DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: Council District 10
SUBJECT:
Zoning Case Z2015069 CD S
SUMMARY:
Current Zoning: "R-6 AHOD" Residential Single-Family Airport Hazard Overlay District and "MF-33 AHOD" Multi-Family Airport Hazard Overlay District
Requested Zoning: "C-2 CD S AHOD" Commercial Airport Hazard Overlay District with a Conditional Use for Athletic Fields and a Specific Use Authorization for Meeting Facilities
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: March 17, 2015
Case Manager: Mary Moralez-Gonzales, Planner
Property Owner: Luis Moreno & Martin Ognoskie
Applicant: Michele Debs
Representative: Michele Debs
Location: 4512 and 4516 Stahl Road
Legal Description: A 2.4.09 acre tract of land out of NCB 15688
Total Acreage: 2.409
Notices Mailed
Owners of Property within 200 feet: 9
Registered Neighborhood Associations within 200 feet: None
Planning Team: San Antonio International Airport Vicinity Plan
Applicable Agencies: City of San Antonio Aviation Department
Property Details
Property History: The subject property was annexed by the City of San Antonio in 1972. The original zoning designation was "Temporary R-1". A 1984 zoning case rezoned a portion of the property to "R-3". Upon adoption of the 2001 Unified Development Code, the previous base zoning districts converted to the current "MF-33" Multi-Family District. The other portion of the property was also originally zoned "Temporary R-1." Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current "R-6" Residential Single-Family District.
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, Northwest, Northeast
Current Base Zoning: C-2, C-3 R
Current Land Uses: Vacant
Direction: South, Southwest, Southeast
Current Base Zoning: MF-33, C-2
Current Land Uses: Vacant
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: Stahl Road
Existing Character: Secondary Arterial Type A
Proposed Changes: None known
Thoroughfare: Higgins Road
Existing Character: Secondary Arterial Type A
Proposed Changes: None known
Public Transit: VIA bus stop is located approximately three blocks south on Higgins Road.
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:
Athletic Fields
Minimum requirement: 1 space per 6 seats, or 1 space per 30 square feet of GFA if no permanent seats
Maximum allowance: 1 space per 4 seats, or 1 space per 50 square feet of GFA if no permanent seats
Recreational Facility
Minimum requirement: 1.5 spaces per 1,000 square feet of GFA
Maximum allowance: 10 spaces per 1,000 square feet of GFA
ISSUE:
None.
ALTERNATIVES:
Denial of the zoning request will result in the subject property retaining the residential zoning. Staff recommends an alternative zoning designation.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (7-0) recommend Approval.
Criteria for Review: According to Section 35-421, zoning amendments shall be based on the approval criteria below.
1. Consistency:
The current zoning is consistent with the Medium Density Residential Land Use Category. Medium residential uses include single-family residences as well as some multi-family residential uses. The proposed zoning request of "C-2 CD S" is consistent with the existing land use category and the applicant has applied for a Plan Amendment. Staff has recommended amending the plan to the Mixed Use Land Use Category due to the existing land use patterns in the area. The Mixed Use Land Use Category will provide consistency with the adjacent land uses to the north and will support the goals of the San Antonio International Airport Vicinity Plan. The Mixed Use Land Use Category also allows for development that is compatible with the existing Medium Density Residential classification that already exists in the area. The Plan Amendment was approved by the Planning Commission on March 11, 2015.
2. Adverse Impacts on Neighboring Lands:
Staff has found no likely adverse impacts on neighboring lands in relation to this zoning change request. The proposal to rezone to "C-2 CD S" is consistent with the established development pattern of the surrounding area.
3. Suitability as Presently Zoned:
Although the zoning of "R-6" and "MF-33" are suitable for the property, the majority of the adjacent properties are zoned "C-2".
4. Health, Safety and Welfare:
Staff has found no indication of other 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 2.409 acre site is of sufficient size to accommodate the proposed development.
7. Other Factors:
None.