DEPARTMENT: Development Service Department
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 3
SUBJECT:
Zoning Case Z2014085
SUMMARY:
Current Zoning: "MH H RIO-4 AHOD" Manufactured Housing Mission Historic River Improvement Overlay-4 Airport Hazard Overlay District
Requested Zoning: "IDZ H RIO-4 AHOD" Infill Development Zone Mission Historic River Improvement Overlay-4 Airport Hazard Overlay District with uses permitted in "C-2" Commercial District and Multi-Family residential uses not to exceed 33 units per acre on 13.1 acres and "IDZ H RIO-4 AHOD" Infill Development Zone Mission Historic River Improvement Overlay-4 Airport Hazard Overlay District with uses permitted in "C-2" Commercial District and Multi-Family residential uses not to exceed 50 units per acre on 7.67 acres
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: March 18, 2014
Case Manager: Ernest Brown, Planner
Property Owner: Mission Trails SA MHC, LLC (by Christopher Scott Van Ranshorst, Manager, American Family Communities, LLC, Manager)
Applicant: White-Conlee Builders, Ltd. (by John C. White, Director, White-Conlee Development Corp., General Partner)
Representative: Kaufman & Killen, Inc.
Location: 1515 Mission Road
Legal Description: 20.763 acres out of NCB 20 (also known as NCB A-20) and NCB 24
Total Acreage: 20.763
Notices Mailed
Owners of Property within 200 feet: 8
Registered Neighborhood Associations within 200 feet: None
Planning Team: South Central San Antonio Community Plan - 16
Applicable Agencies: San Antonio Parks and Recreation Department and City of San Antonio Office of Historic Preservation
Property Details
Property History: The subject property is located within the city limits as recognized in 1938 and was originally zoned "F" Local Retail District. In a 1985 case, the subject property was rezoned to "R-4" Mobile Home Residence District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current "MH" Manufacturing Housing District. The 20.763-acre tract was developed in 1970 with a Manufactured Home Park. The subject property includes a mix of platted and unplatted areas.
Topography: The subject property does not include any abnormal physical features such as significant slope or inclusion in a flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: "MF-33"
Current Land Uses: School
Direction: East
Current Base Zoning: "R-6"
Current Land Uses: Golf Course
Direction: West
Current Base Zoning: "C-3NA"
Current Land Uses: Public Park
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.
The surrounding properties are located in the Mission Historic District. Historic districts do not regulate use of the property, but do enforce building exterior design standards meant to maintain the architectural character or cultural significance of the designated area. Building plans and permit applications will be subject to review by the Office of Historic Preservation and the Historic and Design Review Commission (HDRC) prior to any permits being issued.
All surrounding properties carry the "RIO" River Overlay District, due to their proximity to the San Antonio River. The purpose of these districts is to establish regulations to protect preserve and enhance the San Antonio River and its improvements by establishing design standards and guidelines.
Transportation
Thoroughfare: Mission Road
Existing Character: Collector; one lane each direction with sidewalks on both sides
Proposed Changes: None known
Public Transit: The nearest VIA bus lines are the 42 and 242, which operate along Mission Road north of the subject property. The nearest stop is located at the intersection of Hansford Street and Mission Road.
Traffic Impact: The Infill Development Zoning District (IDZ) is exempt from the Traffic Impact Analysis (TIA) requirements per the Unified Development Code (UDC) Section 35-502 (b) (1).
Parking Information: Off-street vehicle parking requirements are typically determined by type and size of the use. The zoning application refers to multi-family and commercial uses.
Multi-family residential uses require a minimum of 1.5 and a maximum of 2 parking spaces per dwelling unit. Commercial uses typically require 1 parking space per 200 or 300 square feet of Gross Floor Area.
UDC Section 35-343 (k) waives the parking requirement for properties with "IDZ" zoning.
ISSUE:
None
ALTERNATIVES:
A denial of the request will result in the subject property returning the current zoning district.
FISCAL IMPACT:
None. The applicant has paid all required application fees.
RECOMMENDATION:
Staff recommends approval pending the Plan Amendment. The Zoning Commission has twice held a public hearing and was unable to reach a majority vote; such action shall be deemed as a recommendation of denial.
Criteria for Review: According to Section 35-421, zoning amendments shall be based on the approval criteria below.
1. Consistency:
The property is located within the South Central San Antonio Community Plan and is currently designated as Low Density Residential in the future land use component of the plan. The requested "IDZ" base zoning district is not consistent with the adopted future land use designation. The applicant has initiated a Comprehensive Master Plan Amendment to change the future land use designation to Mixed Use, along with a text amendment to include "IDZ" as a related zoning district.
The Mixed Use designation provides for a concentrated blend of residential, retail, professional service, office, entertainment, leisure and other related uses at increased densities to create a pedestrian-oriented environment. This classification allows for a mix of uses in the same building or in the same development such as small offices and retail establishments with high-density residential uses.
2. Adverse Impacts on Neighboring Lands:
Staff has found no evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. Although the requested "IDZ" district waives many development standards in an effort to encourage the redevelopment of under-utilized properties, new development on the subject property will be reviewed for compliance with both the Mission Historic District and the River Improvement Overlay-4 District.
3. Suitability as Presently Zoned:
The existing "MH" Manufactured Home District is not consistent with the Low Density Residential land use designation which calls for single-family residences on individually platted lots. The existing manufactured home park consists of multiple units on a single parcel. The "MH" district also allows those uses permitted in the "RM-4" district, which also is not consistent with the Low Density Residential land use designation.
4. Health, Safety and Welfare:
Staff has found no evidence of negative impacts on the public health, safety or welfare of the surrounding community.
5. Public Policy:
Should the requested plan amendment be approved, the zoning request does not appear to conflict with any public policy objectives.
UDC Section 35-670 includes design objectives for each "RIO" district. "RIO-4" includes the following objectives:
i. Encourage urban quality mixed-use developments.
ii. Preserve and enhance historic character as well as emphasize street scene.
iii. Construct new development that complements nearby historic King William area but does not mimic its style.
iv. Encourage new development in clustered nodes.
v. Development nodes should overlook the river, or be located at major intersections.
The subject property and proposed development meet the objectives for Mixed Use development within the South Central San Antonio Community Plan as well as those of the "RIO" districts.
6. Size of Tract:
The subject property measures 20.763 acres in size, which can accommodate the proposed mixed-use development.
7. Other Factors:
Pursuant to UDC Section 35-514(d)(2)(D), the applicant requests authorization for an 8-foot tall fence along the northern-most property line, where the subject property abuts Blessed Sacrament Church and Academy.