DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 8
SUBJECT:
Zoning Case Z2015096 S
SUMMARY:
Current Zoning: "R-6 PUD MSAO-1 MLOD-1" Planned Unit Development Residential Single-Family Camp Bullis Military Sound Attenuation Overlay Camp Bull Military Lighting Overlay District
Requested Zoning: "R-6 PUD S MSAO-1 MLOD-1" Planned Unit Development Residential Single-Family Camp Bullis Military Sound Attenuation Overlay Camp Bull Military Lighting Overlay District with a Specific Use Authorization for a Wireless Communication System
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: March 03, 2015
Case Manager: Oscar Aguilera, Planner
Property Owner: The Dominion Homeowners Association (Rob McDaniel)
Applicant: Wooden Law Firm, P. C. (Verizon Wireless)
Representative: Wooden Law Firm, P. C. (Verizon Wireless)
Location: 30 Vineyard Drive
Legal Description: Lot 27, Block 22, NCB 34753A
Total Acreage: 0.5405
Notices Mailed
Owners of Property within 200 feet: 8
Registered Neighborhood Associations within 200 feet: Dominion Home Owners Association
Planning Team: North Sector Plan-39
Applicable Agencies: Camp Bullis
Property Details
Property History: The eastern portions of the subject property were originally annexed in 1987 and the western portion of the subject property was originally annexed in 1998 and were originally zoned "Temp R-1" Temporary Single-Family Residence District. In a 1999 case, the property was rezoned to "R-1" Single-Family Residence District. Upon adoption of the 2001 Unified Development Code, the previous base zoning districts converted to the current "R-6" Residential Single-Family District. In a 2004 case, the property was rezoned to "R-6 PUD" Planned Unit Development Residential Single-Family District. The subject property was platted into its current configuration in 1997 (volume 9539, pages 4-7 of the Deed and Plat Records of Bexar County, Texas). The property 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 West
Current Base Zoning: "R-6 PUD"
Current Land Uses: Single-Family Residences and Vacant
Direction: East
Current Base Zoning: "MR"
Current Land Uses: Camp Bullis and Vacant
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 "MSAO-1" Camp Bullis Military Sound Attenuation Overlay District, due to their proximity to Camp Bullis. The "MSAO-1" does not restrict permitted uses, but does enforce construction standards intended to lessen the impact of external noise from the nearby military installation. The "MSAO-1" regulations apply to new construction of habitable structures.
Transportation
Thoroughfare: Vineyard Drive
Existing Character: Local; one lane in each direction with no sidewalks
Proposed Changes: None known
Public Transit: There is no public transit lines located within the immediate vicinity of the subject property.
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 are typically determined by building size and use.
Wireless Communication Systems
Minimum requirement: 1 per Service Employee
Maximum allowance: N/A
ISSUE:
None.
ALTERNATIVES:
Denial of the zoning request will result in the subject property retaining the residential zoning; the subject property would remain vacant and the area would not be able to have a wireless communication system.
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 property is located within the North Sector Plan and is currently designated as Rural Estate Tier in the future land use component of the plan. In accordance with the North Sector Plan: "The following "related zoning districts" are those that best meet the land use descriptions for the Tier or Center. Special zoning districts such as MXP, IDZ, TOD, ED, AE, PUD, FBZD, etc. may have a broad range of applicability. Requests for these special districts should be evaluated on a case by case basis. Generally, lower density or intensity uses may be accommodated in most Tiers and Centers although they are not listed as a related zoning district." The requested "R-6 PUD" 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 surrounding properties.
3. Suitability as Presently Zoned:
Both the current "R-6 PUD" and requested "R-6 PUD" with a Specific Use Authorization for a Wireless Communication System zoning districts are appropriate for the subject property. The requested Specific Use Authorization for a Wireless Communication System will not have any effects on future development, but rather provide additional services to any existing and potential 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 request does not appear to conflict with any public policy objective.
6. Size of Tract:
The subject property is 0.5405 of an acre in size, which accommodates the proposed development with adequate space for parking.
7. Other Factors:
In accordance with Section 35-385(d)(2) of the Unified Development Code (UDC), antenna support structures in residential districts shall be spaced at least two hundred (200) feet from a residential structure. Spacing requirements for antenna support structures on property zoned residential shall not apply if the property is vacant, undeveloped, and or unplatted and is located at least two hundred (200) feet, measured from the base of the antenna support structure to the nearest residential land use.
The properties to the north and southwest of the subject property have existing single-family residential structures. If the residential structures are within 200 feet of the antenna support structures a variance will be required to suffice the development standard set forth in Section 35-385(d)(2) of the UDC.