DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: Council District 5
SUBJECT:
Zoning Case Z2014019
SUMMARY:
Current Zoning: "I-1 AHOD" General Industrial Airport Hazard Overlay District
Requested Zoning: "MF-25 AHOD" Low Density Multi-Family Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: December 17, 2013
Case Manager: Trenton Robertson, Planner
Property Owner: Siaarav Real Estate, Inc. (by Ashok R. Bhakta, President)
Applicant: Siaarav Real Estate, Inc. (by Ashok R. Bhakta, President)
Representative: Andrew C. Guerrero
Location: 1721 Quintana Road
Legal Description: The south 50 feet of Lot 42, NCB 11304
Total Acreage: 0.3076
Notices Mailed
Owners of Property within 200 feet: 18
Registered Neighborhood Associations within 200 feet: Quintana Community Neighborhood Association
Planning Team: Kelly/South San PUEBLO Community Plan - 32
Applicable Agencies: None
Property Details
Property History: The subject property was annexed in 1952 and was originally zoned under the 1938 zoning code. In a 1977 City-initiated large-area case, the property was rezoned to "I-1" Light Industry District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current "I-1" General Industrial District. The subject property is a portion of a platted lot (Volume 368, Page 216 of the Deed and Plat Records of Bexar County, Texas). The subject property is currently undeveloped.
Topography: The subject property does not include any abnormal physical features such as significant slope or inclusion in a flood plain.
Adjacent Zoning and Land Uses
Direction: North
Current Base Zoning: "I-1", "C-3" and "MF-33"
Current Land Uses: Single-family residence and power station
Direction: West
Current Base Zoning: "I-2"
Current Land Uses: Rail yard
Direction: South
Current Base Zoning: "I-1" and "MF-33"
Current Land Uses: Single-family residences
Direction: East
Current Base Zoning: "C-3", "RM-4" and "C-1"
Current Land Uses: Bar, single-family residences and a triplex
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: Quintana Road
Existing Character: Super Arterial Type A 200'-250'; two lanes in each direction with partial sidewalks
Proposed Changes: None known
Thoroughfare: Baker and Crittendon
Existing Character: Local; one lane in each direction with partial sidewalks
Proposed Changes: None known
Public Transit: VIA bus lines 251 and 524 operate along Quintana Road, with multiple stops adjacent to the subject property.
Traffic Impact: A TIA report is not required. The traffic generated by the proposed development does not exceed the threshold requirements.
Parking Information: The off-street vehicle parking requirements for multi-family uses are determined by the number of dwelling units.
Multi-Family Dwellings
Minimum requirement: 1.5 spaces per unit
Maximum allowance: 2 spaces per unit
ISSUE:
None.
ALTERNATIVES:
A denial of the zoning request will result in the subject property retaining the current industrial zoning; the subject property would not be able to be developed as a multi-family dwelling complex.
FISCAL IMPACT:
None. The applicant has paid the required zoning fees.
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 property is located within the Kelly/South San PUEBLO Community Plan and is currently designated as Community Commercial in the future land use component of the plan. The requested "MF-25" base zoning district is not consistent with the adopted land use designation. The applicant has applied for a plan amendment to change the future land use designation to Mixed Use to accommodate the zoning change request. Staff and Planning Commission recommend approval of the plan amendment request.
2. Adverse Impacts on Neighboring Lands:
Staff has found no evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. The surrounding area includes a broad mix of residential densities and commercial uses. The current industrial zoning would allow uses that are contrary to the existing development patterns, health and safety of the community.
3. Suitability as Presently Zoned:
The existing zoning is not appropriate for the subject property or surrounding area. The "I-1" district is meant to accommodate intense manufacturing and industrial uses that generate increased truck traffic, noise, and lighting. Given the width of the subject property and the abutting residential uses, as well as building setback and landscape buffer requirements, the existing industrial zoning renders the property undevelopable.
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 rezoning request does not appear to conflict with any public policy objective.
6. Size of Tract:
The subject property is 0.3076 of an acre in size, which should be able to reasonably accommodate the uses permitted in the "MF-25" district and required parking. Should the request be approved, the subject property size would accommodate a maximum of 7 dwelling units.
7. Other Factors:
None.