DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: Council District 5
SUBJECT:
Zoning Case Z2014046
SUMMARY:
Current Zoning: "R-6 AHOD" Residential Single-Family Airport Hazard Overlay District
Requested Zoning: "C-3 AHOD" General Commercial Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: December 17, 2013
Case Manager: Krystin Ramirez, Planner Technician
Property Owner: City of San Antonio
Applicant: GFR Development Services, LLC (by Mark Granados, President)
Representative: Kaufman & Killen, Inc.
Location: 4503, 4531 & 4719 South Zarzamora Street
Legal Description: 29.035 acres out of NCB 8786
Total Acreage: 29.035
Notices Mailed
Owners of Property within 200 feet: 54
Neighborhood Associations: Quintana Community Neighborhood Association
Planning Team Members: Nogalitos/ S. Zarzamora Community Plan - 31
Applicable Agencies: None
Property Details
Property History: A portion of the subject property is located within the original city limits as established in 1938, and was originally zoned under the 1938 zoning code. The remaining portion was annexed in 1944 and was originally zoned "Temp A" Temporary Single Family Residence District. In a 1998 case, the entire property was rezoned to "R-1" Single Family Residence District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current "R-6" Residential Single-Family District. The property was previously used a City of San Antonio Service Station and is not platted in its current configuration.
Topography: The property does not include any abnormal physical features such as slope or inclusion in a floodplain.
Adjacent Zoning and Land Uses
Direction: North
Current Base Zoning: "R-6"
Current Land Uses: Single-family residences and a medical clinic
Direction: East
Current Base Zoning: "C-2", "R-5", "C-3", "C-2NA" and "C-3R"
Current Land Uses: Auto parts retail, undeveloped land, a bar, single-family residences, auto sales and a restaurant
Direction: South
Current Base Zoning: "C-1" and "R-6"
Current Land Uses: Daycare and a child development center
Direction: West
Current Base Zoning: "R-6"
Current Land Uses: Baseball fields and Normoyle Park
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: South Zarzamora Street
Existing Character: Primary Arterial Type B; two lanes in each direction with sidewalks.
Proposed Changes: None known
Thoroughfare: Culberson Avenue
Existing Character: Local street; one lane in each direction with sidewalks
Proposed Changes: None known
Public Transit: The nearest VIA bus lines are the 520 which operates along South Zarzamora Street, and the 54 which operates along Culberson Avenue. Both lines have stops immediately adjacent to the subject property.
Traffic Impact: A Traffic Impact Analysis (TIA) report is required, but may be deferred to the platting or permitting stage of development. A traffic engineer with knowledge of the proposed development must attend the Zoning Commission hearing.
Parking Information: Off-street vehicle parking requirements are typically determined by the type and size of use. The rezoning application refers to retail uses which generally require a minimum of 1 space per 300 square feet of Gross Floor Area (GFA) and allow a maximum of 1 space per 200 square feet of GFA.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current residential zoning classification.
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 pending the 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 within the Nogalitos/South Zarzamora Community Plan and currently has split land use designations including Parks/Open Space, High-Density Residential and Neighborhood Commercial. The requested "C-3" base zoning district is not consistent with the adopted land use designation. A master plan amendment has been submitted, requesting to change the land use designation to Regional Commercial. Staff and Planning Commission recommend approval of the plan amendment request.
The Regional Commercial designation is most appropriate for large-acreage lots on major thoroughfares where uses can serve the extended region.
2. Adverse Impacts on Neighboring Lands:
Staff finds no evidence of likely adverse impacts on neighboring lands in relation to this zoning change request and finds the requested zoning to be appropriate because of the subject property's location at the periphery of the neighborhood, with frontage along South Zarzamora Street, near the intersection with Nogalitos Street.
The subject property previously served as a City of San Antonio Service Center, including the storage and maintenance of large trucks and equipment.
3. Suitability as Presently Zoned:
The "R-6" base zoning district is not appropriate for the subject property. The previous use likely rendered the property unsuitable for future residential development.
4. Health, Safety and Welfare:
Staff has found no indication of likely adverse effects on the public health, safety, or welfare.
5. Public Policy:
Should the plan amendment request be approved, the request does not appear to conflict with any public policy objective.
6. Size of Tract:
The subject property is 29.035 acres in size, which should reasonably accommodate the uses permitted in "C-3" and required parking.
7. Other Factors:
The subject property is currently owned by the City of San Antonio. The City Council authorized the applicant to submit this request for rezoning through Resolution 2012-04-04-0013R.