DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 3
SUBJECT:
Zoning Case Z2016101
SUMMARY:
Current Zoning: "MR AHOD" Military Reservation Airport Hazard Overlay District
Requested Zoning: "C-2NA AHOD" Commercial Nonalcoholic Sales Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: March 15, 2016
Case Manager: Mary Moralez-Gonzales, Planner
Property Owner: Brooks Development Authority
Applicant: Leo Gomez, Brooks Development Authority
Representative: Shauna Weaver
Location: 3800 Block of Lyster Road at the intersection of Goliad Road
Legal Description: 11.816 acres of land out of NCB 10879
Total Acreage: 11.816
Notices Mailed
Owners of Property within 200 feet: 7
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: San Antonio Aviation Department
Property Details
Property History: The property was first used as an airbase and served as an aviation training camp starting in 1918. The property was annexed by the City of San Antonio in 1952 and was originally zoned “MR” Military Reservation. In 2002, the property was conveyed to Brooks Development Authority, after the closure of the military base. The property is currently vacant and is adjacent to a 28,800 square foot school.
Topography: The property does not include any abnormal physical features such as slope or inclusion in a flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: MR
Current Land Uses: Vacant
Direction: South
Current Base Zoning: MR
Current Land Uses: Brooks Park
Direction: East
Current Base Zoning: MH and Highway
Current Land Uses: Manufactured Homes and US Highway 37
Direction: West
Current Base Zoning: C-2NA
Current Land Uses: Brooks Academy of Science & Engineering
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: Goliad Road
Existing Character: Secondary Arterial Type B
Proposed Changes: None known
Thoroughfare: Lyster Road
Existing Character: Local
Proposed Changes: None known
Public Transit: VIA bus routes 20 and 34 are located to the north of the property at City Base Landing and Sidney Brooks Drive.
Traffic Impact: A new Traffic Impact Analysis (TIA) is not required; project has been approved under #2004-TIA-1001.
Parking Information: Off-street vehicle parking requirements are determined by type of use and building size. The zoning application refers to an addition to an existing K-12 school.
ISSUE:
None.
ALTERNATIVES:
Denial of the zoning request will result in the subject property retaining the “MR” Military Reservation zoning.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (10-0) 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 Stinson Airport Vicinity Land Use Plan and is currently designated as “Regional Commercial.” The application is a request to rezone the property to “C-2NA” Commercial Nonalcoholic Sales District and is consistent with the Plan.
2. Adverse Impacts on Neighboring Lands:
Staff finds no evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. The Brooks City Base Campus is transitioning from the former military base and related uses to a regional residential, commercial and industrial mixed use center which will provide many beneficial housing, retail shopping and employment opportunities for the southeast side of San Antonio.
3. Suitability as Presently Zoned:
The "MR" district is meant to accommodate a range of land uses on military installations under federal authority. When ownership of the former Brooks Air Force Base transferred away from the military, the "MR" zoning district became inappropriate and rezoning has been needed to allow redevelopment of the area.
4. Health, Safety and Welfare:
Staff has found no indication of likely adverse effects on the public health, safety, or welfare.
5. Public Policy:
In addition to the meeting the goals of upgrading and enhancing air-front commercial properties that are declining, currently vacant, or are underutilized within the Stinson Airport Vicinity Land Use Plan, the proposed rezoning request is consistent with the following Goals within the City’s Master Plan:
Economic Development Goal 5: Provide a labor force qualified to meet the needs of San Antonio’s employers.
Community Development Goal 3: Develop a formalized planning relationship among school districts, neighborhoods and the City to enhance the efficient and effective use of educational facilities.
6. Size of Tract:
The subject property is of sufficient size to accommodate the proposed use, as well as all parking, setback and bufferyard requirements.
7. Other Factors:
Brooks City Base, in the last few years has undergone a transition from a military campus to an area with bioscience, biomedical, academic, environmental, research and technology centers and industries which bring more economic growth and redevelopment to the area. Brooks Development Authority continues to develop Brooks City Base into an area that will offer more multi-family residential, retail, commercial, and industrial uses which are vital to achieving redevelopment goals.