DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 8
SUBJECT:
Zoning Case Z2018138
SUMMARY:
Current Zoning: “R-5 AHOD” Residential Single-Family Airport Hazard Overlay District
Requested Zoning: “MF-40 AHOD” Multi-Family Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: April 3, 2018
Case Manager: Daniel Hazlett, Planner
Property Owner: Dr. Thomas Omar Oei Trust
Applicant: Samir Shaikh
Representative: Samir Shaikh
Location: 7827 and 7831 Chambers Road
Legal Description: 2.25 acres out of NCB 11623
Total Acreage: 2.25
Notices Mailed
Owners of Property within 200 feet: 111
Registered Neighborhood Associations within 200 feet: Mockingbird Hill Neighborhood Association
Applicable Agencies: Parks Department, Planning Department
Property Details
Property History: The properties were annexed into the City of San Antonio by Ordinance 18115, dated September 25, 1952. The properties were rezoned “A” Residence District by Ordinance 25046, dated May 23, 1957. The properties converted from “A” to the current “R-5” Residential Single-Family District.
Topography: The property does not include any abnormal physical features such as slope or incursion in a flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: “O-2”, “R-5”, “RM-4 PUD”
Current Land Uses: Vacant Land, Condominiums
Direction: East
Current Base Zoning: “RM-4 PUD”, “R-5 CD”, “MF-33”
Current Land Uses: Gated Community, Denman Estate Park, Single-Family Residences
Direction: South
Current Base Zoning: “R-5 CD”, “MF-33”, “MH”
Current Land Uses: Apartments, Single-Family Residences, Condominiums
Direction: West
Current Base Zoning: “MH”, “O-2”, “R-5”
Current Land Uses: Apartments, Vacant Land
Overlay and Special District Information:
"AHOD"
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: Chambers Road
Existing Character: Local Street
Proposed Changes: None Known
Thoroughfare: Pleasure Hill Drive
Existing Character: Local Street
Proposed Changes: None Known
Thoroughfare: Fredericksburg Road
Existing Character: Secondary Arterial
Proposed Changes: None Known
Public Transit: VIA bus route 520 is within walking distance of the subject properties.
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:
The minimum parking required is 1.5 parking spaces per unit.
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject property retaining the present zoning district designation of “R-5”, which accommodates single-family dwellings (detached) with a minimum lot size of 5,000 square feet and a minimum lot width of 45 feet, foster family home, public and private schools.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The properties are located within the Medical Center Regional Center. The properties are also within a ½ of a mile of the Fredericksburg Premium Transit Corridor.
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 subject property is located within the North Sector Plan and is currently designated as “Mixed Use Center” in the future land use component of the plan. The requested “MF-40” base zoning district is consistent with the future land use designation.
2. Adverse Impacts on Neighboring Lands:
Staff finds evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. The requested rezoning is consistent to the current base zoning and development of the area.
3. Suitability as Presently Zoned:
The current “R-5” zoning is an appropriate base zoning for the property and the surrounding area, however the future land use of “Mixed Use Center” emphasizes higher intensity residential and commercial 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 location of the property within the Medical Center Regional Center and within a ½ of a mile of the Fredericksburg Premium Transit Corridor makes the requested “MF-40” Multi-Family District consistent with the goals, principles, and objectives of the North Sector Plan and the SA Tomorrow Comprehensive Plan. In addition, the requested rezoning is generally consistent with the surrounding property uses.
Relevant Goals and Policies of the SA Tomorrow Comprehensive Plan may include:
GCF Goal 1: Higher-density uses are focused within the city’s 13 regional centers an along its arterial and transit corridors.
GCF Goal 2: Priority growth areas attract jobs and residents.
GCF P9: Allow higher-density and mixed uses in portions of, or adjacent to, single-family residential areas to encourage shopping, services and entertainment amenities in closer proximity to housing and where appropriate.
H Goal 2: A variety of housing types (single-family, detached, single family attached, multifamily, as well as ownership and rental opportunities) is available at a variety of price and rent levels.
H Goal 5: High-density housing choices are available within the city’s 13 regional centers and along its arterial and transit corridors.
The proposed zoning change is consistent with several goals and policies of the SA Tomorrow Comprehensive Plan and the North Sector Plan. Staff recommends Approval.
6. Size of Tract:
The subject property is 2.25 acres, which could reasonably accommodate a multi-family development.
7. Other Factors:
None.