DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Plan Amendment PA 2020-11600029
(Associated Zoning Case Z-2020-10700114)
SUMMARY:
Comprehensive Plan Component: Government Hill Neighborhood Plan
Plan Adoption Date: November 11, 2010
Current Land Use Category: “Low Density Residential”
Proposed Land Use Category: “Mixed Use”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: July 8, 2020
Case Manager: Michael Pepe, Planner
Property Owner: Jackson Cloma Trust
Applicant: Robert Wynn
Representative: Robert Wynn
Location: 2600 block of North Interstate 35
Legal Description: Lots 1, 2, 3, 4, 5, 6, the north 34.59 feet of Lot 10 through Lot 14, and the north 34.59 feet of Lot 15, Block 5, NCB 1181
Total Acreage: 0.743
Notices Mailed
Owners of Property within 200 feet: 19
Registered Neighborhood Associations within 200 feet: Government Hill Alliance
Applicable Agencies: Fort Sam Houston, Martindale Air Force Base, Texas Department of Transportation
Transportation
Thoroughfare: I-35
Existing Character: Interstate Highway
Proposed Changes: None
Thoroughfare: Walters
Existing Character: Minor Arterial
Proposed Changes: None
Thoroughfare: Edgar
Existing Character: Local
Proposed Changes: None
Thoroughfare: Jim
Existing Character: Local
Proposed Changes: None
Public Transit: There are VIA bus routes within walking distance.
Routes Served: 16, 21, 22, 222, 515
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Government Hill Neighborhood Plan
Plan Adoption Date: November 11, 2010
Goals:
Redevelop and revitalize the neighborhood.
Objective: To encourage and support any revitalization and redevelopment efforts consistent with this plan.
Strategies:
• Market the vacant parcels of land to prospective homeowners and businesses.
• Recruit desired businesses and the expansion of existing businesses in the neighborhood.
Revitalization Strategy:
• Develop/encourage new businesses along Walters St. and New Braunfels Ave
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”
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:
“Low Density Residential”
Current Land Use Classification:
Vacant
Direction: North
Future Land Use Classification:
“Low Density Residential”
Current Land Use Classification:
Rental Homes
Direction: East
Future Land Use Classification:
“Mixed Use”
Current Land Use Classification:
Vacant
Direction: South
Future Land Use Classification:
Interstate Highway
Current Land Use Classification:
Interstate Highway
Direction: West
Future Land Use Classification:
“Low Density Residential”, “Neighborhood Commercial”
Current Land Use Classification:
Single Family Homes, Office
FISCAL IMPACT:
None
Proximity to Regional Center/Premium Transit Corridor
The property is not within a regional center nor is it within a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends Approval.
This is south of the request in Plan Amendment PA-2020-11600028.
The applicant requests a Plan Amendment to “Mixed Use” to rezone to “C-2” Commercial District. The request to amend a block in its entirety is an appropriate placement of “Mixed Use” with access to I-35 and along Walters Street. It also acts as a buffer to the existing residential from traffic and street noise. area. The Walters corridor is already partially developed as “Mixed Use “and the proposed additional block of “Mixed Use” would be consistent with the area and corridor.
ALTERNATIVES:
1. Recommend Denial 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-2020-10700114
Current Zoning: “R-4 CD” Residential Single Family District with a Conditional Use for Multi-Family Dwellings not to exceed ten units per acre or a total of 2 units
Proposed Zoning: “C-2” Commercial District
Zoning Commission Hearing Date: July 21, 2020