DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 4
SUBJECT:
Zoning Case Z2016007
(Associated Plan Amendment 16001)
SUMMARY:
Current Zoning: "R-6 AHOD" Residential Single-Family Airport Hazard Overlay District
Requested Zoning: "I-2 AHOD" Heavy Industrial Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: November 3, 2015
Case Manager: Mary Moralez-Gonzales, Planner
Property Owner: Alamo Commercial Properties
Applicant: Joseph Alex Salas
Representative: Joseph Alex Salas
Location: 8189 Nelson Road
Legal Description: 89.816 acres out of NCB 18045
Total Acreage: 89.816
Notices Mailed
Owners of Property within 200 feet: 10
Registered Neighborhood Associations within 200 feet: None
Planning Team: None
Applicable Agencies: San Antonio Aviation Department
Property Details
Property History: The subject property was annexed by the City of San Antonio in 1985 by the approval of Ordinance # 61617. The property was originally zoned “Temporary R-1.” Upon adoption of the 2001 Unified Development Code, the zoning designation converted from the “Temporary R-1” to the current “R-6” base zoning. The property is developed with a 381,000 square feet recycling facility.
Topography: The western boundary of subject property is within a floodplain. The applicant must adhere to the Unified Development Code, Appendix F as it pertains to floodplain regulations.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: I-2 S
Current Land Uses: Vacant Land
Direction: South
Current Base Zoning: Outside City Limits
Current Land Uses: Vacant Land
Direction: East
Current Base Zoning: I-2 S
Current Land Uses: Covel Gardens Landfill Facility
Direction: West
Current Base Zoning: R-6
Current Land Uses: Vacant Land, Floodplain
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: Nelson Road
Existing Character: Local street, one lane in each direction
Proposed Changes: None known
Public Transit: There is no VIA bus service near the subject property.
Traffic Impact: A TIA report is not required.
Parking Information: Off-street vehicle parking requirements for a recycling facility is based on the gross floor area of the building. Minimum Requirement: 1 space per 1,500 square feet. Maximum Requirement: 1 space per 300 square feet.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current “R-6” Residential Single-Family base zoning.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (9-0) recommend 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 subject property is located within the United Southwest Communities Plan. The current future land use component is “Agricultural.” The applicant is requesting a Plan Amendment to create a “Heavy Industrial” future land use category with a corresponding zoning district of “I-2” Heavy Industrial, in order to request the “I-2” zoning district to allow conformance of the existing recycling facility. The Planning Commission recommended approval.
2. Adverse Impacts on Neighboring Lands:
Staff has found no evidence of likely adverse impacts on neighboring lands in relation to this zoning change request.
3. Suitability as Presently Zoned:
The existing “R-6” zoning is not appropriate for the subject property. At this time, there is no public and commercial infrastructure that supports the location of single-family residences in the surrounding area. The requested plan amendment and zoning change are appropriate and staff believes the proposed use will be compatible with the surrounding land uses and overall character of the area.
4. Health, Safety and Welfare:
Staff has found no evidence of likely negative impacts on public health, safety or welfare related to the zoning request.
5. Public Policy:
The requested zoning does not appear to conflict with any public policy objective.
6. Size of Tract:
The subject property measures approximately 89.816 acres, which is sufficient to accommodate the existing development with adequate space for parking.
7. Other Factors:
None.