DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 3
SUBJECT:
Zoning Case Z-2021-10700022
SUMMARY:
Current Zoning: "DR AHOD" Development Reserve Airport Hazard Overlay District, "DR" Development Reserve District and “R-20 AHOD” Residential Single-Family Airport Hazard Overlay District
Requested Zoning: "R-4 AHOD" Residential Single-Family Airport Hazard Overlay District and "R-4" Residential Single-Family District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: May 4, 2021. This case is continued from the April 6, 2021 hearing.
Case Manager: Michael Pepe, Senior Planner
Property Owner: Benchmark Acquisitions, LLC
Applicant: Benchmark Acquisitions, LLC
Representative: Priscilla Flores, PE
Location: 11418 Blue Wing Road
Legal Description: 120.31 acres out of CB 4007
Total Acreage: 120.31
Notices Mailed
Owners of Property within 200 feet: 21
Registered Neighborhood Associations within 200 feet: Southton Community Association
Applicable Agencies: None
Property Details
Property History: The subject property was annexed into the City of San Antonio by Ordinance 202012100911, dated December 10, 2020 and was originally zoned “DR” Development Reserve district.
Topography: The property does not include any abnormal physical features such as slope, but there are portions within the flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: “FR”, “L”
Current Land Uses: Agricultural Uses, Solar Farm
Direction: South
Current Base Zoning: “OCL”, “FR”
Current Land Uses: Agricultural Uses
Direction: East
Current Base Zoning: “FR”, “UZROW”
Current Land Uses: Agricultural Uses, Interstate 37
Direction: West
Current Base Zoning: “R-20”, “OCL”
Current Land Uses: Agricultural Uses, Single-family Dwellings
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.
Transportation
Thoroughfare: Interstate 37
Existing Character: Interstate Highway
Proposed Changes: None known
Thoroughfare: Blue Wing Road
Existing Character: Secondary Arterial
Proposed Changes: None known
Public Transit: VIA bus routes are not within walking distance of the subject property.
Traffic Impact: A Traffic Impact Analysis (TIA) is 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 “DR” Development Reserve is a temporary zoning classification for newly-annexed property. While use restrictions are imposed pursuant to the “DR” district, it is recognized that the annexed property may be compatible for a use permitted in any zoning district and it is the policy of the City to rezone the property to an appropriate zoning classification as soon as practicable.
Proposed: The proposed “R-4” Residential Single-Family zoning district includes single-family homes and accessory-dwellings on a single lot and are ideally within walking distance of schools and neighborhood commercial uses. It also includes lower impact community-oriented uses such as churches, parks, or community centers.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The subject property is not within a Regional Center nor is it located within the 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 Heritage South Sector Plan and is currently designated as “Suburban Tier” in the future land use component of the plan. The requested “R-4” base zoning district is consistent with the adopted land use.
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. The proposed “R-4” Residential Single-Family is an appropriate zoning and is consistent with adjacent zoning districts and uses. The requested change does not add any additional uses, but simply allows the subdivision of lots at 4,000 square foot, rather than the existing 6,000 square foot.
3. Suitability as Presently Zoned:
The current “DR” Development Reserve District is appropriate zoning for the property. The proposed “R-4” is appropriate in density for the area and will provide housing options with goo vehicular access.
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 Heritage South Sector Plan:
• GOAL HOU-I: An array of housing choices throughout the area with an appropriate mix of densities and housing types
o Strategies HOU-1.1: Encourage a mix of housing types, including multi-family homes, custom homes, garden homes, and single-family detached homes to provide “life cycle” housing options (ranging from college students, young adults, families, and retired/senior) within the area
o Strategies HOU-1.3: Promote clustered housing including Conservation Subdivision Development and large lot development in rural areas
• GOAL HOU-2: Existing and new housing that apply sustainable design, operations, and maintenance practices to maintain affordability, quality, and choice.
o Strategies HOU-2.3: Promote Heritage South as an area of choice for prospective home buyers
6. Size of Tract:
The subject property is 120 acres, which could reasonably accommodate a residential single-family housing development.
7. Other Factors:
The applicant is rezoning to develop a single-family residential subdivision.