DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 8
SUBJECT:
Zoning Case Z2015092
SUMMARY:
Current Zoning: "C-2 AHOD" Commercial Airport Hazard Overlay District and "C-2 CD AHOD" Commercial Airport Hazard Overlay District with a Conditional Use for a Nightclub with Cover Charge 3 or More Days Per Week
Requested Zoning: "MF-65 AHOD" Multi-Family Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: March 3, 2015
Case Manager: Mary Moralez-Gonzales, Planner
Property Owner: Medical Center Hotel SA, Inc.
Applicant: Medical Center Hotel SA., Inc.
Representative: P. W. Christensen, P. C. (Patrick Christensen)
Location: 7401 Wurzbach Road
Legal Description: 3.999 acres comprised of 0.989 acres out of Lot 16, Oak Hills Park, Unit 7 Subdivision and 3.010 acres out of Lot 11, Oak Hills Park, Unit 3 Subdivision, NCB 13663
Total Acreage: 3.999
Notices Mailed
Owners of Property within 200 feet: 8
Registered Neighborhood Associations within 200 feet: None
Planning Team: North Sector -39
Applicable Agencies: None
Property Details
Property History: The property is currently a vacant hotel and parking lot. The property is currently a vacant hotel and parking lot. The property was annexed by the City of San Antonio in 1963. It was first zoned "B-2" Business District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current "C-2" Commercial District. A zoning case later added the "C-2 CD AHOD" Commercial District with a Conditional Use for a Nightclub with Cover Charge 3 or More Days Per Week.
Topography: The property does not include any abnormal physical features such as inclusion in a flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: "C-2"
Current Land Uses: Business and Medical Offices
Direction: East
Current Base Zoning: "C-2" and "R-5"
Current Land Uses: Office and VA Hospital
Direction: South
Current Base Zoning: "C-3" and "MF-33"
Current Land Uses: Bank and Senior Living Center
Direction: West
Current Base Zoning: "C-2"
Current Land Uses: Retail Center
Overlay and Special District Information: All surrounding properties carry the "AHOD" Airport Hazard Overlay District, due to their proximity to an airport or approach path. The "AHOD" does not restrict permitted uses, but can require additional review of construction plans by both the Development Services Department and the Federal Aviation Administration.
Transportation
Thoroughfare: Wurzbach Road
Existing Character: Primary Arterial Type A; two lanes in each direction with partial sidewalks
Proposed Changes: None known
Thoroughfare: Babcock Road
Existing Character: Primary Arterial Type A; two lanes in each direction with partial sidewalks
Proposed Changes: None known
Thoroughfare: Melrose Holmgreen
Existing Character: Local street
Proposed Changes: None known
Public Transit: VIA bus routes 520-Zarzamora and 534-Wurzbach have stops at Wurzbach Road and Melrose Holmgreen located in front of the subject property. Bus route 522-Babcock also operates from the nearby intersection at Wurzbach Road and Babcock Road.
Traffic Impact: A Traffic Impact Analysis report is not required. The traffic generated by the proposed development does not exceed the threshold requirements.
Parking Information: Multi-Family Dwellings - Minimum Parking Requirement: 1.5 spaces per unit. Maximum Parking Allowance: 2 spaces per unit.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current commercial zoning; restricting future land uses to those permissible in the "C-2 AHOD" Commercial Airport Hazard Overlay District and "C-2 CD AHOD" Commercial Airport Hazard Overlay District with a Conditional Use for a Nightclub with Cover Charge 3 or More Days Per Week.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (9-0) recommend Approval pending Plan Amendment.
Criteria for Review: According to Section 35-421, zoning amendments shall be based on the approval criteria below.
1. Consistency:
The subject property is located within the North Sector Plan and designated as Regional Center in the future land use component of the plan. The requested "MF-65" Multi-Family District is not consistent with the Future Land Use designation. The applicant has requested a plan amendment to Mixed Use Center. Although the Regional Center encourages high-density multi-family development, the proposed residential density of 65 units per acre is too high to be considered consistent with the adopted land use designation.
2. Adverse Impacts on Neighboring Lands:
Staff finds no evidence of likely adverse impacts on neighboring lands in relation to this zoning change request to "MF-65" Multi-Family District. Multi-family zoning is most appropriate at the periphery of single-family neighborhoods, and along arterials or major thoroughfares where such uses can support existing and planned commercial development. The site is located in an area where there is appropriate traffic circulation to expressways and major thoroughfares.
3. Suitability as Presently Zoned:
The existing "C-2 AHOD" Commercial Airport Hazard Overlay District is suitable for the area however the "C-2 CD AHOD" Commercial Airport Hazard Overlay District with a Conditional Use for a Nightclub with Cover Charge 3 or More Days Per Week is not appropriate for the area. Staff believes the proposed zoning change request to "MF-65" Multi-Family District will be compatible with the surrounding land uses and overall character of the community, as well as provide much needed housing stock in the major employment area.
4. Health, Safety and Welfare:
Staff has found no indication of likely adverse effects on the public health, safety or welfare. The area is developed for a wide range of uses including hospital, medical offices, apartment complexes, restaurants and commercial uses.
5. Public Policy:
The request does not appear to conflict with any public policy objective.
6. Size of Tract:
The subject property is 3.999 acres in size and should reasonably accommodate a multi-family development and required parking.
7. Other Factors:
None.