DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 6
SUBJECT:
Zoning Case Z-2019-10700025
SUMMARY:
Current Zoning: “C-2NA MLOD-2 MLR-2 AHOD” Commercial Nonalcoholic Sales Lackland Military Lighting Overlay Military Lighting Region 2 Airport Hazard Overlay District
Requested Zoning: “MF-33 MLOD-2 MLR-2 AHOD” Multi-Family Lackland Military Lighting Overlay Military Lighting Region 2 Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: April 2, 2019. This case is continued from the March 19, 2019 zoning hearing.
Case Manager: Marco Hinojosa, Planner
Property Owner: ML&E Investment Company, LLC
Applicant: Leah Bojo, Drenner Group, PC
Representative: Stephen O. Drenner & Leah M. Bojo
Location: Generally located southeast of the intersection of Cinema Ridge and Southridge Drive
Legal Description: 37.713 acres out of NCB 16115
Total Acreage: 37.713
Notices Mailed
Owners of Property within 200 feet: 50
Registered Neighborhood Associations within 200 feet: Thunderbird Hills Neighborhood Association
Applicable Agencies: Lackland AFB
Property Details
Property History: The property was annexed into San Antonio Limits by Ordinance 41424, dated December 26, 1972. The property was rezoned from "R-6" Residential Single-Family District and "I- 1 " General Industrial District to "C-2NA" Commercial District, Nonalcoholic Sales by Ordinance 2008-09-18-0852, dated September 18, 2008.
Topography: The property does not include any abnormal physical features such as slope or incursion in a flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: “C-3”, “C-3NA” and “R-6”
Current Land Uses: Vacant, Movie Theater, and Residential Dwellings
Direction: East
Current Base Zoning: “R-6”
Current Land Uses: Residential Dwellings
Direction: South
Current Base Zoning: “R-6”
Current Land Uses: Vacant
Direction: West
Current Base Zoning: “I-1”
Current Land Uses: Beverage Distributor and Shredding Service,
Overlay and Special District Information:
“AHOD”
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.
"MLOD-2"
All surrounding properties carry the "MLOD-2" Military Lighting Overlay District, due to their proximity to Lackland. The "MLOD-2" does not restrict permitted uses, but does regulate outdoor lighting in an effort to minimize night-time light pollution and its effects on operations at the military installation.
Transportation
Thoroughfare: Cinema Ridge
Existing Character: Local
Proposed Changes: None Known
Public Transit: VIA bus route are within walking distance of the subject property
Routs Served: 82, 282, 550
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 for a multi-family dwelling is 1.5 spaces per unit.
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject property retaining the present zoning district designation of “C-2NA”. "C-2" districts accommodate commercial and retail uses that are more intensive in character than "NC" and "C-1" uses, and which generate a greater volume of vehicular traffic and/or truck traffic.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The subject property is located within ½ of a mile of Premium Transit Corridor.
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 subject property is located within the West/Southwest Sector Plan and is currently designated as “General Urban Tier” in the future land use component of the plan. The requested “MF-33” 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.
3. Suitability as Presently Zoned:
The current “C-2NA” Commercial Nonalcoholic Sales District is an appropriate zoning for the property and surrounding area.
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 proposed rezoning does not appear to conflict with the following goals, principles, and objectives of the West/Southwest Sector Plan:
• Goal HOU-1 Housing stock is diverse and densities are distributed in accordance with the adopted West/Southwest Sector Land Use Plan.
• HOU-1.2 Provide a range of housing types and prices to accommodate all residents within the Sector and within the same neighborhood.
6. Size of Tract:
The subject property is 37.713 acres, which could reasonably accommodate a multi-family development.
7. Other Factors:
At a density of 33 units per acre there is a potential for approximately 271 multi-family units.
The subject property is located within the Lackland AFB Awareness Zone/Military Influence Area. In accordance with the signed Memorandum of Understanding, JBSA was notified of the proposed request.