11356 Vance Jackson Case Z2016122

11356 Vance Jackson Case Z2016122

Date and Time: TUESDAY, April 19, 2016 – 1:00 PM (may be considered after this time)

ZONING CHANGE REQUEST

Lot 138 & W 300’ of 148, SW IRR 440’ of TR-16, SW IRR 500’ of TR-17, Block , NCB 14735; Located at 11356 Vance Jackson Road

FROM

Zoning Case # Z2016122

Current zoning:  RM-4, RM-4 CD, and RM-4 CD PUD

Proposed zoning:  RM-4 PUD

  1. The board met with Mr. Ortiz, representing the developer on 4/9/16. It approved the request, subject to the recording of a covenant upon passage of the zoning change by the City Council and sale of property to the developer, Scott Felder.  Board considerations included:  (1)  allowing the PUD reduces a potential 63 units to 37 units, (2)  allows  the developer the flexibility to keep the original house, watch tower, and tree walls.  Note, these are not declared historic and could have been removed.  (3) having a set-back of 10’ rather than 5’, and (4) providing for an additional queuing room inside the development.
  2. June Kachtik, VJNI board president, spoke with several who were going to oppose the rezoning, explaining the board’s position and suggesting that they join us in asking the City to start planning for improvements to Vance Jackson Road as change occurs.
  3. The Zoning Commission approved the case on 4/19/16. Several individuals spoke against.  Their concerns included lack of notification, impact on Vance Jackson Road, nearness to Howsman Elementary School, and not wanting to change the character of the neighborhood.

Note:  the City notifies neighborhoods that are registered.  VJNI is registered with the City.  It is our policy to consider cases when notified.  All parts of our neighborhood, including homeowner associations within our boundaries, may submit the names of two representatives to become members of our board.

ex160324-zoningexhibit_10-ftsb

 

Here is the statement of support from the VJNI board:

Date:     April 19, 2016

To:          Zoning Commission of the City of San Antonio

Development Services Department, Zoning Section

From:    June Kachtik, board president

Vance Jackson Neighborhood, Inc.

Re:         Zoning Case # Z2016122

Current zoning:  RM-4, RM-4 CD, and RM-4 CD PUD

Proposed zoning:  RM-4 PUD

The VJNI Board met with Mr. Ortiz, the applicant’s representative, on April 9, 2016.  The Board voted to approve the change in zoning, contingent upon a restrictive covenant being recorded in Bexar County upon approval of the zoning by the City Council and the sale of the land to the developer.  This covenant is to run with the land and require any property owner to notify VJNI prior to filing any permit application with the City that would request a change in the proposed use from detached homes to any type of “attached” home.

The Board appreciates the accommodations made by the developer, which include a 10-foot perimeter setback rather than 5 feet – as well as having 3 rather than 2 entrance lanes and additional “queuing” room inside the development.

Our Board is aware that the population is projected to double by 2040.   And we understand that, being close to major economic generators, our neighborhoods would be well advised to accommodate some of this growth.  This is the third zoning case this year affecting Vance Jackson Road.  Each case is adding to the cumulative impact on Vance Jackson Road.  Being the president of VJNI years ago, I remember that the attitude of the neighborhoods was that Vance Jackson was just our neighborhood road and change was discouraged.  We can no longer afford that luxury and would encourage all of our neighbors to advocate for and support improvements along Vance Jackson Road to provide for better traffic flow and pedestrian safety – and, especially related to this zoning case, the safety of the children at Howsman Elementary School.

Attachment:  Map of VJNI.  Boundaries:  North – Huebner/ East – Union Pacific ROW/ South – Callaghan +/ West –Interstate 10.  HOAs are invited, but generally are not members.

  1. The City Council heard the case on June 2, 2016. The opponents expressed their concerns and asked for consideration of a pocket park.  June Kachtik stated VJNI’s position:

 

Date:     June 2, 2016

To:          City Council of the City of San Antonio

Development Services Department, Zoning Section

From:    June Kachtik, board president

Vance Jackson Neighborhood, Inc.

Re:         Zoning Case # Z2016122

Current zoning:  RM-4, RM-4 CD, and RM-4 CD PUD

Proposed zoning:  RM-4 PUD

The VJNI Board met with Mr. Ortiz, the applicant’s representative, on April 9, 2016.  The Board voted to approve the change in zoning, contingent upon a restrictive covenant being recorded in Bexar County upon approval of the zoning by the City Council and the sale of the land to the developer.  This covenant is to run with the land for 20 years and require any property owner to notify VJNI prior to filing any permit application with the City that would request a change in the proposed use from detached homes to any type of “attached” home or any other zoning.

On behalf of the VJNI board, I spoke in favor of the change in zoning before the Zoning Commission on April 19, 2016.  Among our considerations was the fact that the PUD would reduce the possible number of units and conserve the residence and valuable large trees, as well as having a 10-foot perimeter setback rather than 5 feet and having 3 rather than 2 entrance lanes and additional “queuing” room inside the development.

Our Board is aware that the population is projected to double by 2040.   And we understand that, being close to major economic generators, our neighborhoods would be well advised to accommodate some of this growth.  This is the third zoning case this year affecting Vance Jackson Road.  Two of these cases will add to the cumulative impact on Vance Jackson Road, and we anticipate that more cases are likely over time.  We appreciate the initiatives being taken by Councilmen Nirenberg and Krier to address this issue by beginning the studies that are necessary to eventually improve our major thoroughfare.  Please let us know how we can help.

Thank you for your consideration.

The City Council approved the change in zoning, including a provision for an 8’ fence, and noted that a covenant between the new landowner and VJNI will be recorded.

Note:  The City does not enforce covenants.  It is incumbent upon the parties to do so.

  1. The terms of the covenant are:
    1. The covenant will be valid if the City Council approves the zoning change.
    2. The covenant will ‘run with the land’ for 20 years
    3. The developer/property owner must give notice to VJNI if he intends to file any permit with the City which would, if approved, change the proposed use of the property from a detached residential development to an attached residential, multi-family, office, commercial, or industrial development. VJNI has 15 days to request a meeting, upon receipt of notice.
  2. Both Councilmen Nirenberg and Krier have requested that City staff institute traffic studies in our area of Vance Jackson Road. This is the first step to take regarding long-term improvements.  Such improvements are likely to be expensive.  Traffic studies take time, and it is unlikely that anything would be ready for the 2017 bond proposal.  The next bond issue will most likely be in 2022.  So, the City will do what it can to deal with traffic and safety in the interim.