city of San Antonio


Some of our meetings have moved. View additional meetings.

File #: 19-6742   
Type: Zoning Case
In control: City Council A Session
On agenda: 9/19/2019
Posting Language: ZONING CASE Z-2019-10700130 (Council District 7): Ordinance amending the Zoning District Boundary from “C-1 AHOD” Light Commercial Airport Hazard Overlay District to “MF-18 AHOD” Limited Density Multi-Family Airport Hazard Overlay District on 4.536 acres out of NCB 14658, located at 6359 Whitby Road. Staff and Zoning Commission recommend Approval.
Attachments: 1. Location map, 2. Zoning Minutes, 3. Draft Ordinance, 4. Field Notes, 5. Ordinance 2019-09-19-0784
Related files: 19-6159
Date Ver.Action ByActionResultAction DetailsMeeting DetailsVideo
No records to display.

DEPARTMENT: Development Services                     

 

DEPARTMENT HEAD: Michael Shannon

                     

COUNCIL DISTRICTS IMPACTED: 7

 

SUBJECT:

Zoning Case Z-2019-10700130

 

SUMMARY:

Current Zoning:  “C-1 AHOD” Light Commercial Airport Hazard Overlay District

 

Requested Zoning:  “MF-18 AHOD” Limited Density Multi-Family Airport Hazard Overlay District

 

BACKGROUND INFORMATION:

Zoning Commission Hearing Date:  July 16, 2019

 

Case Manager:  Patricia Franco, Planner

 

Property Owner:  Linda S. Bishop

 

Applicant:  GE Reaves Engineering

 

Representative:  GE Reaves Engineering

 

Location:  6359 Whitby Road

 

Legal Description:  4.536 acres out of NCB 14658

 

Total Acreage:  4.536

 

Notices Mailed

Owners of Property within 200 feet:  26

Registered Neighborhood Associations within 200 feet:  Alamo Farmsteads Neighborhood Association

Applicable Agencies:  None.

 

Property Details

Property History:  The subject property was annexed by the City of San Antonio on December 26, 1972 by Ordinance 41426 and originally zoned Temporary “R-1. The property was rezoned from Temporary “R-1” Single Family Residential District to “B-1” Business District by Ordinance 80234 on May 26, 1994. Under the 2001 Unified Development Code, established by Ordinance 93881, dated May, 03, 2001, the property zoned “B-1” converted to the current “C-1” Commercial District.

                     

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-5 PUD”

Current Land Uses:  Residential single-family homes

 

Direction:  South

Current Base Zoning:  “C-1”

Current Land Uses:  Vacant lot

 

Direction:  East

Current Base Zoning:  “MF-33”

Current Land Uses:  Vacant

 

Direction:  West

Current Base Zoning:  “C-2NA CD”

Current Land Uses:  Vacant

 

 

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:  Whitby Road

Existing Character:  Local

Proposed Changes:  None

 

Public Transit:  VIA bus routes are within walking distance of the subject property.

Routes Served: 604

 

Traffic Impact:  A Traffic Impact Analysis (TIA) is not required. The traffic generated by the proposed development does not exceed the threshold requirements.

 

Parking Information: The minimum parking requirement for multi-family is 1.5 spaces per unit.

 

ISSUE:

None.

 

ALTERNATIVES:

Denial of the requested zoning change would result in the subject property retaining the present zoning district designation of “C-1”. Light Commercial Districts accommodate neighborhood commercial uses which depend on a greater volume of vehicular traffic than a NC district. C-1 uses are considered appropriate buffers between residential uses and C-2 and C-3 districts and uses. Building size is limited to 5,000 square feet. Examples of permitted uses: arcade, boarding  house, noncommercial athletic field, retail furniture sales, grocery store, nursery (retail-no growing of plants on site permitted), retail office equipment and supply, and retail rug or carpet sales. No outdoor storage or display of goods shall be permitted except for outdoor dining.

 

FISCAL IMPACT:

None.

 

PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:

The subject property is not within a Regional Center; however it is located within ½ mile of a Premium Transit Corridor. 

 

RECOMMENDATION:

Staff Analysis and 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 located within the Huebner Leon Creeks Plan and is currently designated as “Public Institutional” in the future land use component of the plan due to the ownership of the property and use by an institutional agency. The requested “MF-18” base zoning district is consistent with the land use designation as its use is for the institution.

 

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.

 

3.  Suitability as Presently Zoned: 

The current “C-1” Light Commercial District is an appropriate zoning for the property and surrounding area.  The proposed “MF-18” Multi-Family District is also appropriate adjacent to other multi-family zoning.

 

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 Huebner Leon Creeks Plan:

 

Goal 1 Community Character and Quality of Life

 

Objective 1.1: Growth management: Promote new commercial and residential development that is respectful of the primary residential character of the area.

 

6.  Size of Tract: 

The subject property is 4.536 acres, which could reasonably accommodate multi-family residential uses.

 

7.  Other Factors: 

The applicant is proposing a total of 8 units on the property as housing for children and families that receive services from their church, and one storage unit.