DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Zoning Case Z2017274
(Associated Plan Amendment 17083)
SUMMARY:
Current Zoning: “O-2 AHOD” High Rise Office Airport Hazard Overlay District and “R-5 AHOD” Residential Single-Family Airport Hazard Overlay District
Requested Zoning: “MF-25 AHOD” Low Density Multiple-Family Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: October 17, 2017
Case Manager: Nyliah Acosta, Planner
Property Owner: Gallium Cross, LLC
Applicant: A-1 Egineering, LLC
Representative: Mr. Joseph Tober, P.E.
Location: 1006 Vance Jackson Road
Legal Description: 0.47 acres out of NCB 8417
Total Acreage: 0.47
Notices Mailed
Owners of Property within 200 feet: 13
Registered Neighborhood Associations within 200 feet: Los Angeles Heights Neighborhood Association
Applicable Agencies: Parks
Property Details
Property History: The subject property was annexed into the City of San Antonio in 1940 and was zoned “A” Single-Family District. A 1997 case, Ordinance 85734, rezoned a portion of the property “O-1” Office District. Upon adoption of the 2001 Unified Development Code, the previous “O-1” base zoning district converted to the current “O-2” High Rise Office District and the previous “A” converted to the current “R-5” Residential Single-Family 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: R-5, C-2, C-3NA
Current Land Uses: Residence, Self-Storage Facility, Tile Shop
Direction: East
Current Base Zoning: R-5, O-2
Current Land Uses: Single-Family Residences
Direction: South
Current Base Zoning: R-5, C-1, O-2
Current Land Uses: Single-Family Residences and Office
Direction: West
Current Base Zoning: MF-33, R-6
Current Land Uses: Apartments, Condominiums, Office, Single-Family Residences
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.
Transportation
Thoroughfare: Greenlawn Drive
Existing Character: Local Road
Proposed Changes: None Known
Thoroughfare: Vance Jackson Road
Existing Character: Secondary Arterial
Proposed Changes: None Known
Public Transit: Via route 96 is within walking distance from the subject property.
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: Multi-Family: Minimum vehicle spaces- 1.5 per unit. Maximum vehicle spaces- 2 per unit.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current base zoning district. The current “O-2” High Rise Office district provides for the establishment of low to high-rise office buildings. Examples of permitted uses include offices, parks, and schools. Other uses listed as “permitted” in the UDC Nonresidential Use Matrix are only allowed as accessory uses to a primary and principal office use. Single-family dwelling (detached, attached or townhouse), two-family dwelling, three-family dwelling, row-house or zero-lot line dwelling, accessory dwelling, with a minimum lot size of 5,000 square feet and a minimum lot width of 15 feet, public and private schools. A minimum 65 foot buffer zoned NC, C-1 or O-1 is to be provided when abutting residential uses or zoning. Outdoor display or sale of merchandise is prohibited. The current “R-5” will allow a Single-family dwelling (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 subject property is not within a Regional Center or a Premium Transit Corridor.
Staff Analysis and Recommendation: Staff recommends Approval, pending Plan Amendment.
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 Near Northwest Community Plan, and is currently designated as “Urban Low Density Residential” in the future land use component of the plan. The requested “MF-25” Low Density Multi-Family base zoning district is not consistent with the future land use designation. The applicant has requested a Plan Amendment to change the future land use from “Urban Low Density Residential” to “High Density Residential”. Staff recommends Approval, pending Plan Amendment. The Planning Commission continued consideration of the Plan Amendment to October 25, 2017.
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 proposes to construct a multi-family development with a maximum of twelve units. One of the guiding principles as part of the SA Tomorrow Comprehensive Plan is to provide affordable housing and transportation choices throughout the city. While the property is not within a Regional Center, or a Premium Transit Corridor, it is within close proximity to the Medical Center Regional Center, and the Fredericksburg Metro Premium Plus route. It is a growth and city form goal to have higher densities that are focused around Regional Centers and along arterial corridors. Allowing the change to “MF-25” encourages development sites that promote a mix of housing types, and new development that reflects the character of the surrounding areas, as well as providing housing for a mix of incomes. The existing land uses consist of a blend of multi-family, single-family, commercial use and is adjacent to “C-2” and O-2” zoning. A multi-family development would not be out of character for the area and is an appropriate fit.
3. Suitability as Presently Zoned:
The current “R-5” base zoning district is appropriate for the subject property’s location. However, “O-2” is not appropriate given as there is no height limitation. This small scale “MF-25” multi-family complex will offer diverse housing options for the neighborhood.
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 any public policy objective.
6. Size of Tract:
The subject property totals 0.470 acres in size, which reasonably accommodates the uses permitted in “MF-25” Low Density Multi-Family District.
7. Other Factors:
The applicant is proposing a 1 story, 12 unit multi-family dwelling.