DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 10
SUBJECT:
Zoning Case Z2018120
SUMMARY:
Current Zoning: "MF-33 AHOD" Multi-Family Airport Hazard Overlay District
Requested Zoning: "IDZ AHOD" Infill Development Zone Airport Hazard Overlay District with uses permitted for twenty-one (21) Single-Family Dwelling Units
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: March 20, 2018
Case Manager: Kayla Leal, Planner
Property Owner: TEARMA LLC
Applicant: Lyndsay Thorn
Representative: Lyndsay Thorn
Location: 3146 Eisenhauer Road
Legal Description: Lot 39, Block C, NCB 8711
Total Acreage: 0.999
Notices Mailed
Owners of Property within 200 feet: 14; along with 62 condominium owners
Registered Neighborhood Associations within 200 feet: Oak Park - Northwood Neighborhood Association
Applicable Agencies: None
Property Details
Property History: The subject property was annexed into the City of San Antonio on September 25, 1952, established by Ordinance 18115, and was zoned “A” Single-Family Residence District. The zoning changed to “R-3” Multiple-Family Residence District, established by Ordinance 58559, dated April 5, 1984. The current “MF-33” Multi-Family District converted from the previous “R-3” base zoning district upon adoption of the 2001 Unified Development Code (Ordinance 93881, dated May 3, 2001).
Topography: The subject property is located within the Salado Creek Watershed.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: R-5
Current Land Uses: Vacant Lot, Single-Family Residential, Work Force Camp
Direction: East
Current Base Zoning: MF-33
Current Land Uses: Condominiums
Direction: South
Current Base Zoning: MF-33, R-4
Current Land Uses: Apartments, Single-Family Residential, Duplex
Direction: West
Current Base Zoning: MF-33
Current Land Uses: Condominiums
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: Eisenhauer Road
Existing Character: Secondary Arterial Type B
Proposed Changes: None known
Public Transit: There are multiple bus stops within walking distance, although there are not sidewalks for pedestrians to walk on. There are a few bus routes on Eisenhauer Road, including 505, 509, and 647. Bus Route 14 is also nearby on Austin Highway.
Traffic Impact: A Traffic Impact Analysis (TIA) Report is not required. IDZ is exempt.
Parking Information: IDZ waives parking requirements.
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject property retaining the present zoning district designation. Multi-family zoning district permits dwellings, single-family dwellings (detached, attached or townhouse), two-family dwellings, three-family dwellings, four-family dwellings, row-house or zero-lot line dwellings, with a maximum density of 33 units per acre, assisted living home, skilled nursing facility, foster family home, public and private schools.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The subject property is not located within a Regional Center. The subject property is located within the Austin Highway 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 subject property is located within the Northeast Inner Loop Community Plan and is currently designated as “High Density Residential” in the land use component of the plan. The requested “IDZ” base zoning district is consistent with the adopted land use designation.
2. Adverse Impacts on Neighboring Lands:
Staff has not found evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. The proposed use is consistent with the established development pattern of the surrounding area. Eisenhauer Road is currently lined with multi-family developments.
3. Suitability as Presently Zoned:
The existing “MF-33” base zoning district is appropriate for the surrounding area. There are multi-family developments and zoning along that Eisenhauer Road corridor.
4. Health, Safety and Welfare:
Staff has not found any indication of likely adverse effects on the public health, safety, or welfare. The proposed townhomes will be developing a vacant lot in between two multi-family developments. The request would actually provide a lower density than the current “MF-33” zoning district.
5. Public Policy:
The request does not appear to conflict with any public policy objective. The future land use is “High Density Residential” and the request is consistent and will not be amending the plan.
6. Size of Tract:
The 0.999 acre site is of sufficient size to accommodate the proposed development.
7. Other Factors:
Infill Development Zone (IDZ) provides flexible standards for developments. IDZ is to encourage and facilitate development on vacant, bypassed lands, or the redevelopment of underutilized buildings of structures, within existing built-up areas. IDZ may be approved as either a base zoning district or an overlay zoning district. Standards required in an IDZ district shall apply to either IDZ base zoning or the IDZ overlay district except where otherwise specifically stated. Typically IDZ gives flexibility to parking requirements, lots sizes, and setbacks.
Additonally, the applicant’s request for IDZ is consistent with the following criteria:
• The applicant’s request meets the Master Plan’s Policy for Growth Management - Policy 1g, because it makes physical improvements on an inner city property encouraging redevelopment and infill development.
• The applicant’s request meets the Master Plan’s Policy for Economic Development - Goal 4, because it targets an area within Loop 410 and the southern sector.