DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Zoning Case Z2015206
SUMMARY:
Current Zoning: "C-3 AHOD" General Commercial Airport Hazard Overlay District and "R-5 AHOD" Residential Single-Family Airport Hazard Overlay District
Requested Zoning: "L AHOD" Light Industrial Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: June 16, 2015
Case Manager: Mary Moralez-Gonzales
Property Owner: G5 Concepts LLC
Applicant: Daniel Guerra
Representative: Eric Wolff
Location: 5543 Sherri Ann Road
Legal Description: Lot 3, 4, 5, and A-35, Block 3, NCB 13806
Total Acreage: 3.68
Notices Mailed
Owners of Property within 200 feet: 26
Registered Neighborhood Associations within 200 feet: None
Planning Team: None
Applicable Agencies: San Antonio Aviation Department
Property Details
Property History: The current "C-3" and "R-5" base zoning districts resulted from the zoning district conversion that accompanied the adoption of the 2001 Unified Development Code (Ordinance 93881, dated May 3, 2001); this "C-3" base zoning district converted from the previous "B-3" Business District, which was established by ordinance 42474, dated July 12, 1973. The current "R-5" base zoning district has never been the subject of a rezoning case and, therefore, retains its original zoning classification of "A" Single Family Residence District, which, per the 2001 Unified Development Code district conversion, it is today classified as an "R-5" 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
Current Base Zoning: R-5
Current Land Uses: Single-Family Residence
Direction: East
Current Base Zoning: R-5
Current Land Uses: Homes
Direction: South
Current Base Zoning: I-1
Current Land Uses: Outdoor Vehicle Storage
Direction: West
Current Base Zoning: R-6
Current Land Uses: Single-Family Residence, Two-Family Residences
Overlay and Special District Information: 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: Sherri Ann Road
Existing Character: Local road, one lane in each direction, with no sidewalks
Proposed Changes: None known
Public Transit: VIA bus route 21-Kirby/Converse stops at Randolph Boulevard and Weidner Road.
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: Off-street vehicle parking requirements are determined by type of use and building size. The zoning application refers to a utility construction company and the preliminary site plan shows 33 parking spaces.
ISSUE:
None.
ALTERNATIVES:
Denial of the proposed zoning will result in the subject property retaining the "C-3" and "R-5" base zoning districts.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends Denial.
Criteria for Review: According to Section 35-421, zoning amendments shall be based on the approval criteria below.
1. Consistency:
The subject property is not within a Sector or Neighborhood Plan. The proposed zoning request to "L" Light Industrial is not consistent with the established development pattern of the surrounding area. The property is surrounded by residences on the east, west, and north sides of the property.
2. Adverse Impacts on Neighboring Lands:
Staff has found evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. The proposed use is not consistent with the established development pattern of the surrounding area. The surrounding properties are residential and the proposed request would be directly adjacent to residential uses without appropriate buffers.
3. Suitability as Presently Zoned:
The existing base "C-3" General Commercial and "R-5" Residential Single-Family zoning districts are appropriate for the surrounding area.
4. Health, Safety and Welfare:
Staff finds that the proposed request will result in adverse effects on public health, safety, and welfare. The potential noise, traffic, and chemical odors would negatively impact nearby homeowners.
5. Public Policy:
The request does not appear to conflict with any public policy objective.
6. Size of Tract:
The 3.68 acre site is of sufficient size to accommodate the proposed development.
7. Other Factors:
None.