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Case Number: |
A-18-155 |
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Applicant: |
Bosque de Los Lomas, LLC |
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Owner: |
Bosque de Los Lomas, LLC |
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Council District: |
2 |
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Location: |
1502 Holbrook Road |
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Legal Description: |
Lot 12 and the North Irregular 399.53 feet of Lot 3, Block 1, NCB 12523 |
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Zoning: |
“MH MC-3 AHOD” Mobile Home Austin Highway/Harry Wurzbach Metropolitan Corridor Airport Hazard Overlay District |
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Case Manager: |
Dominic Silva, Planner |
Request
A request for a special exception, as described in Section 35-514, to allow a 6’ open screen fence along the front yard.
Executive Summary
The subject property is located at 1502 Holbrook Road, approximately 390’ south of Austin Highway. The property is situated between Holbrook Road and Harlow Drive with an alley way to the south and a large commercial lot to the north. The applicant states the pattern of crime has increased within the area and wishes to install a 6’ tall wrought iron fence along the front property line on Holbrook Road. The Austin Highway/Harry Wurzbach Metropolitan Corridor District does not regulate fence above what the Unified Development Code requires.
During field visits, staff noted that the subject property abuts an area of apartment communities and commercial lots along Harlow Drive. To the west along Holbrook Road, there is the Salado Creek and Greenway that prohibits development.
Subject Property Zoning/Land Use
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Existing Zoning |
Existing Use |
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“MH MC-3 AHOD” Mobile Home Austin Highway/Harry Wurzbach Metropolitan Corridor Airport Hazard Overlay District |
Mobile Home Park |
Surrounding Zoning/Land Use
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Orientation |
Existing Zoning District(s) |
Existing Use |
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North |
“C-2 CD MC-3 AHOD” Commercial Austin Highway/Harry Wurzbach Metropolitan Corridor Airport Hazard Overlay District with Conditional Use for Oversized Vehicle and Marine Storage |
Vacant |
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South |
“I-1 MC-3 AHOD” General Industrial Austin Highway/Harry Wurzbach Metropolitan Corridor Airport Hazard Overlay District |
Vacant |
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East |
“O-2 AHOD” High-Rise Office Airport Hazard Overlay District |
Apartment Community |
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West |
“C-3 MC-3 AHOD” General Commercial Austin Highway/Harry Wurzbach Metropolitan Corridor Airport Hazard Overlay District |
Vacant |
Comprehensive Plan Consistency/Neighborhood Association
The subject property is within the boundaries of the San Antonio International Airport Vicinity Land Use Plan and currently designated as Medium Density Residential in the future land use component of the plan. The subject property is not located within the boundaries of any registered neighborhood association.
Street Classification
Holbrook Road is classified as a Collector Road.
Criteria for Review
According to Section 35-482(h) of the UDC, in order for a special exception to be granted, the Board of Adjustment must find that the request meets each of the five following conditions:
A. The special exception will be in harmony with the spirit and purpose of the chapter.
The UDC states the Board of Adjustment can grant a special exception for a fence height modification up to eight feet. The additional fence height is intended to provide safety and security of the applicant’s property. If granted, this request would be in harmony with the spirit and purpose of the ordinance.
B. The public welfare and convenience will be substantially served.
In this case, these criteria are represented by maximum fence heights to protect multi-family property owners while still promoting a sense of community. A 6’ tall open screen fence is proposed along the front property line to provide additional security for the applicant’s property. This is not contrary to the public interest.
C. The neighboring property will not be substantially injured by such proposed use.
The fence will create enhanced security for the subject property and is highly unlikely to injure adjacent properties due to the placement of the fence adjacent to a creek and greenway. Further, the fencing does not violate Clear Vision standards.
D. The special exception will not alter the essential character of the district and location in which the property for which the special exception is sought.
The fencing does not detract from the character of the neighborhood. The fencing is in line with other preexisting fencing material and height within the immediate vicinity.
E. The special exception will not weaken the general purpose of the district or the regulations herein established for the specific district.
The property is located within the “MH MC-3 AHOD” Mobile Home Austin Highway/Harry Wurzbach Metropolitan Corridor Airport Hazard Overlay District and permits the current use. The requested special exception will not weaken the general purpose of the district.
Alternative to Applicant’s Request
Denial of the variance request and special exception would result in the owner having to meet the required fence height regulations in Section 35-514.
Staff Recommendation
Staff recommends APPROVAL of the requested special exception in A-18-155, based on the following findings of fact:
1. The front property is adjacent to a creek and greenway, and;
2. Clear Vision standards are not in violation.