DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Plan Amendment 2020-11600038
(Associated Zoning Case 2020-10700150)
SUMMARY:
Comprehensive Plan Component: Government Hill Neighborhood Plan
Plan Adoption Date: September 20, 2001
Current Land Use Category: “High Density Residential"
Proposed Land Use Category: "Community Commercial"
BACKGROUND INFORMATION:
Planning Commission Hearing Date: July 22, 2020
Case Manager: Justin Malone, Planner
Property Owner: San Antonio Housing Authority
Applicant: NorthPoint Development
Representative: Killen, Griffin & Farrimond PLLC
Location: 909 Runnels Avenue
Legal Description: Lot 3, Block 1, NCB 12839
Total Acreage: 1.945
Notices Mailed
Owners of Property within 200 feet: 6
Registered Neighborhood Associations within 200 feet: Government Hill Alliance
Applicable Agencies: Martindale Army Airfield Base
Transportation
Thoroughfare: Hines Street
Existing Character: Local
Proposed Changes: None
Thoroughfare: IH-35 Frontage Road
Existing Character: Highway
Proposed Changes: None
Public Transit: 21, 22, 222
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Government Hill Neighborhood Plan
Plan Adoption Date: September 20, 2001
Plan Goals:
Goal: Redevelop and revitalize the neighborhood
Strategies:
• Market the vacant parcels of land to prospective homeowners and businesses
• Recruit desired businesses and the expansion of existing businesses in the neighborhood
• Encourage the involvement of all organizations in the area to work together to improve the neighborhood
Comprehensive Land Use Categories
Land Use Category: “High Density Residential"
Description of Land Use Category: High Density Residential development includes multi-family developments with more than four units on a single lot, such as apartment complexes, but can also include Low Density and Medium Density residential uses. High Density residential uses generally exceed 18 dwelling units per acre.
This form of development should be located along collectors, arterials, or highways. It can function as a compatible transition between Medium and Low Density residential and higher intensity commercial uses.
Permitted Zoning Districts: R-3, R-4, R-5, R-6, RM-4, RM-5, RM-6, MF-25, MF-33, MF-40, MF-50
Land Use Category: "Community Commercial"
Description of Land Use Category: Community Commercial provides for medium intensity land use that draws its customer base from two or more neighborhoods. Examples of uses include a grocery store, a medical office, music store, shoe store, nursery, or mailing services store.
Community Commercial uses should be located along arterials or higher order roadways near intersections, or in established commercial areas.
Community Commercial is an appropriate buffer between low, medium, and high-density residential uses, or between an arterial and low density residential.
Permitted Zoning Districts: NC, C-1, C-2, C-2P, O-1, O-1.5, MXD, TOD, Commercial Retrofit Use Pattern
Land Use Overview
Subject Property
Future Land Use Classification: “High Density Residential”
Current Land Use Classification: "Community Commercial"
Direction: North
Future Land Use Classification: None
Current Land Use Classification: UZROW
Direction: East
Future Land Use Classification: “High Density Residential”
Current Land Use Classification: Multifamily Residential
Direction: South
Future Land Use Classification: “High Density Residential”
Current Land Use Classification: Multifamily Residential
Direction: West
Future Land Use Classification: “Neighborhood Commercial”, “High Density Residential”, “Public Institutional”
Current Land Use: Church, Vacant Land, Single-Family Residences
FISCAL IMPACT:
None
Proximity to Regional Center/Premium Transit Corridor
The property is not within a regional center but is near a premium transit corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff and Planning Commission (6-0) recommend Approval.
The proposed “Community Commercial” would allow “C-1”, “C-2”, “O-1”, “MXD” and “TOD” zoning Districts, which would provide commercial land use for the neighborhood. The applicant’s proposed “C-2 CD” zoning would be consistent with the medium intensity zoning along the corridor, act as a buffer between the existing high density residential uses and would be permitted by the “Community Commercial” designation.
ALTERNATIVES:
1. Recommend Denial of the proposed amendment to the Government Hill Neighborhood Land Use Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z-2020-10700150
Current Zoning: "MF-33 EP-1 MLOD-3 MLR-2" Multi-Family Martindale Military Lighting Overlay Military Lighting Region 2 District
Proposed Zoning: "C-2 CD EP-1 MLOD-3 MLR-2" Commercial Martindale Military Lighting Overlay Military Lighting Region 2 District with a Conditional Use for Outdoor Storage of Autos, Boats and Recreational Vehicles
Zoning Commission Hearing Date: August 4, 2020