DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Plan Amendment PA2018-900013
(Associated Zoning Case Z2018-900017)
SUMMARY:
Comprehensive Plan Component: Midtown Neighborhoods Plan
Plan Adoption Date: October 12, 2000
Current Land Use Category: “Neighborhood Commercial”
Proposed Land Use Category: “Mixed Use”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: February 13, 2019. This case is continued from the January 9, 2019 hearing.
Case Manager: Marco Hinojosa, Planner
Property Owner: George Green
Applicant: George Green
Representative: Patrick Christensen
Location: 741 & 725 West Ashby Place
Legal Description: 0.411 acres out of NCB 1891
Total Acreage: 0.411
Notices Mailed
Owners of Property within 200 feet: 21
Registered Neighborhood Associations within 200 feet: Alta Vista
Applicable Agencies: Parks & Recreation; Office of Historic Preservation; Planning Department
Transportation
Thoroughfare: West Ashby Place
Existing Character: Collector
Proposed Changes: None Known
Public Transit: VIA bus routes are within walking distance of the subject property.
Routes Served: 3, 4, and 20
Thoroughfare: North Flores Street
Existing Character: Local
Proposed Changes: None Known
Public Transit: VIA bus routes are within walking distance of the subject property.
Routes Served: 3, 4, and 20
Comprehensive Plan
Comprehensive Plan Component: Midtown Neighborhoods Plan
Plan Adoption Date: October 12, 2000
Plan Goals:
• Objective 1.3: Business Development Attract new neighborhood-friendly, locally owned, sustainable businesses that will meet the neighborhood’s daily needs, build on our base of “mom and pop” businesses and bring new vitality to the neighborhood’s commercial centers.
• Goal 1: Parks & Recreation Facilities and Programs: Develop, enhance and maintain parks, recreational facilities, recreational and community programs to meet the needs of the Midtown Neighborhoods planning area.
• Goal 2: Community Appearance and Safety Promote a safe, clean and livable environment for area residents and future generations, while preserving the traditional character of the Midtown neighborhoods.
Comprehensive Land Use Categories
Land Use Category: “Neighborhood Commercial”
Description of Land Use Category:
Neighborhood Commercial includes low-impact convenience retail or service uses, generally serving the neighborhood area, as well as Medium-Density Residential uses. Retail uses could include gift shops, delis, beauty parlors, antique stores, small neighborhood groceries or markets, restaurants that serve alcohol, coffee shops, and live/work units. Service uses could include shoe repair shops, dry cleaners and doctors offices. Residential uses include multi-family housing such as duplexes, three-to-four-unit family dwellings, small apartments or townhouses.
The neighborhoods encourage the use or adaptive use of existing commercial or residential structures in areas identified for Neighborhood Commercial development while maintaining the buildings’ architectural character. For example, a singlefamily house in the Neighborhood Commercial area could be adapted into a coffee shop while maintaining the house’s architectural features. Businesses are encouraged to utilize onstreet parking and/or parking in the rear of the establishment. The neighborhoods also encourage mixed-use buildings where the first floor is used for retail or service businesses and the second/upper floor(s) is used for residences.
Land Use Category: “Mixed Use”
Description of Land Use Category:
This classification includes a mix of land uses such as Neighborhood Commercial, Medium-Density Residential, and High-Density Residential. Commercial development, potentially at a higher intensity than found in the Neighborhood Commercial classification, would be the most common land use. This classification calls for the development of design guidelines to encourage safe, attractive and pedestrian-friendly environments, pedestrian linkages to surrounding areas, and options for easy travel by foot, bike or transit.
The neighborhoods support the use or adaptive use of existing commercial or residential areas identified for Mixed-Use development while maintaining the buildings’ architectural character. Businesses are encouraged to utilize on-street parking and/or parking in the rear of the establishment. The neighborhoods also encourage mixed-use buildings where the first floor is used for retail or service businesses and the second/upper floor(s) is used for residences.
Land Use Overview
Subject Property
Future Land Use Classification:
Neighborhood Commercial
Current Land Use Classification:
Restaurant and San Antonio Little Theater
Direction: North
Future Land Use Classification:
Neighborhood Commercial and Medium Density Residential
Current Land Use Classification:
Single-Family Residences and Multi-Family Residences
Direction: East
Future Land Use Classification:
Neighborhood Commercial and Medium Density Residential
Current Land Use Classification:
Single-Family Residences and Office Building
Direction: South
Future Land Use Classification:
Parks/Greenspace
Current Land Use Classification:
San Pedro Springs Park
Direction: West
Future Land Use Classification:
Neighborhood Commercial and Low Density Residential
Current Land Use:
Florist and Single-Family Residences
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The property is located within half a mile of a Premium Transit Corridor
RECOMMENDATION:
Staff Analysis & Recommendation: Staff recommends Approval.
The proposed land use amendment from “Neighborhood Commercial” to “Mixed Use” is requested in order to rezone the property to “IDZ NCD-2 AHOD” Infill Development Zone Alta Vista Neighborhood Conservation Airport Hazard Overlay District with uses permitted in “C-2” Commercial District and a Theater. This is consistent with the Midtown Neighborhoods Plan’s goal to develop, enhance and maintain parks, recreational facilities, recreational and community programs to meet the needs of the Midtown Neighborhoods planning area.
This zoning request includes the intention to demolish buildings. In accordance with the San Antonio City Unified Development Code, the Office of Historic Preservation reviews all demolition applications for any property located within the city limits of San Antonio. Approval of a zoning change does not imply approval of or take the place of such demolition review as directed by the UDC. To date, no application for demolition at this address to accommodate the proposed use has been submitted for review to the Office of Historic Preservation.
ALTERNATIVES:
1. Recommend Denial of the proposed amendment to the Midtown Neighborhoods Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2018-900017
Current Zoning: “C-2NA NCD-2 AHOD” Commercial Nonalcoholic Sales Alta Vista Neighborhood Conservation Airport Hazard Overlay District and “O-1 IDZ NCD-2 AHOD” Office Infill Development Zone Overlay Alta Vista Neighborhood Conservation Airport Hazard Overlay District
Proposed Zoning: “IDZ NCD-2 AHOD” Infill Development Zone Alta Vista Neighborhood Conservation Airport Hazard Overlay District with uses permitted in “C-2” Commercial District and a Theater
Zoning Commission Hearing Date: January 15, 2019