DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Plan Amendment PA-2019-11600019
(Associated Zoning Case Z-2019-10700068)
SUMMARY:
Comprehensive Plan Component: Eastern Triangle Community Plan
Plan Adoption Date: May 21, 2009
Current Land Use Category: “High Density Residential”
Proposed Land Use Category: “Community Commercial”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: May 8, 2019
Case Manager: Patricia Franco, Planner
Property Owner: Los Filtros, LLC
Applicant: Hunter Shadburne, PE
Representative: Gracie Luna Ward
Location: 222, 230 and 310 Creswell Drive
Legal Description: Lots 35, 36 and 23, NCB 12883
Total Acreage: 1.9363
Notices Mailed
Owners of Property within 200 feet: 11
Registered Neighborhood Associations within 200 feet: N/A
Applicable Agencies: Martindale Army Air Field
Transportation
Thoroughfare: Creswell Drive
Existing Character: Local
Proposed Changes: None Known
Public Transit: VIA bus routes are within walking distance of the subject property.
Bus routes served: 25
Comprehensive Plan
Comprehensive Plan Component: Eastern Triangle Plan
Plan Adoption Date: May 21, 2009
Plan Goals:
OVERALL GOAL: A well maintained community with a diverse housing stock that meets the needs of current and future residents through all stages of life
Goal 12: Quality housing
Goal 13: Well-maintained neighborhoods and housing stock
Goal 14: Neighborhood awareness, education, and cooperation
Goal 15: Community pride and attitude
Goal 16: Housing with access to transit and public amenities
Comprehensive Land Use Categories
Land Use Category: “High Density Residential”
High Density Residential Development includes multi-family developments with more than four units, such as apartment complexes, but can also include low density and medium density residential uses. This classification can include certain non-residential uses such as schools, places of worship, and parks that are centrally located for convenient neighborhood access.
This form of development should be located along collectors, arterials, or highways, and can serve as a buffer between low or medium density residential land uses and commercial uses.
High Density Residential uses should be appropriately buffered from adjacent residential uses through landscaping, screening and lighting controls. Additionally, it is encouraged that any new high density residential uses provide a majority of market rate valued housing.
Related Zoning Districts: R-5, R-4, R-3, PUD, RM-6, RM-5, RM-4, MF-18,
MF-25, MF-33 & MF-40
Land Use Category: “Community Commercial”
Community Commercial provides for offices, professional services, and retail uses of moderate intensity and impact. Examples of uses include a grocery store, a medical office, music store, shoe store, nursery, or mailing services store.
Community Commercial should be located along arterials, preferably at intersections with other arterials or collectors.
Community Commercial can serve as an appropriate buffer between low, medium, and high density residential uses, or between an arterial and low density residential.
Related Zoning Districts: NC, O-1, O-1.5, C-1, C-2, & C-2
Land Use Overview
Subject Property
Future Land Use Classification:
High Density Residential
Current Land Use Classification:
Residential Single-Family District
Direction: North
Future Land Use Classification:
High Density Residential
Current Land Use Classification:
Manufactured Housing District
Direction: East
Future Land Use Classification:
Unzoned right of way
Current Land Use Classification:
Unzoned right of way
Direction: South
Future Land Use Classification:
High Density Residential
Current Land Use Classification:
Residential Single-Family District and Commercial Non-Alcohol
Direction: West
Future Land Use Classification:
Medium Density Residential
Current Land Use:
Residential Single-Family District
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The subject property is not within a Regional Center, nor is it within a ½ a mile of 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 “Community Commercial” is requested in order to rezone the property to "C-2 CD” Commercial with a Conditional Use for Construction Trade Contractor. The subject property is well suited for the “Community Commercial” land use designation. It is located along Loop 410 Right-of-Way, which has a mix of “Residential,” “Commercial” and “Industrial” land uses. It is in line with the Eastern Triangle Plan and increases the commercial use and economic development for the area. The property to the north of this site is designated “Community Commercial” and has the potential for this portion of the block to be designated “Community Commercial” for future retail businesses and services to serve the nearby neighborhood, especially fronting off of Loop 410.
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 Eastern Triangle Plan
2. Make an alternate recommendation.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z-2019-10700068
Current Zoning: "R-5 MLOD-3 MLR-1" Residential Single-Family Martindale Army Airfield Military Lighting Region 1
Requested Zoning: "C-2 CD MLOD-3 MLR-1" Commercial Martindale Army Airfield Military Lighting Region 1 District with a Conditional Use for Construction Trade Contractor
Zoning Commission Hearing Date: May 21, 2019