DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: Council District 2
SUBJECT:
Zoning Case Z2014065 CD
SUMMARY:
Current Zoning: "R-5 AHOD" Residential Single-Family Airport Hazard Overlay District.
Requested Zoning: "C-2 CD AHOD" Commercial Airport Hazard Overlay District with a Conditional Use for Parking and Transient Vehicle Storage.
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: March 18, 2014
Case Manager: Pedro Vega, Planner
Property Owner: The Benjamin Pena, Jr. Living Trust (by Benjamin Pena, Jr., Owner)
Applicant: Benjamin Pena, Jr.
Representative: Nancy G. Pena
Location: 5234 Sherri Ann Road
Legal Description: Lot 10, Block 1, NCB 13801
Total Acreage: 1.00
Notices Mailed
Owners of Property within 200 feet: 14
Neighborhood Associations: None
Planning Team Members: None
Applicable Agencies: None
Property Details
Property History: The property was annexed in December of 1972, and was originally zoned "Temp A" Temporary Single Family Residence District. Upon adoption of the 2001 Unified Development Code, the previous base zoning districts converted to the current "R-5" Residential Single-Family District. The subject site is currently developed with a single-family dwelling measuring 868 square feet and detached garage measuring 630 square feet. According to the Bexar County Appraisal District, the existing single-family dwelling was constructed in 1945.
Topography: The property does not include any abnormal physical features such as slope; however, a tiny portion is located in a flood plain. This portion of Randolph Boulevard is located within the 100 year flood plain.
Adjacent Zoning and Land Uses
Direction: Northeast
Current Base Zoning: "I-1" and "C-3R"
Current Land Uses: Single-Family Dwelling and Plumbing Company
Direction: North and Northwest across Sherri Ann Road
Current Base Zoning: "MF-33", "RM-4" and "R-5"
Current Land Uses: Apartments and Parking
Direction: Southwest and South across Randolph Boulevard
Current Base Zoning: "R-5", "MF-33", "C-3", "C-3NA" and "I-1"
Current Land Uses: Single-Family Dwellings, Undeveloped Land and Outside Storage
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.
Transportation
Thoroughfare: Sherri Ann Road
Existing Character: Local Street; one lane in each direction without sidewalks
Proposed Changes: None known
Thoroughfare: Randolph Boulevard
Existing Character: Primary Arterial Type A; one lane in each direction with partial sidewalks
Proposed Changes: None known
Public Transit: The nearest VIA bus line is the 21, which operates along Randolph Boulevard. The Randolph Boulevard Park and Ride is located west of the subject property.
Traffic Impact: A new Traffic Impact Analysis (TIA) is not required. The traffic generated by the proposed development does not exceed the threshold requirements.
Parking Information: Off-street vehicle parking requirements are typically determined by type of use and building size. The rezoning application refers to proposed truck parking. Parking lot uses do not carry minimum or maximum parking requirements.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current residential zoning, restricting future land uses to those permissible in the "R-5" zoning district.
FISCAL IMPACT:
None. The zoning request is eligible for the Inner City Reinvestment Infill Policy Fee Waiver. The Development Services Department fees will be reimbursed through grant funding.
RECOMMENDATION:
Staff and Zoning Commission (8-0) recommend 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 not located within any Neighborhood, Community or Sector Plan area; therefore, a finding of consistency is not required. The requested "C-2 CD" Commercial District with a Conditional Use for Parking and Transient Vehicle Storage is consistent with the surrounding land uses, which are commercial and industrial in nature.
2. Adverse Impacts on Neighboring Lands:
The requested zoning is not likely to have an adverse impact on the neighboring lands. The subject property is surrounded by a variety of zoning designations, ranging from residential to commercial and industrial.
3. Suitability as Presently Zoned:
Both the current and proposed base zoning districts may be appropriate for the area. The subject site is located in an area described as having a more industrial character, including a combination of commercial and industrial uses. It is also situated near the Interstate Highway 35 North and Northeast Loop 410 interchange.
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 request does not appear to conflict with any public policy objective. The subject property and the proposed development meet the criteria of the Inner City Reinvestment Infill Policy (ICRIP). This policy provides development fee waivers to applicants and grant funded reimbursement for city departments, in an effort to encourage redevelopment of under-utilized urban properties.
6. Size of Tract:
The subject property measures 1 acre in size, which should be able to reasonably accommodate the proposed parking use with the required buffers where the property abuts single-family zoning or uses. A zoning change request for a Conditional Use requires the applicant to submit a site plan of the subject property that includes all existing and proposed development.
7. Other Factors:
The conditional zoning procedure is designed to provide for a land use within an area that is not permitted by the established zoning district but, due to individual site consideration or unique development requirements may be compatible with adjacent land uses under given conditions.