DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 8
SUBJECT:
Zoning Case Z2017030 CD
(Associated Plan Amendment 17010)
SUMMARY:
Current Zoning: "C-3 AHOD" General Commercial Airport Hazard Overlay District
Requested Zoning: "MF-65 CD AHOD" Multi-Family Airport Hazard Overlay District with Conditional Use for a Food Service Establishment
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: January 17, 2017
Case Manager: Nyliah Acosta, Planner
Property Owner: Heritage Academy Charter Schools, Inc.
Applicant: Heritage Academy Charter Schools, Inc.
Representative: P. W. Christensen, P.C.
Location: 8308 Fredericksburg Road
Legal Description: 3.693 acres out of Lot 25, NCB 13662
Total Acreage: 3.693
Notices Mailed
Owners of Property within 200 feet: 13
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: Department of Planning and Community Development
Property Details
Property History: The subject property was annexed into the City of San Antonio in 1963 as “R-5” Single-Family Residence District. Later, a 1986 case (Ordinance 62731) zoned the subject property as “B-3” Business District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current “C-3” General Commercial District.
Topography: The property does not include any abnormal physical features such as slope or inclusion in a floodplain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: C-3 PUD
Current Land Uses: Courtyard Hotel & Mortuary
Direction: West
Current Base Zoning: C-2 S
Current Land Uses: Apartments
Direction: South
Current Base Zoning: C-2 S
Current Land Uses: Restaurant, Parking Lot & Professional Office Building
Direction: East
Current Base Zoning: C-3
Current Land Uses: Parking Lot &Professional Office Building
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: Fredericksburg Road
Existing Character: Secondary Arterial.
Proposed Changes: None Known.
Public Transit: VIA route 100 is within walking distance from the subject property.
Traffic Impact: A Traffic Impact Analysis (TIA) is not required. The traffic generated by the proposed development does not exceed the threshold requirements.
Parking Information: Multi-Family Dwelling- Minimum vehicle spaces: 1.5 per unit. Maximum vehicle spaces: 2 per unit.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current "C-3" base zoning district.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (11-0) 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 property is located within the North Sector Plan, and is currently designated as Regional Center in the future land use component of the plan. The requested “MF-65” Multi-Family base zoning district is not consistent with the future land use designation. The applicant has requested a Plan Amendment to change the land use from Regional Center to Mixed Use Center. Staff and Planning Commission recommend approval.
2. Adverse Impacts on Neighboring Lands:
Staff finds no evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. The proposed development is located in a regional center and will promote a variety of housing types.
3. Suitability as Presently Zoned:
The current “C-3” base zoning district is appropriate for the subject property’s location. However, the proposed “MF-65 CD” with conditional use for a Food Service Establishment will provide the opportunity to integrate commercial and residential uses to provide convenience and pedestrian connections.
4. Health, Safety and Welfare:
Staff has found no indication of likely adverse effects on the public health, safety, or welfare.
5. Public Policy:
The subject property is located within the Medical Center Regional Center and is on the Fredericksburg Road transit corridor, as established by the SA Tomorrow Comprehensive Plan.
Relevant Goals and Policies of the Comprehensive Plan may include:
GCF Goal 1: Higher-density uses are focused within the city’s 13 regional centers and along its arterial and transit corridors.
GCF P1: Incentivize the development of housing and employment uses in the city’s priority growth areas.
H Goal 5: High-density housing choices are available within the city’s 13 regional centers and along its arterial and transit corridors.
H P20: Incentivize high-density housing in regional centers and along major public transit routes where appropriate.
H P22: Redevelop vacant and underutilized properties on transit corridors into stand alone or mixed-use higher-density housing.
The request is generally consistent with guiding principles of the Comprehensive Plan. The plan calls for higher-density housing uses to be developed within the regional centers and along transit corridors.
6. Size of Tract:
The subject property totals 3.693 acres in size, which will reasonably accommodate the uses permitted in “MF-65” Multi-Family District.
7. Other Factors:
The purpose of the Conditional Use is to provide for certain uses which, because of their unique characteristics or potential impacts on adjacent land uses, are not generally permitted in certain zoning districts as a matter of right, but which may under the right set of circumstances and conditions be acceptable in certain specific locations.