DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Zoning Case Z2018077
SUMMARY:
Current Zoning: "C-3 AHOD" General Commercial Airport Hazard Overlay District and "MHP AHOD" Manufactured Housing Park Airport Hazard Overlay District
Requested Zoning: "MHP AHOD" Manufactured Housing Park Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: February 20, 2018
Case Manager: Marco Hinojosa, Planner
Property Owner: Dial Eisenhauer LP
Applicant: Woodlake MHC, LLC
Representative: UP Engineering, LLC
Location: Generally located in the 6300 block of Walzem Road and Woodlake Parkway
Legal Description: 27.374 acres out of NCB 15894
Total Acreage: 27.374
Notices Mailed
Owners of Property within 200 feet: 18
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: Randolph Air Force Base
Property Details
Property History: A portion of the subject property was rezoned from “R-6” Residential Single Family District to “C-3” Commercial District by Ordinance 96338, dated September 12, 2002. The other portion of the subject property was rezoned from “C-3 AHOD” General Commercial Airport Hazard Overlay District to “MHP AHOD” Manufactured Housing Park Airport Hazard Overlay District by Ordinance 2014-04-17-0270, dated April 17, 2014.
Topography: A portion of the property that intersects Rosillo Creek is located within the 100-year flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: “OCL”
Current Land Uses: Commercial and Single-Family Residences
Direction: East
Current Base Zoning: “R-6”
Current Land Uses: Single-Family Residences
Direction: South
Current Base Zoning: “MHP”
Current Land Uses: Vacant
Direction: West
Current Base Zoning: “C-3” and “R-6”
Current Land Uses: Gas Station and 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: Walzem Road
Existing Character: Secondary Arterial Type A
Proposed Changes: None Known
Public Transit: VIA bus routes are within walking distance of the subject property. Routes served: 632
Thoroughfare: Woodlake Parkway
Existing Character: Secondary Arterial Type A
Proposed Changes: None Known
Public Transit: VIA bus routes are not 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:
The minimum parking requirement is 1 space per unit for manufactured homes.
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject property retaining the present zoning district designations of “C-3” and “MHP”. “C-3” allows for uses such as bar/tavern & nightclub, amusement/theme parks, dance hall, indoor movie theater, auto repair, auto sales, auto glass sales, auto muffler, hotel, bookbinder, dry cleaning or laundry plant, indoor flea market, home improvement center, body piercing/massage/tattoo parlor. “MHP” provides suitable location for HUD-code manufactured homes in manufactured home parks.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The subject property is not within a Regional Center. The subject property is not located within a half mile of a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (9-0) 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 not located within an adopted Neighborhood, Community, Perimeter, or Sector Plan. Therefore, a finding of consistency is not required.
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 proposed rezoning to “MPH” Manufactured Housing Park District will add housing options inside Loop 1604.
3. Suitability as Presently Zoned:
The current “C-3”General Commercial District is not an appropriate zoning for the property and surrounding area. The adjacent properties consist of a Manufacture Housing Park and Residential Single-Family that carry the “MPH” and “R-6” base zoning districts.
4. Health, Safety and Welfare:
Staff has found no indication of likely adverse effects on the public health, safety, or welfare. The proposed zoning change and development will offer much needed housing options on the Far East side of San Antonio.
5. Public Policy:
The proposed rezoning does not appear to conflict with any goals, principles, and objectives of the SA Tomorrow Comprehensive Plan.
SA Tomorrow Comprehensive Plan Relevant Goals and Objectives:
• H Goal 1: Housing for lower-income residents is available throughout the community with the greatest proportion in priority growth areas with high levels of connectivity and amenities.
• H Goal 2: A variety of housing types (single-family detached, single-family attached, multifamily, as well as ownership and rental opportunities) are available at a variety of price and rent levels.
• H P11: Encourage and incentivize new housing development projects to provide a mixture of housing types, sizes and prices.
6. Size of Tract:
The subject property is 27.374 acres, which would adequately support the development of a Manufactured Housing Park.
7. Other Factors:
There are 140 units being proposed for this development. If approved, the development will be required to submit a Manufactured Home Park Plan as part of the plat process.