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File #: 19-1307   
Type: Plan Amendment
In control: City Council A Session
On agenda: 2/21/2019
Posting Language: PLAN AMENDMENT CASE # PA-2018-900014 (Council District 5): Ordinance amending the Nogalitos / South Zarzamora Community Plan, a component of the Comprehensive Master Plan of the City, by changing the future land use from “High Density Residential” to “Neighborhood Commercial” on Lot 15-16, Block 18, NCB 7881 and Lot 20, Block 3, NCB 8951, located at 930 Fitch Street. Staff and Planning Commission recommend Approval. (Associated Zoning Case Z-2018-900045 CD)
Attachments: 1. Proposed Land Use Map, 2. Signed Resolution, 3. Draft Ordinance, 4. Ordinance 2019-02-21-0164
Date Ver.Action ByActionResultAction DetailsMeeting DetailsVideo
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DEPARTMENT: Development Services                     

 

DEPARTMENT HEAD: Michael Shannon

                     

COUNCIL DISTRICTS IMPACTED: 5

 

SUBJECT:

Plan Amendment PA-2018-900014

(Associated Zoning Case Z-2018-900045 CD)

 

SUMMARY:

Comprehensive Plan Component: Nogalitos / South Zarzamora Community Plan

 

Plan Adoption Date: September 30, 2004

 

Current Land Use Category:  “High Density Residential”

 

Proposed Land Use Category:  “Neighborhood Commercial”

 

BACKGROUND INFORMATION:

Planning Commission Hearing Date:  December 19, 2018

 

Case Manager:  Marco Hinojosa, Planner

 

Property Owner:  Salehi Family LTD

 

Applicant: Jafar Salehi

 

Representative: Marek Sieezynski

 

Location:  930 Fitch Street

 

Legal Description:  Lot 15-16, Block 18, NCB 7881 and Lot 20, Block 3, NCB 8951

 

Total Acreage:  0.5587

 

Notices Mailed

Owners of Property within 200 feet:  39

Registered Neighborhood Associations within 200 feet:  Tierra Linda Neighborhood Association

Applicable Agencies:  Texas Department of Transportation

 

Transportation

Thoroughfare: Fitch Street

Existing Character:  Local

Proposed Changes:  None Known

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

Routes Served: 46, 515

 

Thoroughfare: IH-35

Existing Character:  Freeway

Proposed Changes:  None Known

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

Routes Served: 46, 515

 

Comprehensive Plan

Comprehensive Plan Component: Nogalitos / South Zarzamora Community Plan

Plan Adoption Date: September 30, 2004

Plan Goals:

                     Objective 3.1 Diverse Businesses Attract and support a variety of businesses in a walkable, mixed-use environment.

                     Objective 4.1 Pedestrian Mobility Enhance the pedestrian environment to encourage residents to walk to commercial centers, schools, parks and all parts of the community.

 

Comprehensive Land Use Categories

Land Use Category: “High Density Residential”

High-density residential uses include multi-family residential developments with more than four units, such as apartments, condominiums, and assisted living facilities, but can also include Low-density and Medium-density residential uses.

 

This form of development should be located along or in the vicinity of major arterials or collector streets, often in close proximity to commercial and transportation facilities. This classification may be used as a transition between lower density residential uses and non-residential uses. High-density residential uses should be appropriately buffered from adjacent residential uses through landscaping, screening and lighting controls, and should be located in a manner that does not route traffic through other residential areas.

Related Zoning Districts: RM-6, RM-5, RM-4, MF-25, MF-33, MF-40

 

Land Use Category: “Neighborhood Commercial”

Neighborhood Commercial provides small areas for offices, professional services, service and shop-front retail uses that can be served by pedestrian access and are generally less than 5000 square feet. These include less intense commercial uses with low-impact convenience, retail, or service functions. No drive-through establishments are permitted. Residential uses can be in the same building with retail and office uses. This includes live/work units, small apartment buildings, residential units above retail, and townhouses. Examples of uses include small insurance or doctor’s offices, bakery, small restaurant, convenience store without gas pumps, copy service, veterinary office, bank without drive-through, gift shops, social services, and cafes.

 

Community green areas with benches, trees and landscaping; small plazas; and public gathering spaces are encouraged as part of the neighborhood commercial area.

 

Parking is encouraged in the rear of the buildings and should be appropriately buffered from adjacent residential uses through landscaping screening and lighting controls. Buildings should have a predominant percentage of windows across the ground level façades. Service yards are screened from view at the rear of the site.

 

Locations for Neighborhood Commercial uses include arterials and the intersection of two collectors.

Related Zoning Districts: NC, C-1, O-1

 

Land Use Overview

Subject Property

Future Land Use Classification:

High Density Residential

Current Land Use Classification:

Vacant

 

Direction:  North

Future Land Use Classification:

Low Density Residential

Current Land Use Classification:

Single-Family Residences

 

Direction:  East

Future Land Use Classification:

UZROW

Current Land Use Classification:

Vacant

 

Direction:  South

Future Land Use Classification:

OCL

Current Land Use Classification: 

Freeway

 

Direction:  West

Future Land Use Classification:

Low Density Residential and Medium Density Residential

Current Land Use: 

Single-Family Residences

 

FISCAL IMPACT:

None.

 

Proximity to Regional Center/Premium Transit Corridor

The property is not located within a Regional Center or a Premium Transit Corridor

 

RECOMMENDATION:

Staff Analysis & Recommendation: Staff and Planning Commission (8-0) recommend Approval.

 

The proposed land use amendment from “High Density Residential” to “Neighborhood Commercial” is requested in order to rezone the property to "R-4 CD MLOD-2 MLR-2 AHOD” Residential Single-Family Lackland Military Lighting Overlay Military Lighting Region 2 Airport Hazard Overlay District with Conditional Use for a Noncommercial Parking Lot, and “C-1 MLOD-2 MLR-2 AHOD” Light Commercial Lackland Military Lighting Overlay Military Lighting Region 2 Airport Hazard Overlay District. The subject property is suited for a “Neighborhood Commercial” land use designation as it is adjacent to residential and is located at nodes formed by highways and major arterials.

 

ALTERNATIVES:

1.                     Recommend Denial of the proposed amendment to the Nogalitos / South Zarzamora Community Plan.

2.                     Make an alternate recommendation.

3.                     Continue to a future date.

 

ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z-2018-900045 CD

 

Current Zoning:  “R-4 MLOD-2 MLR-2 AHOD” Residential Single-Family Lackland Military Lighting Overlay Military Lighting Region 2 Airport Hazard Overlay District, “O-2 MLOD-2 MLR-2 AHOD” High-Rise Office Lackland Military Lighting Overlay Military Lighting Region 2 Airport Hazard overlay District and "C-2 NA MLOD-2 MLR-2 AHOD” Commercial Nonalcoholic Sales Lackland Military Lighting Overlay Military Lighting Region 2 Airport Hazard Overlay District

Requested Zoning: "R-4 CD MLOD-2 MLR-2 AHOD” Residential Single-Family Lackland Military Lighting Overlay Military Lighting Region 2 Airport Hazard Overlay District with Conditional Use for a Noncommercial Parking Lot, and “C-1 MLOD-2 MLR-2 AHOD” Light Commercial Lackland Military Lighting Overlay Military Lighting Region 2 Airport Hazard Overlay District

Zoning Commission Hearing Date:  December 18, 2018