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File #: 19-8445   
Type: Zoning Case
In control: Zoning Commission
On agenda: 11/19/2019
Posting Language: ZONING CASE Z-2019-10700276 (Council District 2): A request for a change in zoning from "C-3 AHOD" General Commercial Airport Hazard Overlay District to "MF-33 AHOD" Multi-Family Airport Hazard Overlay District on 18.007 acres out of NCB 16551, located Northwest of Weichold Road and East Loop 1604 North. Staff recommends Approval, pending Plan Amendment. (Associated Plan Amendment PA-2019-11600077) (Lorianne Thennes, Planner (210) 207-7945, lorianne.thennes, Development Services Department)
Attachments: 1. Location Map
Related files: 19-7992
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DEPARTMENT: Development Services                     


DEPARTMENT HEAD: Michael Shannon





Zoning Case Z2019-10700276

(Associated Plan Amendment PA-2019-11600077)



Current Zoning: "C-3 AHOD" General Commercial Airport Hazard Overlay District


Requested Zoning: "MF-33 AHOD" Multi-Family Airport Hazard Overlay District



Zoning Commission Hearing Date:  November 19, 2019


Case Manager:  Lorianne Thennes, Planner


Property Owner: JPN, LLC


Applicant: The NRP Group, LLC


Representative: Brown & Ortiz, P.C.


Location: Northwest of Weichold Road and East Loop 1604 North


Legal Description:  18.007 acres out of NCB 16551


Total Acreage:  18.007 acres


Notices Mailed

Owners of Property within 200 feet:  6

Registered Neighborhood Associations within 200 feet:  None

Applicable Agencies:  Randolph Air Force Base, Texas Department of Transportation


Property Details

Property History:  The subject property is currently vacant. It was annexed into the city on June 24, 1974, established by Ordinance 43744. The current “C-3” zoning district resulted from the zoning district conversion that accompanied the adoption of the 2001 Unified Development Code (Ordinance 93881, dated May 3, 2001); the “C-3” General Commercial District converted from the previous “B-3” Business District, established by Ordinance 70,527, dated November 2, 1989.


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: “MXD” and “NP-10”

Current Land Uses: Vacant


Direction: East     

Current Base Zoning: “C-2” and “C-3”

Current Land Uses: Vacant


Direction: South     

Current Base Zoning: “C-2” and “C-3” 

Current Land Uses: Fuel Station


Direction: West

Current Base Zoning: OCL

Current Land Uses: Cemetery, homesteads


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.



Thoroughfare: East Loop 1604 North

Existing Character:  Major Arterial Type A

Proposed Changes: None


Public Transit: There are no VIA bus routes within walking distance of the subject property.


Traffic Impact:  A Traffic Impact Analysis (TIA) report is required. Loop 1604 is a Texas Department of Transportation roadway. Texas Department of Transportation review of right of way and access is required. Plat and other associated documents (site plan, etc.) must be submitted to Texas Department of Transportation for review.


Parking Information:  The minimum parking requirement for Multi-Family apartments up to 33 units per acre is 1.5 spaces per unit.






Current: The present zoning designation of "C-3" General Commercial district is designed to provide for more intensive commercial uses than those located within the "NC," "C-1," "C-2" or "C-3" zoning districts. "C-3" uses are typically characterized as community and regional shopping centers, power centers and/or assembly of similar uses into a single complex under either single ownership or the structure of a property owners or condominium styled organization. "C-3" districts should incorporate shared internal circulation and limited curb cuts to arterial streets.


Proposed: The proposed “MF-33” Multi-Family District is the designation for multi-family use with a maximum density of up to thirty-three (33) units per acre, depending on unit size. An "MF-33" district designation may be applied to a use in a multi-family residential area located near supporting transportation and commercial facilities in a centrally located area or in an area for which medium density multi-family use is desired.






The 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 subject property is located within the IH-10 East Corridor Perimeter Plan and is currently designated as “Regional Commercial” in the future land use component of the plan. The requested “High Density Residential” base zoning district is not consistent with the future land use designation. The applicant is seeking a Plan Amendment to the “High Density Residential” land use designation. Staff and Planning Commission recommend Approval.


2.  Adverse Impacts on Neighboring Lands: 

Staff does not find evidence of likely adverse impacts on neighboring lands in relation to this zoning change request.


3.  Suitability as Presently Zoned: 

The current "C-3 AHOD" General Commercial Airport Hazard Overlay District is an appropriate zoning for the property and surrounding area. The proposed “MF-33” is appropriate as a transition to the existing “C-3.” Further, it is located along a major highway, East Loop 1604 North.


4.  Health, Safety and Welfare: 

Staff has not found 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 IH-10 East Corridor Perimeter Plan:


                     “[High Density Residential uses] should be located along collectors, arterials, or highways, and can serve as a buffer between low or medium density residential land uses and commercial uses.”

                     “Regional Commercial uses… are usually 20 acres or greater in size.”

                     Goal 4: Improve the Corridor


6.  Size of Tract: 

The subject property is 18.007 acres, which could reasonably accommodate multi-family use.


7.  Other Factors: 

The applicant plans to construct approximately 340 multi-family dwellings.


The subject property is located within the Randolph AFB Awareness Zone/Military Influence Area.  In accordance with the signed Memorandum of Understanding, JBSA was notified of the proposed request.