DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Plan Amendment PA-2019-11600001
(Associated Zoning Case Z2019-10700011)
SUMMARY:
Comprehensive Plan Component: Five Points Neighborhood Plan
Plan Adoption Date: February 3, 2000
Current Land Use Category: “Low Density Residential”
Proposed Land Use Category: “Medium Density Residential”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: February 27, 2019
Case Manager: Marco Hinojosa, Planner
Property Owner: DBO Investments, LLC
Applicant: DBO Investments, LLC
Representative: Patrick W. Christensen
Location: 603 West Euclid Street
Legal Description: 0.226 acres out of NCB 767
Total Acreage: 0.226
Notices Mailed
Owners of Property within 200 feet: 16
Registered Neighborhood Associations within 200 feet: Five Points Neighborhood Association
Applicable Agencies: None.
Transportation
Thoroughfare: West Euclid Avenue
Existing Character: Local
Proposed Changes: None Known
Public Transit: VIA bus routes are within walking distance of the subject property.
Routes Served: 2, 4, 82, 88, 95, 96, 97, 202, 204, 282, 288, and 296
Comprehensive Plan
Comprehensive Plan Component: Five Points Neighborhood Plan
Plan Adoption Date: February 3, 2000
Plan Goals:
• Preserve, rehabilitate and improve the housing stock
o Encourage new residential development consistent with the existing architectural character of the neighborhood
• Redevelop and revitalize the neighborhood
o Encourage infill development residential uses, excluding industrial uses
Comprehensive Land Use Categories
Land Use Category: “Low Density Residential”
Description of Land Use Category:
Low Density Residential land use includes single-family homes on individual lots. A limited number of duplexes and granny flats or garage apartments may also be permitted. Small green spaces such as playgrounds or community gardens are also permitted and encouraged within this category.
One of the neighborhood’s highest priorities is to conserve the existing housing stock, and they recognize and appreciate the varying residential densities. The neighborhood would like to see the structures built as multi-family housing (duplex, triplex, quadplex) continue in this use even if located within a low density residential area. However, the neighborhood prefers no further conversion of single-family housing into multi-family residential uses.
The Five Points Neighborhood has a unique history showcased through the housing stock. The neighborhood encourages property owners to preserve the original housing stock when possible. When residential units are newly constructed, the neighborhood urges the property owner to match the architectural character of current low density residential structures.
Corresponding Zoning Districts: R3, R4, R5, R6
Land Use Category: “Medium Density Residential”
Description of Land Use Category:
Medium Density Residential land use includes duplexes, triplexes, quadplexes, townhomes, and apartment buildings up to 18 residential units per acre on single lots. Low Density Residential uses are also permitted. Uses such as playgrounds, community gardens or pocket parks are also permitted. The neighborhood supports Medium Density Residential along the western side of Jackson Street. However, it is important that all structures maintain or complement the historic residential structures of the neighborhood. Medium Density Residential structures should also be well integrated into the area, and not secluded through the use of fences, hedges or streetscreens.
Corresponding Zoning Districts: R3, R4, R5, R6, RM-4, RM-5, RM-6, MF-18
Land Use Overview
Subject Property
Future Land Use Classification:
“Low Density Residential”
Current Land Use Classification:
Single-Family Home
Direction: North
Future Land Use Classification:
“Low Density Residential”
Current Land Use Classification:
Single-Family Homes
Direction: East
Future Land Use Classification:
“Low Density Residential”
Current Land Use Classification:
Single-Family Homes
Direction: South
Future Land Use Classification:
“Low Density Residential”
Current Land Use Classification:
Townhomes
Direction: West
Future Land Use Classification:
“Public/Institutional”
Current Land Use:
School
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The property is located with the Midtown Regional Center and half a mile of a Premium Transit Corridor
RECOMMENDATION:
Staff Analysis & Recommendation: Staff and Planning Commission (9-0) recommend Approval.
The proposed land use amendment from “Low Density Residential” to “Medium Density Residential” is requested in order to rezone the property to "IDZ-1 AHOD" Limited Density Infill Development Zone Airport Hazard Overlay District with uses permitted for four (4) residential dwelling units. This is consistent with the Five Points Neighborhood Plan’s goal to encourage new residential development consistent with the existing architectural character of the neighborhood.
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 Five Points Neighborhood, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z-2019-10700011
Current Zoning: "R-4 AHOD" Residential Single-Family Airport Hazard Overlay District
Proposed Zoning: "IDZ-1 AHOD" Limited Density Infill Development Zone Airport Hazard Overlay District with uses permitted for four (4) residential dwelling units
Zoning Commission Hearing Date: March 5, 2019