DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: Council District 7
SUBJECT:
Zoning Case Z2014025
SUMMARY:
Current Zoning: "I-1 AHOD" General Industrial Airport Hazard Overlay District and "C-3 AHOD" General Commercial Airport Hazard Overlay District
Requested Zoning: "R-4 AHOD" Residential Single-Family Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: March 4, 2014
Case Manager: Tony Felts, Planner
Property Owner: Multiple Owners
Applicant: City of San Antonio
Representative: City of San Antonio
Location: A portion of the 200 and 300 blocks of Dulce, a portion of the 5400 block of Greyrock Drive, and a portion of the 5400 block of Bakersfield
Legal Description: Lots 54 through 60, Block 5, NCB 14513; Lots 1 through 7 and Lots 56 through 62, Block 6, NCB 14514; Lots 1 through 6, Block 7, NCB 14515; and Lots 1 through 7, Block 8, NCB 14516
Total Acreage: Approximately 6.5 acres
Notices Mailed
Owners of Property within 200 feet: 96
Registered Neighborhood Associations within 200 feet: None
Planning Team: West/Southwest Sector - 35
Applicable Agencies: Lackland Military Influence Area
Property Details
Property History: The subject properties were annexed in 1952 and were originally zoned "A" Single Family Residence District. In a 1967 case, the properties were rezoned to "I-1" Light Industry District and "B-3" Business District. The subject properties were platted into their current configuration in 1970, and subsequently developed as single-family residences. Upon adoption of the 2001 Unified Development Code, the previous base zoning districts converted to the current "I-1" General Industrial District and "C-3" General Commercial District, respectively.
Most of the existing single-family residences were constructed, per Bexar County Appraisal District records, in the early to mid 1970's. It is unclear how the residences were constructed, as the zoning districts would not have allowed single-family residences at the time.
Recognizing the development issues faced by the residents of the area, the City Council passed a resolution in September 2013, directing the Development Services Department to initiate rezoning of the subject properties in order to accommodate the existing single-family residences.
Topography: The 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 and East
Current Base Zoning: "R-6" and "R-5"
Current Land Uses: Single-Family Residences
Direction: South
Current Base Zoning: "C-2", "C-3", "R-5", "C-3NA"and "I-1"
Current Land Uses: Apartments, Undeveloped Land, and Outdoor Storage
Direction: West
Current Base Zoning: "I-1"
Current Land Uses: Contractor Facility
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.
Properties to the west carry the "MAOZ-2" Military Airport Overlay Zone-2, due to their proximity to military airport takeoff and final approach paths. The City of San Antonio has designated the military airport overlay zones in order to promote the public health, safety, peace, comfort, convenience and general welfare of the inhabitants of military airport environs and to prevent the impairment of military airfields and the public investment. None of the subject properties are within the "MAOZ-2" overlay district.
Transportation
Thoroughfare: Dulce
Existing Character: Local Street; two lanes in each direction, with sidewalks
Proposed Changes: None known
Thoroughfare: Greyrock Drive, Bakersfield, Marconi Drive
Existing Character: Local Street; one lane in each direction, with sidewalks
Proposed Changes: None known
Public Transit: There are no VIA bus operations within the vicinity.
Traffic Impact: A Traffic Impact Analysis (TIA) is not required. The traffic generated by the proposed development does not exceed the threshold requirements.
Parking Information: Off-street vehicle parking requirements for single-family dwelling are a minimum of 1 space per unit, with no maximum parking. The rezoning case is meant to bring the existing uses into compliance; no new development is proposed.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the existing "C-3" General Commercial and "I-1" General Industrial base zoning districts, and the existing single-family residences would have limitations on expansion. Additionally, retention of the current base zoning districts may allow commercial or industrial uses to be introduced into an existing single-family residential neighborhood.
FISCAL IMPACT:
None. The subject properties comprise approximately 6.5 acres, which is equivalent to a rezoning case fee of $3,110. This is the standard fee charged by the Development Services Department for a case this size. Through resolution 2013-09-05-0027 R, the City Council has waived the required zoning case fee.
RECOMMENDATION:
Staff recommends approval. The Zoning Commission recommendation is pending the March 4, 2014 public hearing
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 General Urban Tier in the future land use component of the plan. The current base zoning designations are not consistent with the adopted land use designation.
The subject properties are part of an established single-family residential neighborhood and are fully developed as single-family homes.
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 request is meant to bring the existing residences into compliance.
3. Suitability as Presently Zoned:
The existing commercial and industrial zoning districts are not appropriate for the subject properties or the surrounding neighborhood. Although the neighborhood abuts commercial and industrial uses, the subject properties are not of sufficient size to accommodate such uses or the building setbacks and landscape buffers that would be required to protect the surrounding residential 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 request does not appear to conflict with any public policy objective.
6. Size of Tract:
The subject properties are sufficient in size for the current development as single-family residences.
7. Other Factors:
This rezoning case was initiated by City Council Resolution 2013-09-05-0027R, after a number of subject property owners were denied residential fence permits due to the current commercial and industrial zoning.