DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 10
SUBJECT:
Zoning Case Z2017022
SUMMARY:
Current Zoning: "C-2 NA CD AHOD" Commercial Nonalcoholic Sales Airport Hazard Overlay District with Conditional Use for Office Warehouse Flex Space, No Outside Storage
Requested Zoning: "MF-18 AHOD" Limited Density Multi-Family Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: January 17, 2017. This case is continued from the December 20, 2016 Zoning Commission hearing.
Case Manager: Erica Greene, Planner
Property Owner: Musselman Ranches, INC
Applicant: Veterans Housing Development Joint Venture
Representative: Will Henderson
Location: 15621 O'Connor Road
Legal Description: Lot P-8D, NCB 17757
Total Acreage: 7.115
Notices Mailed
Owners of Property within 200 feet: 27
Registered Neighborhood Associations within 200 feet: Pepperidge Neighborhood Association
Applicable Agencies: None
Property Details
Property History: The subject property was annexed into the City of San Antonio in 1973, Ordinance #42200 and was previously zoned “Temporary R-1” Temporary Single-Family Residence District. Following the adoption of the 2001 Unified Development Code the property converted to the current “R-6” Residential Single-Family District. A 2008 case, Ordinance #2008-01-17-0051 zoned the subject property "C-2 NA CD" Commercial Nonalcoholic Sales District with Conditional Use for Office Warehouse Flex Space, No Outside Storage.
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-3R
Current Land Uses: Office, Office Warehouse, Vacant Land
Direction: West
Current Base Zoning: R-6
Current Land Uses: Residential Single-Family
Direction: South
Current Base Zoning: R-6
Current Land Uses: Baptist Church
Direction: East
Current Base Zoning: R-6
Current Land Uses: High School
Overlay and Special District Information: None
Transportation
Thoroughfare: O’Connor Road
Existing Character: Local Road
Proposed Changes: None
Thoroughfare: North Stahl Park
Existing Character: Local Road
Proposed Changes: None
Public Transit: The nearest VIA bus routes are #641 within walking distance of the subject property.
Traffic Impact: A Traffic Impact Analysis (TIA) is required. The traffic generated by the proposed development does exceed the threshold requirements.
Parking Information: Dwelling: Multi-Family (18 Units) requires a minimum of 1.5 per unit and a maximum of 2 per unit.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current "C-2 NA CD AHOD" Commercial Nonalcoholic Sales Airport Hazard Overlay District with Conditional Use for Office Warehouse Flex Space, No Outside Storage.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends Approval.
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 San Antonio International Airport Vicinity Land Use Plan, and is currently designated as Medium Density Residential in the future land use component of the plan. The requested “MF -18” Limited Density Multi-Family base zoning district is consistent with the future 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.
3. Suitability as Presently Zoned:
The current “C-2NA” base zoning district is appropriate for the subject property’s location. The “MF-18” base zoning is also appropriate because it will acts as a buffer for residential neighborhood located near the commercial uses and will have less of a traffic impact than “C-2” development.
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 rezoning request does not appear to conflict with land use goals and strategies of the San Antonio International Airport Vicinity Land Use Plan that protects integrity of existing residential neighborhoods and prevent excessive noise pollution and other airport hazards.
6. Size of Tract:
The subject property totals 7.115 acres in size, which should reasonably accommodate the uses permitted in “MF-18” Limited Density Multi-Family District.
7. Other Factors:
The applicant proposes multi-family housing on the subject property. The surrounding properties include residential single family and commercial businesses. The request to rezone the subject property will make the land uses more compatible with one another by acting as a buffer to the commercial uses.