DEPARTMENT: Development Services
COUNCIL DISTRICTS IMPACTED: 7
SUBJECT:
Zoning Case # Z2015283 CD
SUMMARY:
Current Zoning: “R-6 AHOD” Residential Single-Family Airport Hazard Overlay District
Requested Zoning: “C-1 CD AHOD” Light Commercial Airport Hazard Overlay District with Conditional Use for a Variety Store with Outdoor Display
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: October 6, 2015
Case Manager: Shepard Beamon, Planner
Property Owner: Ana Luisa Sanchez
Applicant: Abiel R. Hinojosa
Representative: Abiel R. Hinojosa
Location: 8151 Eckhert Road
Legal Description: Lot P-33, NCB 17970
Total Acreage: 1.856
Notices Mailed
Owners of Property within 200 feet: 28
Registered Neighborhood Associations within 200 feet: The Bluffs at Westchase HOA; Eckhert Crossing Association
Planning Team: Huebner/Leon Creeks Community Plan - 18
Applicable Agencies: Northside I.S.D.
Property Details
Property History: The subject property was annexed into the City of San Antonio on December 30, 1985 (Ordinance # 61607). At that time, the property was zoned “Temp R-1”. Upon the adoption of the 2001 Unified Development Code, the zoning was converted to the current “R-6” Residential Single-Family District.
Topography: None.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: MF-25, R-6
Current Land Uses: Apartments, Single Family Residences
Direction: East
Current Base Zoning: R-6, OCL
Current Land Uses: Single Family Residences, Marshall High School, Church
Direction: South
Current Base Zoning: O-1
Current Land Uses: Cardiology Office
Direction: West
Current Base Zoning: R-6
Current Land Uses: Single Family Residences
Transportation
Thoroughfare: Eckhert Road
Existing Character: Secondary Arterial Type A
Proposed Changes: None known
Thoroughfare: Maverick Oak Drive
Existing Character: Local Street
Proposed Changes: None known
Public Transit: VIA Bus Route 606 has a stop along Eckhert Road, near the subject property.
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:
Retail - Variety Store. Minimum Vehicle Spaces: 1 per 300 sf GFA. Maximum Vehicle Spaces: 1 per 200 sf GFA
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject property retaining the present “R-6” zoning district designation.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (7-0) recommend Approval with Conditions.
Zoning Commission recommended approval with the Condition that a 30-foot buffer be maintained in the rear of the property.
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 Huebner/Leon Creeks Community Plan and is designated as Office land use. The requested “C-1” 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 in relation to this zoning request.
3. Suitability as Presently Zoned:
The existing “R-6” zoning district is appropriate for the subject property and surrounding areas. However, the subject property is located on a major secondary arterial and the proposed “C-1” base zoning is also suitable and will provide support for the development of a variety store. The requested zoning will not have any negative effects on the future development of adjacent properties.
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. The zoning request fulfills the goals of the Huebner/Leon Creeks Community Plan, by promoting new commercial and residential development that is respectful of the primarily residential character of the area.
6. Size of Tract:
The subject property is 1.856 acres in size, which accommodates the proposed development for a variety store with adequate space for parking.
7. Other Factors:
The applicant is proposing a 4 foot fence buffer along the front of the property. The applicant has been informed of the C-1 requirements including a minimum 15 foot landscape buffer between the primary use and the adjoining residential properties in the rear and the public right-of-way in the front.