DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 4
SUBJECT:
Zoning Case Z2018185
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: May 15, 2018
Case Manager: Kayla Leal, Planner
Property Owner: Jesse & Stella Castillo
Applicant: Stella Castillo
Representative: Bezaleel Chincanchan
Location: Generally located in the 500 block of North Loop 1604
Legal Description: 5.440 acres out of NCB 34361
Total Acreage: 5.440
Notices Mailed
Owners of Property within 200 feet: 6
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: Lackland Air Force Base, Texas Department of Transportation
Property Details
Property History: The subject property was annexed into the City of San Antonio on December 31, 2000, established by Ordinance 92902, and was zoned “Temporary R-1” Temporary Residential District. Upon adoption of the 2001 Unified Development Code (Ordinance 93881, dated May 3, 2001), the current “R-6” Residential Single-Family District converted from the previous “Temporary R-1” base zoning district.
Topography: There is a portion of the subject property that is located within the 100-year Flood Plain, and the entire property is located within the Medina River watershed.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: R-6, OCL
Current Land Uses: Vacant Lot, Single-Family Residential
Direction: East
Current Base Zoning: Loop 1604, C-3
Current Land Uses: Freeway, Commercial Uses (across Loop 1604)
Direction: South
Current Base Zoning: C-2 CD
Current Land Uses: Fitness Gym, Vacant Lots
Direction: West
Current Base Zoning: OCL
Current Land Uses: Single-Family Residential
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: Loop 1604
Existing Character: Freeway
Proposed Changes: None known
Public Transit: The nearest bus stop (Stop #96459) is located across Loop 1604 on Potranco Road along Route 620.
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: Commercial zoning allows a variety of uses, all of which have their own respective parking requirements. Parking requirements can be found in the Unified Development Code, as per Table 526-3b.
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject property retaining the present zoning district designation. The “R-6” base zoning district permits single-family dwellings (detached) with a minimum lot size of 6,000 square feet and a minimum lot width of 50 feet, foster family home, public and private schools.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The subject property is not located within a Regional Center nor within half (½) mile of a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis and 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 West/Southwest Sector Plan and is currently designated as “Regional Center” in the land use component of the plan. The requested “C-3” base zoning district is consistent with the adopted land use designation.
2. Adverse Impacts on Neighboring Lands:
Staff has not found evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. The proposed use is consistent with the established development pattern of the surrounding area. The subject property faces Loop 1604 and is in close proximity to the Loop 1604 and Potranco Road intersection. This intersection is a Regional Center area, and the requested zoning is appropriate.
3. Suitability as Presently Zoned:
The existing “R-6” base zoning district is not appropriate for the surrounding area. The future land use of the subject property is “Regional Center” and is much more appropriate with a commercial designation. The property is facing Loop 1604, so creating single-family residential off of the Loop is not ideal.
4. Health, Safety and Welfare:
Staff has not found evidence of likely adverse effects on the public health, safety, or welfare. There are already commercial uses south of the property, so the proposed zoning is consistent with those uses.
5. Public Policy:
The request does not appear to conflict with any public policy objective. The West/Southwest Sector Plan designates the future land use of the Loop 1604 and Potranco Road intersections as “Regional Center,” so the request is consistent with the plan.
6. Size of Tract:
The 5.440 acre site is of sufficient size to accommodate the proposed development. The subject property is currently vacant.
7. Other Factors:
None.