Use Classification:

Single-Family Residence, Office Building, and Vacant Lot

 

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: 

Church and Single-Family Residences

 

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 with uses permitted for Fifteen (15) Townhomes. 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: Z-2018-900023

Current Zoning:  "RM-4 AHOD" Residential Mixed Airport Hazard Overlay District and "C-1 AHOD" Light Commercial Airport Hazard Overlay District

Proposed Zoning: "IDZ AHOD" Infill Development Zone Airport Hazard Overlay District with uses permitted for Fifteen (15) Townhomes

Zoning Commission Hearing Date:  December 18, 2018