DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Plan Amendment PA-2021-11600030
(Associated Zoning Case Z-2021-10700085)
SUMMARY:
Comprehensive Plan Component: Arena District / Eastside Community Plan
Plan Adoption Date: December 2003
Current Land Use Category: “Parks Open Space"
Proposed Land Use Category: "Medium Density Residential"
BACKGROUND INFORMATION:
Planning Commission Hearing Date: May 12, 2021
Case Manager: Juanita Romero, Senior Planner
Property Owner: Raul Velasco
Applicant: Ken Carter
Representative: Ken Carter
Location: 1444 Sherman Street
Legal Description: Lot 1 and Lot 2, Block 37, NCB 2862
Total Acreage: 0.1761
Notices Mailed
Owners of Property within 200 feet: 22
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: Martindale Army Airfield
Property Details
Transportation
Thoroughfare: Sherman Street
Existing Character: Collector
Proposed Changes: None known
Thoroughfare: North Gevers Road
Existing Character: Collector
Proposed Changes: None known
Public Transit: VIA bus routes are within walking distance of the subject property.
Routes: 24, 9, 14
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Arena District / Eastside Community Plan
Plan Adoption Date: December 2003
Goals:
The Arena District/Eastside Community Plan relevant land use goals are as follows:
4. Land Use Plan Goals
4.1 Conserve existing neighborhoods
4.2 Recommend new medium density single family and high density multifamily
residential neighborhoods near Salado Creek to supplement existing ones
4.3 Reinforce Neighborhood Commercial nodes at cross streets
4.4 Develop mixed uses along New Braunfels to supplement existing commercial
core at Commerce and New Braunfels
Comprehensive Land Use Categories
Land Use Category: “Parks Open Space”
Description of Land Use Category:
Parks/Open Space, which includes both public and private lands, should preserve neighborhoods
and promote economic vitality by providing high quality opportunities to enhance overall
attractiveness and livability, maintain property values, improve the health and wellness of the
city’s residents, encourage natural resource protection, and promote tourism opportunities.
Recreational lands and open spaces should maximize use by surrounding residents and, where
possible be located adjacent to proposed school sites, ensure optimum management and
conservation of natural waterways, flood plains, and open space areas of unique environmental or
historical value, and provide for noise control or visual buffer zones along road and highway
rights-of-way using urban forest areas. Examples of this classification are lands that are available
for active use (golf courses, playgrounds, and athletic fields), passive enjoyment (trails, plazas,
and courtyards), natural areas and reserves, greenway linkages or parkways, greenbelts, urban
forests, wetlands, drainages, and utility easements.
Land Use Category: “Medium Density Residential”
Description of Land Use Category:
Single family homes, accessory dwellings, duplexes, three and four family dwellings, cottage homes and townhomes
Permitted Zoning Districts:
R-3, R-4, R-5, R-6, Residential Single Family, RM-4, RM-5, and RM-6 Mixed Residential
Land Use Overview
Subject Property
Future Land Use Classification:
“Medium Density Residential”
Current Land Use Classification:
“Parks Open Space”
Direction: North
Future Land Use Classification:
Industrial Tier
Current Land Use Classification:
Industrial
Direction: East
Future Land Use Classification:
“Parks Open Space”
Current Land Use Classification:
Commercial Business
Direction: South
Future Land Use Classification:
Medium Density Residential
Current Land Use Classification:
Single Family Housing
Direction: West
Future Land Use Classification:
“Parks Open Space”
Current Land Use Classification:
Single Family Housing
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.
STAFF ANALYSIS AND RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Planning Commission (11-0) recommend Approval.
The applicant seeks a Plan Amendment to “Medium Density Residential” to rezone to “MF-18” Limited Density Multi-Family to allow for three (3) units. The subject property is located on a corner lot, where more density is generally located. The proposed “Medium Density Residential” is consistent with the “Medium Density Residential” within multiple blocks to the south of the subject property. Additionally, this block is primarily developed as single-family homes, thus the “Parks Open Space” land use is no longer consistent with the area.
ALTERNATIVES:
1. Recommend Denial of the proposed amendment to the Arena District / Eastside Community Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2021-10700085
Current Zoning: "I-2 MLOD-3 MLR-2 AHOD" Heavy Industrial Martindale Military Lighting Overlay Military Lighting Region 2 Airport Hazard Overlay District
Requested Zoning: "MF-18 MLOD-3 MLR-2 AHOD" Limited Density Multi-Family Martindale Military Lighting Overlay Military Lighting Region 2 Airport Hazard Overlay District
Zoning Commission Hearing Date: May 18, 2021