DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 8
SUBJECT:
Zoning Case Z2016075 S ERZD
(Associated Plan Amendment 16020)
SUMMARY:
Current Zoning: "C-3 MLOD-1 AHOD ERZD" General Commercial Military Lighting Overlay Airport Hazard Overlay Edwards Recharge Zone District
Requested Zoning: "C-3 S MLOD-1 AHOD ERZD" General Commercial Military Lighting Overlay Airport Hazard Overlay Edwards Recharge Zone District with Specific Use Authorization for a Helistop
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: February 02, 2016
Case Manager: Logan Sparrow, Senior Planner
Property Owner: Bexar Metro 911 Network District
Applicant: Bexar Metro 911 Network District
Representative: Mike Pedigo
Location: 4700 Quarry Run
Legal Description: Lot 9, Block 6, NCB 14848
Total Acreage: 10.94
Notices Mailed
Owners of Property within 200 feet: 9
Registered Neighborhood Associations within 200 feet: None.
Applicable Agencies: Northside Independent School District, San Antonio Water System (SAWS), Camp Bullis
Property Details
Property History: The subject property was annexed by the City of San Antonio on December 31, 1984, following the adoption of Ordinance 59769. The property was rezoned from “R-6 ERZD” Residential Single-Family Edwards Recharge Zone District to the current “C-3 ERZD” General Commercial Edwards Recharge Zone District, following the adoption of Ordinance 2007-05-03-0510, dated May 03, 2007.
Topography: The subject property does not include any abnormal physical features such as significant slope or inclusion in a flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: “C-3” and “L”
Current Land Uses: Bexar County Sheriff Station
Direction: East
Current Base Zoning: “C-3”
Current Land Uses: Vacant
Direction: South
Current Base Zoning: “C-3”
Current Land Uses: Quarry
Direction: West
Current Base Zoning: “C-3”
Current Land Uses: Vacant
Overlay and Special District Information: The subject property and all surrounding properties are located in the “AHOD” Airport Hazard Overlay District. The “AHOD” does not restrict permitted uses, but may require additional review from both the Development Services Department, as well as the Federal Aviation Administration.
All surrounding properties carry the "ERZD" Edwards Recharge Zone District. The "ERZD" does restrict permitted uses, due to the environmentally sensitive nature of the recharge zone. Per Chapter 34 of the City of San Antonio Code of Ordinances, the San Antonio Water System (SAWS) and City of San Antonio departments share regulatory jurisdiction over development within the “ERZD.”
All surrounding properties carry the "MLOD-1" Military Lighting Overlay District, due to their proximity to Camp Bullis. The "MLOD-1" 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: Quarry Run
Existing Character: Local Street, one lane in each direction without sidewalks
Proposed Changes: None known.
Thoroughfare: University Oak
Existing Character: Local Street, one lane in each direction without sidewalks
Proposed Changes: None known.
Public Transit: There are no Via routes in close proximity to the subject property.
Traffic Impact: A Traffic Impact Analysis (TIA) report is not required. The traffic generated by the proposed development does not exceed the threshold requirements.
Parking Information: There are no parking requirements for a Helistop. However, the Helistop is a component of a Bexar Metro 9-1-1 Emergency Services Center and parking is provided based upon other uses such as offices and storage. Offices require a minimum of one parking space per 300 square feet of gross floor area (GFA) and allow a maximum of one parking space per 140 square feet of gross floor area (GFA).
ISSUE:
None.
ALTERNATIVES:
Denial of the zone change request will result in the subject property retaining its current “C-3 ERZD” General Commercial Edwards Recharge Zone base zoning district.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (10-0) recommend 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 in the North Sector Future Land Use Plan and is currently designated as Suburban Tier in the land use component of the plan. The applicant has applied for a Plan Amendment to change the future land use plan to “Regional Center” to accommodate the proposed use. Staff and Planning Commission recommend approval of the Plan Amendment.
2. Adverse Impacts on Neighboring Lands:
Staff has not found evidence of likely adverse impacts on neighboring lands in relation to this zone change request. The subject property is located nearly 400 feet away from the nearest residential use and would be buffered by future development on the east side of University Oak Drive. Additionally, the proposed use is well situated and located adjacent to uses that are equally intense, or more.
3. Suitability as Presently Zoned:
The existing “C-3” General Commercial District is currently not appropriate for the surrounding area as the zone is not consistent with the North Sector Future Land Use Plan. However, staff is recommending approval of a plan amendment to “Regional Center” to accommodate such use. Staff and Planning Commission has recommended approval of the plan amendment, allowing the applicant to obtain the “S” Specific use Authorization for the helistop.
4. Health, Safety and Welfare:
Staff has not found indication of likely adverse effects on the public health, safety, or welfare. Because the property is nearly 400 feet away from the nearest residential uses, and because other properties create a buffer form this use, staff finds that the health, safety, and welfare of the public will not be harmed.
5. Public Policy:
The request is consistent with numerous goals outlined in the North Sector Plan including:
Goal COM-3: All emergency and public safety services are continually improved within the North Sector.
Goal LU-3: Higher density/intensity tiers are recommended adjacent or proximate to activity centers.
Because the request is consistent with planning goals, staff finds that the request is not in conflict with any stated public policy objective.
6. Size of Tract:
The 10.94 acre parcel of land is large enough to accommodate the proposed use.
7. Other Factors:
SAWS has recommended the following conditions:
1. No fueling of helicopters shall be allowed on site.
2. No maintenance of helicopters or associated equipment shall be permitted on site.
Additionally, the proposed zoning change will not increase the overall impervious cover of 56.22% with the addition of the Helistop landing pad.