DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 8
SUBJECT:
Zoning Case Z2017036
SUMMARY:
Current Zoning: "R-5 AHOD" Residential Single-Family Airport Hazard Overlay District, "C-2 AHOD" Commercial Airport Hazard Overlay District, "R-5" Residential Single-Family District, and "C-2" Commercial District
Requested Zoning: "C-3 AHOD" General Commercial Airport Hazard Overlay District and "C-3" General Commercial District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: January 17, 2017
Case Manager: Nyliah Acosta, Planner
Property Owner: San Antonio Medical Foundation
Applicant: Land Use Solutions
Representative: Land Use Solutions
Location: 8500 Block of Fredericksburg Road at Hamilton Wolfe
Legal Description: 6.86 acres out of NCB 13663
Total Acreage: 6.86
Notices Mailed
Owners of Property within 200 feet: 12
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 and zoned “Temp A” Temporary Single-Family District. Later, a 1973 case (Ordinance 46768) rezoned a portion of the property “B-2” Business District. Upon adoption of the 2001 Unified Development Code, the previous base zoning districts converted to the current “R-5” Residential Single-Family District and “C-2” 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-2 and C-3
Current Land Uses: Medical Office Building and Retail Center
Direction: West
Current Base Zoning: R-5 and C-2NA S
Current Land Uses: CPS Power Station and Medical Office
Direction: South
Current Base Zoning: O-2
Current Land Uses: Parking Lot and Professional Office
Direction: East
Current Base Zoning: C-3
Current Land Uses: Office Building, Restaurant and Paring Lot
Overlay and Special District Information:
Some of the 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.
Thoroughfare: Wurzbach Road
Existing Character: Secondary Arterial
Proposed Changes: None Known.
Thoroughfare: Hamilton Wolfe Road
Existing Character: Local Road
Proposed Changes: None Known.
Thoroughfare: Tom Slick
Existing Character: Local Road
Proposed Changes: None Known.
Public Transit: VIA bus routes 100 and 534 are within walking distance of the subject property.
Traffic Impact: A Traffic Impact Analysis (TIA) is required. The traffic generated by the proposed development exceeds the threshold requirements.
Parking Information: Retail- Maximum vehicle spaces: 1 per 300 sf GFA. Maximum vehicle spaces: 1 per 200 sf GFA. Food Service Establishment- Minimum vehicle spaces: 1 per 100 sf GFA. Maximum vehicle spaces: 1 per 40 sf GFA. Office- Minimum vehicle spaces: 1 per 300 sf GFA. Maximum Vehicle Spaces: 1 per 140 sf GFA.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current base zoning district.
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 North Sector Plan, and is currently designated as Regional Center in the future land use component of the plan. The requested “C-3” General Commercial 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. The applicant is proposing to use the property for additional office space, retail, and restaurants that will serve medical professionals in the area.
3. Suitability as Presently Zoned:
The current “R-5” base zoning district is not appropriate for the subject property’s location. The subject property is located at a regional center, which is intended for a large consumer base population. The proposed development serves as a good mixed use commercial project supported by the San Antonio Medical Foundation.
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.
GCF P7: Ensure employment centers provide a variety of land uses and infrastructure that will allow the city to remain economically competitive.
The request is generally consistent with guiding principles of the Comprehensive Plan. While the proposed development does not include a housing element, generally lacking in this regional center, its commercial and office uses are appropriate in this location. Given the subject property’s location in an area of employment concentration and along a high-capacity transit route (VIA Primo/Route 100), the applicant should be encouraged to consider the inclusion of a housing element in this development.
6. Size of Tract:
The subject property totals 6.86 acres in size, which accommodates the uses permitted in “C-3” General Commercial District.
7. Other Factors:
None.