DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 7
SUBJECT:
Zoning Case Z2016235
SUMMARY:
Current Zoning: "R-6 AHOD" Residential Single-Family Airport Hazard Overlay District
Requested Zoning: "MF-33 AHOD" Multi-Family Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: September 20, 2016
Case Manager: Oscar Aguilera, Planner
Property Owner: Paul Covey
Applicant: Paul Covey
Representative: Brown and Ortiz P.C.
Location: Intersection of Crystal Run and Wurzbach Road
Legal Description: Lot 5, Block 12, NCB 18102 and Lot 1, Block 13, NCB 18103
Total Acreage: 1.38
Notices Mailed
Owners of Property within 200 feet: 30
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: None
Property Details
Property History: The subject property was annexed into the City Limits on December 30, 1985 and was originally zoned “Temporary R-1” Family Residence District. Upon the adoption of the 2001 Unified Development Code, the previous “Temporary R-1” Family Residence District converted to “R-6” Residential Single-Family District.
Topography: The subject property does not include any inclusion in a flood plain. However, the subject property does include a significant slope.
Adjacent Base Zoning and Land Uses
Direction: West, North
Current Base Zoning: R-4, BP
Current Land Uses: Vacant land, townhomes
Direction: East, South
Current Base Zoning: BP
Current Land Uses: Vacant land
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.
Thoroughfare: Crystal Run
Existing Character: Local Street
Proposed Changes: None known
Public Transit: VIA bus routes 534 at the intersection of Crystal Run and Wurzbach Road.
Traffic Impact: A Traffic Impact Analysis (TIA) is required. A traffic engineer familiar with the project must be present at the Zoning Commission meeting.
Parking Information: Dwelling - attached apartments/condominiums with maximum density of 6 dwellings per gross acres; minimum vehicle parking spaces 1 per unit. maximum 1.9 per unit.
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject property retaining the present zoning district designation.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (10-0) recommend 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 West\Southwest Sector Plan and is currently designated as a General Urban Tier in the future land use component of the plan. The requested "MF-33" zoning district is consistent with the adopted land use designation.
2. Adverse Impacts on Neighboring Lands:
Staff has found no evidence of likely adverse impacts on surrounding properties.
3. Suitability as Presently Zoned:
The requested “MF-33” district is appropriate for the subject property. The property is located adjacent to a property that was recently converted to “MF-33” as part of Zoning Case # Z2016156. The request for “MF-33” will not have any negative effects on future development, but rather provide additional housing for any existing and potential 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 request does not appear to conflict with any public policy objective.
6. Size of Tract:
The subject property is will be over 27 acres in size in addition to the 1.38 acres provided by this property, which should accommodate the proposed development with adequate space for parking.
7. Other Factors:
None.