The Planning Commission on Oct. 22 approved a plan amendment and zoning change request for properties at 526 and 530 West Woodlawn Avenue, amending the Midtown neighborhoods plan from medium-density residential to mixed use and approving neighborhood-commercial zoning (C1) to enable a small commercial redevelopment.

Bronte Freer, planner with Development Services, told commissioners staff mailed 29 notices and that there were no written responses in favor or opposition. Freer reported that the Alta Vista Neighborhood Association and the San Antonio District 1 resident association did not respond to mailed notices but that Alta Vista later indicated support for the associated request to rezone the property to C1. Staff nevertheless recommended denial, stating the requested land-use classification could contribute to commercial encroachment into an established residential block because the subject parcels abut residential designations on three sides.

Applicant Patrick Christiansen said the parcels have been vacant for nearly 20 years after a fire and structural collapse and that the property across the street has been redeveloped into a wine bar and event space. He said the prospective owner of the adjacent lot is converting an old commercial building and plans to use the target parcels for a coffee shop and a small restaurant with outdoor seating and alley parking. Christiansen said the owner already operates a small coffee shop and would move it to the new site as part of the redevelopment.

Christiansen said he worked with Alta Vista during the zoning discussions and reduced the zoning request from C2 to C1 to address neighborhood concerns. He also said the project will provide landscaping buffers where it adjoins single-family residences; commissioners were told the proposal must comply with a Type B buffer requirement. "The nice thing about the C1, it doesn't allow any amplified music, any outside speakers," Christiansen said, noting a mitigation benefit from the lower-intensity commercial zone.

Commissioner Milam moved to approve the request as amended to neighborhood commercial; Commissioner Siegel seconded. The clerk took a roll call vote and the motion carried with commissioners present voting in favor.

The commission's action allows neighborhood-commercial redevelopment of two long-vacant parcels in the Alta Vista area; staff's recommendation for denial and concerns about commercial encroachment and buffers were recorded on the record.