DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: Council District 8
SUBJECT:
Zoning Case Z2014141
SUMMARY:
Current Zoning: "MPCD MLOD-1 AHOD" Master Planned Community Camp Bullis Military Lighting Overlay Airport Hazard Overlay District and "MPCD MLOD-1" Master Planned Community Camp Bullis Military Lighting Overlay District
Requested Zoning: "C-2 MLOD-1 AHOD" Commercial Camp Bullis Military Lighting Overlay Airport Hazard Overlay District and "C-2 MLOD-1" Commercial Camp Bullis Military Lighting Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: May 06, 2014
Case Manager: Trenton Robertson, Planner
Property Owner: Galleria Ventures LTD (by Amin Guindi Cohen, Manager, Galeria General Partner, LLC)
Applicant: Galleria Ventures LTD (by Amin Guindi Cohen, Manager, Galeria General Partner, LLC)
Representative: Brown & Ortiz, P. C.
Location: A portion of the 5500 Block of Presidio Parkway
Legal Description: 2.768 acres out of NCB 15825
Total Acreage: 2.768
Notices Mailed
Owners of Property within 200 feet: 5
Registered Neighborhood Associations within 200 feet: None
Planning Team: North Sector Plan-39
Applicable Agencies: Camp Bullis
Property Details
Property History: The subject property was annexed in 1972 and was originally zoned "I-1" Light Industry District. The subject property and surrounding acreage has been through numerous rezoning cases since annexation. The most recent case was in 2012, when the property was rezoned to "MPCD" Master Planned Community District. The subject property is not platted in its current configuration and is undeveloped.
Topography: The subject property does not include any abnormal physical features such as significant slope or inclusion in a flood plain.
Adjacent Base Zoning and Land Uses
Direction: North, south and east
Current Base Zoning: "MPCD"
Current Land Uses: Vacant
Direction: West
Current Base Zoning: "MPCD"
Current Land Uses: Vacant and hospital
Overlay and Special District Information: Much of the subject property and surrounding properties to the north and east 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.
All surrounding properties carry the "MLOD-1" Military Lighting Overlay District, due to their proximity to Camp Bullis. The "MLOD-1" does not restrict permitted uses, but does regulate outdoor lighting in an effort to minimize night-time light pollution and its effects on operations at the military installation.
Transportation
Thoroughfare: Presidio Parkway
Existing Character: Local; one lane in each direction with no sidewalks
Proposed Changes: None known
Public Transit: There are no public transit lines located within the immediate vicinity of the subject property.
Traffic Impact: A Traffic Impact Analysis (TIA) report is not required. The traffic generated by the proposed development does not exceed the threshold requirements.
Parking Information: Off-street vehicle parking requirements for a nursing facility are determined by the number of beds.
Minimum requirement: 0.3 of a space per bed
Maximum allowance: 1 space per bed
ISSUE:
None.
ALTERNATIVES:
A denial of the zoning request will result in the subject property retaining the Master Planned Community designation; the subject property would not be able to be developed for commercial uses, but rather be developed for the designated purposes stated in the MPCD site plan.
FISCAL IMPACT:
None. The applicant has paid the required zoning fees.
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 North Sector Plan and is currently designated as Mixed Use Center in the land use component of the plan. The requested "C-2" base zoning district is consistent with the adopted land use designation.
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 area is being developed for a wide range of uses including a hospital, apartment complexes, restaurants and single-family residences.
3. Suitability as Presently Zoned:
The surrounding area is zoned for a Master Planned Community District Plan which consists of a mixture of residential and commercial uses.
4. Health, Safety and Welfare:
Staff has found no indication of likely adverse effects on the public health, safety, or welfare.
5. Public Policy:
The rezoning request does not appear to conflict with any public policy objective.
6. Size of Tract:
The subject property is 2.768 of an acre in size, which should be able to reasonably accommodate the uses permitted in the "C-2" district and required parking.
7. Other Factors:
The subject property is located within the Camp Bullis Awareness Zone/Military Influence Area. In accordance with the signed Memorandum of Understanding between Fort Sam Houston and the City of San Antonio, the Garrison Commander did not review the zoning request because the tract is less than 10 acres in size, does not abut the military installation, and is located south of Loop 1604.