DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 3
SUBJECT:
Zoning Case Z-2020-10700084 CD
SUMMARY:
Current Zoning: "R-6 MLOD-2 MLR-2 AHOD" Residential Single-Family Lackland Military Lighting Overlay Military Lighting Region 2 Airport Hazard Overlay District
Requested Zoning: "R-6 CD MLOD-2 MLR-2 AHOD" Residential Single-Family Lackland Military Lighting Overlay Military Lighting Region 2 Airport Hazard Overlay District with a Conditional Use for two (2) dwelling units
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: May 4, 2021
Case Manager: Justin Malone, Planner
Property Owner: Enhanced Alamo Homes, LLC
Applicant: Wendell Davis
Representative: Wendell Davis
Location: 422 West Vestal Place
Legal Description: Lot 27, Block 335, NCB 9428
Total Acreage: 0.1864
Notices Mailed
Owners of Property within 200 feet: 27
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: Lackland Air Force Base
Property Details
Property History: The property was annexed on March 7, 1947, by Ordinance 4745, and it was originally zoned as Temporary “R-1” Single Family Residence District. The “R-1” Single Family Residence District was then converted to “R-6” Residential Single-Family District with the adoption of the 2001 Unified Development Code by Ordinance 93881, dated May 3rd, 2001.
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: “R-6”
Current Land Uses: Single-Family Dwelling
Direction: East
Current Base Zoning: “R-6”
Current Land Uses: Single-Family Dwelling
Direction: West
Current Base Zoning: “R-6”
Current Land Uses: Single-Family Dwelling
Direction: South
Current Base Zoning: “R-6”
Current Land Uses: Single-Family Dwelling
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: West Vestal Place
Existing Character: Local
Proposed Changes: None Known
Public Transit: VIA bus routes are within walking distance of the subject property.
Routes Served: 46, 246
Traffic Impact: A Traffic Impact Analysis (TIA) is not required.
Parking Information: The minimum parking requirement for single-family dwellings is 1 space per unit.
ISSUE:
None.
ALTERNATIVES:
Current: The present zoning district designation of “R-6” allows Single-family dwelling (detached) with a minimum lot size of 6,000 square feet and a minimum lot width of 50 feet, foster family home, public and private schools.
Proposed: The proposed “R-6” allows Single-family dwelling (detached) with a minimum lot size of 6,000 square feet and a minimum lot width of 50 feet, foster family home, public and private schools.
The “CD” would only allow two (2) dwelling units, pursuant to a site plan.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The property is not part of a regional center nor is it within a 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 “R-6” base zoning district is consistent with the future land use designation.
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. This will allow for zoning which is consistent with the existing two (2) attached housing units.
3. Suitability as Presently Zoned:
The current “R-6” zoning is an appropriate zoning for the property and surrounding area. The proposed “R-6 CD” is also an appropriate zoning for this large property and limits residential development to a site plan. The base zoning district “R-6” Residential Single-Family will remain the same and the “CD” Conditional Use would allow the two (2) existing residential units.
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 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-1.1: Promote quality design and construction for new housing
• HOU-1.2: Provide a range of housing types and prices to accommodate all residents within the Sector and within the same neighborhood
Goal HOU-3: Housing is well maintained to help ensure the long-term viability of neighborhoods
• HOU-3.1: Re-invest in existing residential neighborhoods
6. Size of Tract:
The subject property is 0.1864 Acres, which could reasonably accommodate the requested residential uses.
7. Other Factors:
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. The Military has indicated that there are no objections to this request.
The Conditional Use zoning procedure is designed to provide for a land use that is not permitted by the established zoning district, but due to individual site considerations or unique development requirements would be compatible with adjacent land uses under given conditions.
The applicant is rezoning to allow for an existing duplex.