DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Plan Amendment PA-2019-11600021
(Associated Zoning Case Z-2019-10700059)
SUMMARY:
Comprehensive Plan Component: Government Hill Neighborhood Plan
Plan Adoption Date: September 20, 2001
Current Land Use Category: “Low Density Residential” and “Medium Density Residential”
Proposed Land Use Category: “Mixed Use”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: April 24, 2019
Case Manager: Mirko Maravi, Planner
Property Owner: SA Quad Venture, LLC
Applicant: SA Quad Venture, LLC
Representative: Kaufman & Killen, Inc.
Location: 808 Quitman, 512 Pierce and 516 Pierce
Legal Description: East 51.7 feet of Lot 35, Lot 36, Lot 43, Lot 44, Lot 47, NCB 1260
Total Acreage: 0.883
Notices Mailed
Owners of Property within 200 feet: 53
Registered Neighborhood Associations within 200 feet: Government Hill Alliance Neighborhood Association
Applicable Agencies: Fort Sam Houston
Transportation
Thoroughfare: Quitman Street
Existing Character: Local
Thoroughfare: Pierce Street
Existing Character: Local
Proposed Changes: None Known
Public Transit: VIA bus routes are within walking distance of the subject property.
Routes Served: 20
Comprehensive Plan
Comprehensive Plan Component: Government Hill Neighborhood Plan
Plan Adoption Date: September 20, 2001
Plan Goals:
• 2.1 Redevelop and revitalize the neighborhood.
• 5.1 Improve the streetscape and make the neighborhood a pedestrian friendly environment.
Comprehensive Land Use Categories
Land Use Category: “Low Density Residential”
Description of Land Use Category:
Low Density Residential Development includes single-family residential Development on individual lots. Recommended development densities in Low Density Residential areas should not exceed 9 dwelling units per acre. The plan acknowledges that medium density uses that have historically existed in the neighborhood can remain; however the conversion of existing single-family homes into medium density units is discouraged. Lower-impact community uses such as schools, religious assemblies, parks and community centers can be included in this category and should be centrally located for convenient neighborhood access.
Permitted Zoning Districts: R-3, R-4, R-5, R-6
Comprehensive Land Use Categories
Land Use Category: “Medium Density Residential”
Description of Land Use Category:
Medium Density Residential includes a variety of detached or attached dwellings, including single-family homes, townhomes and zero lot line configurations, duplexes, triplexes, and fourplexes. Recommended development densities in Medium Density Residential should not exceed 18 dwelling units per acre. This form of development should be located along collectors, or residential roads, and can serve as a buffer between low density residential and more intense land uses like commercial. This classification includes certain non-residential uses such as schools, religious assemblies, parks and community centers that are centrally located for convenient neighborhood access.
Permitted Zoning Districts: R-3, R-4, R-5, R-6, RM-4, RM-5, RM-6, MF-18
Comprehensive Land Use Categories
Land Use Category: “Mixed Use”
Description of Land Use Category:
Mixed Use allows for a concentrated, well structured, and integrated blend of higher density residential, retail, professional services, office, entertainment, and other land uses. The integration of uses should occur within structures, as well as across the site, with commercial uses situated primarily along the higher order roadways, and on the ground floor level of individual structures. Shared parking located near the rear of the facilities, accessory dwelling and live/work units are encouraged. Mixed Use is preferred along arterials, preferably in a nodal pattern with proximity to a major transit stop or node. Mixed Use exceeding 40 dwelling units per acre should be located on primary arterials or higher order roadways. When placed along a higher order roadway, the mixed use development should decrease in density with distance from the roadway. Building and architectural design of a mixed use development should stress quality, including open space, landscaping, and a safe, attractive, and pedestrian and bicycle friendly environment.
Permitted Zoning Districts: RM-4, RM-5, RM-6, MF-18, MF-25, MF-40, MF-50, NC, C-1, C-2, C-2P, IDZ, TOD, MXD, UD, O-1, O-1.5, FBZD
Land Use Overview
Subject Property
Future Land Use Classification:
Mixed Use
Current Land Use Classification:
Low Density Residential and Medium Density Residential
Direction: North
Future Land Use Classification:
Mixed Use
Current Land Use Classification:
Multi-Family Residences and Meeting Hall
Direction: East
Future Land Use Classification:
Mixed Use
Current Land Use Classification:
Vacant
Direction: South
Future Land Use Classification:
Public Institutional, Low Density Residential, Medium Density Residential
Current Land Use Classification:
Church, Single Family Residence, Multi-Family Residences
Direction: West
Future Land Use Classification:
Public Institutional
Current Land Use:
Post Office
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The property not located within a Regional Center and is located within the Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff and Planning Commission (6-2) recommend Approval.
The proposed land use amendment from “Low Density Residential” and “Medium Density Residential” to “Mixed Use” is requested in order to rezone the property to “IDZ H MLOD-3 MLR-2 AHOD” with uses permitted in “MF” multi-family up to 75 units per acre and “C-2” Commercial uses. This is consistent with the Government Hill Neighborhood Plan’s objective to encourage and support any revitalization and redevelopment efforts consistent with the Neighborhood Plan and improve the visual appearance of the streetscape. Mixed Use allows for a concentrated, well structured, and integrated blend of higher density residential, retail, professional services, office, entertainment, and other land uses.
ALTERNATIVES:
1. Recommend approval of the proposed amendment to the Government Hill Neighborhood Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z-2019-10700059
Current Zoning: “C-2 H MLOD-3 MLR-2 AHOD” Commercial Historic Martindale Army Air Field Military Lighting Overlay District Airport Hazard Overlay District
Proposed Zoning: “IDZ H MLOD-3 MLR-2 AHOD” Infill Development Zone Historic Martindale Army Air Field Military Lighting Overlay District Airport Hazard Overlay District with uses permitted in “MF” multi-family up to 75 units per acre and “C-2” Commercial uses.
Zoning Commission Hearing Date: May 7, 2019