DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 5
SUBJECT:
Plan Amendment PA 2020-11600012
(Associated Zoning Case Z-2020-10700008)
SUMMARY:
Comprehensive Plan Component: Nogalitos/ South Zarzamora Community Plan
Plan Adoption Date: September 2004
Current Land Use Category: “Neighborhood Commercial"
Proposed Land Use Category: “Mixed Use"
BACKGROUND INFORMATION:
Planning Commission Hearing Date: March 11, 2020
Case Manager: Mercedes Rivas, Senior Planner
Property Owner: Richard Lira
Applicant: Richard Lira
Representative: Richard Lira
Location: 619 South Panam Expressway
Legal Description: Lot 26, Block 11, NCB 2648
Total Acreage: 0.1438
Notices Mailed
Owners of Property within 200 feet: 27
Registered Neighborhood Associations within 200 feet: Palm Heights Neighborhood Association
Applicable Agencies: Lackland Airforce Base, Texas Department of Transportation, and the Solid Waste Management Department
Transportation
Thoroughfare: 619 South Panam Expressway
Existing Character: Access Road
Proposed Changes: None Known
Public Transit: There are no VIA bus routes within walking distance of the subject property.
Routes Served: None
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Nogalitos/ South Zarzamora Community Plan
Plan Adoption Date: September 2004
Plan Goals:
Goal 1: Housing
Improve the quality, appearance, and variety of existing and new housing for people of all ages while preserving the character of the neighborhoods.
• Objective 1.1 Home Improvement and Maintenance
o Encourage investment in housing rehabilitation and maintenance.
• Objective 1.2 Diversity of Housing
o Provide a variety of housing types that sustain all ages and economic groups.
Goal 2: Community Character and the Environment
Preserve and enhance the walkable, neighborhood-friendly character of the neighborhoods in a way that incorporates the arts and improves the environment.
• Objective 2.1 Neighborhood Character and Appearance
o Protect and preserve the character of the neighborhoods and commercial corridors while improving their physical appearance.
o
Comprehensive Land Use Categories
Land Use Category: “Neighborhood Commercial"
Description of Land Use Category:
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.
Permitted Zoning Districts: NC, C-1, O-1
Land Use Category: “Mixed Use"
Description of Land Use Category:
Mixed-use allows for a concentrated, well structured, and integrated blend of residential, retail, service, office, entertainment, leisure, and other related uses at increased densities. This use pattern creates a pedestrian and transit oriented rather than an automobile oriented environment. Building and architectural design of a Mixed-use development should stress quality architecture and urban design features, including parks/plazas and landscaping in a safe, attractive, pedestrian and bicycle friendly environment. A majority of the ground floor façade should be composed of windows. Centralized parking areas should be located behind buildings. Mixed Use Centers should be linked to adjoining land uses with safe, attractive and convenient vehicular and pedestrian access. Mixed-use development is preferred along arterials in a nodal pattern around a transit stop, where density would decrease towards the edge of the node.
Permitted Zoning Districts: NC, C-1, C-2, P, O-1, O-2, RM-4, RM-5, RM-6, MF-25, MF-33, MF-40, MXD, TOD, IDZ
Land Use Overview
Subject Property
Future Land Use Classification:
“Neighborhood Commercial"
Current Land Use Classification:
Residential
Direction: North
Future Land Use Classification:
“Neighborhood Commercial"
Current Land Use Classification:
Residential
Direction: East
Future Land Use Classification:
ROW
Current Land Use Classification:
IH-35 South
Direction: South
Future Land Use Classification:
“Neighborhood Commercial"
Current Land Use Classification:
Undeveloped Land
Direction: West
Future Land Use Classification:
“High Density Residential"
Current Land Use Classification:
Residential
FISCAL IMPACT:
None
Proximity to Regional Center/Premium Transit Corridor
The subject property is not within a Regional Center and is not within a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Planning Commission (7-0) recommend Approval.
The requested Plan Amendment from “Neighborhood Commercial” to “Mixed Use" will allow the applicant to rezone to “IDZ-1". Further, this will provide more consistency with the current land use pattern in the area.
The subject property is located within the Nogalitos/South Zarzamora Community Plan and is currently designated as “Neighborhood Commercial” in the future land use component of the plan. The requested “IDZ-1” base zoning district is not consistent with the future land use designation. Therefore, the applicant is seeking a Plan Amendment to “Mixed Use.”
The Plan Amendment meets the goals of the Nogalitos/South Zarzamora Community Plan to advance the City of San Antonio Housing Goals and Strategies by encouraging investment in housing rehabilitation and maintenance and by providing a variety of housing types that sustain all ages and economic groups.
ALTERNATIVES:
1. Recommend Denial of the proposed amendment to the Nogalitos/ South Zarzamora Community Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z-2020-10700008
Current Zoning: "R-4 MLOD-2 MLR-2 AHOD" Residential Single-Family Lackland Military Lighting Overlay Military Lighting Region 2 Airport Hazard Overlay District
Proposed Zoning: "IDZ-1 MLOD-2 MLR-2 AHOD" Low Intensity Infill Development Zone Lackland Military Lighting Overlay Military Lighting Region 2 Airport Hazard Overlay District with uses permitted for three (3) dwelling units
Zoning Commission Hearing Date: March 3, 2020