DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Plan Amendment PA-2021-11600040
(Associated Zoning Case Z-2021-10700069)
SUMMARY:
Comprehensive Plan Component: Near Northwest Community Plan
Plan Adoption Date: February 14, 2002
Current Land Use Category: “Urban Low Density Residential"
Proposed Land Use Category: "Community Commercial"
BACKGROUND INFORMATION:
Planning Commission Hearing Date: June 9, 2021
Case Manager: Mirko A. Maravi, Senior Planner
Property Owner: Melendez Conchas
Applicant: Bexar Engineers & Associates
Representative: Bexar Engineers & Associates
Location: 951 Culebra Road
Legal Description: South 91.51 feet of Lot 13, Block 2, NCB 2074
Total Acreage: 0.1065
Notices Mailed
Owners of Property within 200 feet: 20
Registered Neighborhood Associations within 200 feet: West End Hope in Action
Applicable Agencies: N/A
Property Details
Transportation
Thoroughfare: Culebra Road
Existing Character: Primary Arterial A
Proposed Changes: None known
Public Transit: VIA bus routes are within walking distance of the subject property.
Routes served: 82, 88, 282, 288
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Near Northwest Community Plan
Plan Adoption Date: February 14, 2002
Goal 2 - Economic Development Ensure the Near NW Community’s business corridors are filled with a mix of uses including professional offices, residences and busy shops, providing neighbors an attractive place to walk for shopping, playing, working and relaxing both day and night.
Objective 2.2: Business Development Create opportunities for new business development to ensure a diversity of attractive businesses in pedestrian friendly environments.
Comprehensive Land Use Categories
Land Use Category: “Medium Density Residential”
Description of Land Use Category:
Mainly includes single-family houses on individual lots. Detached and attached accessory dwelling units such as granny flats and garage apartments are allowed when located on the same lot as the principal residence. Only one accessory dwelling is permitted per lot and should reflect the appearance of the main structure
Permitted Zoning Districts:
R-3, R-4, R-5, R-6, Residential Single Family
Land Use Category: “Community Commercial”
Description of Land Use Category:
Development includes medium and high-density land uses that draws its customer base from a larger community. This classification can include a mix of uses in the same building or in the same development. Community Commercial uses are typically located on arterials at major intersections (nodes) or in established commercial areas along arterials. Examples of Community Commercial uses include all Neighborhood Commercial uses, convenience stores with gas stations, grocery stores, plant nurseries, paint/carpet stores, offices, apartments and community shopping centers. Drive through establishments are permissible. Community commercial uses should incorporate well-defined and accessible entrances, shared internal circulation, limited curb cuts to arterial streets, ample sidewalks and shade trees in parking lots, landscaping on planter strips between the parking lot and street and well-designed, monument signage. Community Commercial centers should be designed to create safe, attractive and convenient vehicular and pedestrian linkages with adjoining land uses.
Permitted Zoning Districts:
C-1, C-2
Land Use Overview
Subject Property
Future Land Use Classification:
“Community Commercial”
Current Land Use Classification:
“Urban Low Density Residential”
Direction: North
Future Land Use Classification:
“Urban Low Density Residential”
Current Land Use Classification:
Single Family Housing
Direction: East
Future Land Use Classification:
“Urban Low Density Residential”
Current Land Use Classification:
Single Family Housing
Direction: South
Future Land Use Classification:
N/A
Current Land Use Classification:
Multi-Family Use
Direction: West
Future Land Use Classification:
“Community Commercial”
Current Land Use Classification:
Restaurant
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The property is not within a Regional Center, but within the premium transit corridor.
STAFF ANALYSIS AND RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends Approval.
The applicant seeks a Plan Amendment to “Community Commercial.” The request is to rezone to "C-2 CD IDZ AHOD" Commercial Infill Development Zone Airport Hazard Overlay District with a Conditional Use for a Bar/Tavern. There are established “Community Commercial” land uses to the west of the subject site. The adjacent “Neighborhood Commercial” land use also acts as a buffer to any existing residential land uses or zoning. The goals of the Near Northwest Community Plan also indicate commercial uses along major corridors and major commercial thoroughfare, such as Culebra Road.
ALTERNATIVES:
1. Recommend Denial of the proposed amendment to the Near Northwest Community Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION:
Current Zoning: "R-4 AHOD" Residential Single-Family Airport Hazard Overlay District
Requested Zoning: "C-2 CD IDZ AHOD" Commercial Infill Development Zone Airport Hazard Overlay District with a Conditional Use for a Bar/Tavern
Zoning Commission Hearing Date: July 15, 2021