DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 9
SUBJECT:
Zoning Case Z2016012 ERZD
(Associated Plan Amendment 16002)
SUMMARY:
Current Zoning: “C-3 MLOD ERZD” General Commercial Military Lighting Overlay Edwards Recharge Zone District
Requested Zoning: “MF-25 MLOD ERZD” Low Density Multi-Family Military Lighting Overlay Edwards Recharge Zone District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: February 2, 2016
Case Manager: Erica Greene, Planner
Property Owner: Ironwood Partners, LTD
Applicant: Daniel M. Briggs
Representative: Daniel M. Briggs
Location: 20600 Block of Stone Oak Parkway at Vermeer
Legal Description: 17.26 acres of land out of NCB 19218
Total Acreage: 17.26
Notices Mailed
Owners of Property within 200 feet: 6
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: Camp Bullis
Property Details
Property History: The subject property was annexed into the City of San Antonio in 1952 and was previously zoned “Temporary R-1” Single-Family Residence District, which then converted to “B-3 ERZD” Business Edwards Recharge Zone District in 1965. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current “C-3 ERZD” General Commercial Edwards Recharge Zone District.
Topography: The property does not include any abnormal physical features such as slope or inclusion in a floodplain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: OCL
Current Land Uses: Outside City Limits
Direction: West
Current Base Zoning: MF-25 PUD
Current Land Uses: Apartment Complex
Direction: South
Current Base Zoning: C-2
Current Land Uses: Apartment Complex
Direction: East
Current Base Zoning: MF-25
Current Land Uses: Apartment Complex
Overlay and Special District Information: 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.
All surrounding properties carry the "ERZD" Edwards Recharge Zone District. The "ERZD" does restrict permitted uses, due to the environmentally sensitive nature of the recharge zone. Per Chapter 34 of the City of San Antonio Code of Ordinances, the San Antonio Water System (SAWS) and City of San Antonio departments share regulatory jurisdiction over development within the “ERZD”.
Transportation
Thoroughfare: Stone Oak Parkway
Existing Character: Primary Road
Proposed Changes: None
Thoroughfare: Vemeer Street
Existing Character: Local Street
Proposed Changes: None
Public Transit: There is not a bus route located near the subject property.
Traffic Impact: A Traffic Impact Analysis (TIA) is required. The traffic generated by the proposed development does exceed the threshold requirements.
Parking Information: The proposed zoning change will require the minimum of 1 vehicle spaces per unit and a maximum of 1.9 vehicle spaces per unit.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current “C-3 MLOD ERZD” General Commercial Military Lighting Overlay Edwards Recharge Zone District.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends Approval, pending Plan Amendment.
Criteria for Review: According to Section 35-421, zoning amendments shall be based on the approval criteria below.
1. Consistency:
The property is located within the North Sector Plan, and is currently designated as General Urban Tier in the future land use component of the plan. The “C-3” base zoning district is not consistent with the adopted land use designation. The applicant has applied for a Plan Amendment to change the designation to Mixed Use Center. Staff and Planning Commission recommend approval.
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 current “C-3” base zoning district is not appropriate for the subject property’s location. Generally, light commercial zoning provides a better buffer between residential zoning than general or heavy commercial zoning. The adjacent properties to the east and west are zoned “MF-25 MLOD ERZD” which works in conjunction with surrounding multi-family dwellings in the zoning district. The request to rezone the subject property follows the current pattern of development.
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 totals 17.26 acres in size, which should reasonably accommodate the uses permitted in “MF-25” Low Density Multi-Family Military District.
7. Other Factors:
The SAWS report has classified the subject property as a Category 1. SAWS staff recommends approval of the zoning request, provided that the applicant adheres to the Site Specific Recommendations listed below:
1. The impervious cover shall not exceed 50% on the site.
2. The land uses within the project site shall be in conformance with the table of permitted uses at the time the re-zoning is approved. Should a proposed use be listed as requiring City Council approval, the owner/operator shall apply for re-zoning for that particular use at the project site. If the land use is listed as special use, a special permit must be obtained for that use. If the land use is listed as not allowed, that land use will not be permitted on the project site.
3. The owner of all water pollution abatement structures shall ensure these structures are properly maintained and kept free of trash and debris. A signed water quality maintenance plan must be submitted to the Aquifer Protection & Evaluation Section of SAWS. If at any time the ownership of the property changes, the seller must disclose to the buyer all the requirements of the water quality maintenance plan. The new owner must submit a signed water quality maintenance plan to the Aquifer Protection & Evaluation Section of SAWS.
4. Landscaped areas shall be sensitive to minimizing water needs, i.e., use of native plants. Each purchaser of an individual lot or tenant within this development shall be informed by the seller or lessor in writing about Best Management Practices (BMP) for pesticide and fertilizer application. Preventing Groundwater Pollution, A Practical Guide to Pest Control, available from the Edwards Aquifer Authority (210) 222-2204, or equivalent information produced by the U.S. Natural Resource Conservation Service, Texas Department of Agriculture, U.S. Department of Agriculture, shall be used.
5. The applicant shall notify the Construction Monitoring of SAWS at (210) 233- 3549 no later than 48 hours prior to the commencement of construction at the site. If any significant geologic features such as, but not limited to, solution openings, caves, sinkholes, or wells are found during the excavation, construction, or blasting, the developer shall notify the Texas Commission on Environmental Quality and the Aquifer Protection & Evaluation Section of SAWS at (210) 233-3522.