DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 3
SUBJECT:
Zoning Case Z2016103 CD
SUMMARY:
Current Zoning: "R-4 CD AHOD" Residential Single-Family Airport Hazard Overlay District with a Conditional Use for a Health and Wellness Center
Requested Zoning: "R-4 CD AHOD" Residential Single-Family Airport Hazard Overlay District with a Conditional Use for Professional Office
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: March 15, 2016
Case Manager: Mary Moralez-Gonzales, Planner
Property Owner: Edmundo Campos & Sylvia Duran
Applicant: Edmundo Campos & Sylvia Duran
Representative: Edmundo Campos & Sylvia Duran
Location: 527 Offer Street
Legal Description: Lot 7, Block 32, NCB 9642
Total Acreage: 0.1065
Notices Mailed
Owners of Property within 200 feet: 23
Registered Neighborhood Associations within 200 feet: Highland Hills Neighborhood Association
Applicable Agencies: San Antonio Aviation Department
Property Details
Property History: The property was annexed in 1949 and was originally zoned Temporary “B” Residential District. The zoning converted to “R-7” with the adoption of the 1965 Unified Development Code. Upon the adoption of the 2001 Unified Development Code, the zoning district once again converted to the current "R-4" Residential Single-Family District. A 2006 zoning case rezoned the property to allow a Conditional Use for Health and Wellness Center.
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: R-4, O-2
Current Land Uses: Church and School, Single-Family Residences, Church Parking Lot
Direction: South
Current Base Zoning: R-4, O-2
Current Land Uses: Single-Family Residences, Vacant Property
Direction: East
Current Base Zoning: I-1, O-2
Current Land Uses: Bank, Drug Store, Single-Family Residence
Direction: West
Current Base Zoning: R-4
Current Land Uses: Single-Family Residences
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: Offer Street
Existing Character: Local Street
Proposed Changes: None known
Thoroughfare: Southcross Boulevard
Existing Character: Secondary Arterial A
Proposed Changes: None known
Public Transit: VIA bus route #515 travels along Southcross Boulevard with the nearest stop at Southcross Boulevard and Goliad Road.
Traffic Impact: Traffic Impact Analysis (TIA) is not required. The traffic generated by the proposed development does not exceed the threshold requirements.
Parking Information: Professional Office: Minimum 1 space per 300 square feet of Gross Floor Area. Maximum Parking Requirement: 1 space per 140 square feet of Gross Floor Area.
ISSUE:
None.
ALTERNATIVES:
Denial of the zoning request will result in the subject property retaining the “R-4” Single-Family Residential base 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 Highlands Community Plan denotes a Low Density Residential Land Use category for the subject property. This zoning request is consistent with this land use category, as there is no change in the base zone.
2. Adverse Impacts on Neighboring Lands:
Staff finds no evidence of likely adverse impacts on neighboring lands in relation to this zoning change request.
3. Suitability as Presently Zoned:
The requested R-4 CD zoning is an appropriate zoning classification given the character of the area surrounding the subject parcel.
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 proposed rezoning request meets Objective 1.4.3 of the Highlands Community Plan which seeks to preserve the small town feeling of the neighborhood commercial areas by encouraging neighborhood friendly businesses within walking distance of residences.
6. Size of Tract:
The subject property is of sufficient size to accommodate the proposed use.
7. Other Factors:
The conditional zoning procedure is designed to provide for a land use within an area that is not permitted by the established zoning district but due to individual site considerations or unique development requirements would be compatible with adjacent land uses under given conditions.
The following conditions in addition to those in subsection (e)(2) above shall apply to the operation of nonresidential conditional uses permitted within any residential district, unless otherwise approved by the city council.
A. There shall be not exterior display or sign with the exception that a nameplate, not exceeding three (3) square feet in area, may be permitted when attached to the front of the main structure.
B. No construction features shall be permitted which would place the structure out of character with the surrounding residential neighborhood.
C. Business or office hours of operation shall not be permitted before 7:00 a.m. or after 6:00 p.m.