DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 3
SUBJECT:
Zoning Case Z2016155
(Associated Plan Amendment #16043)
SUMMARY:
Current Zoning: "R-4 AHOD" Single-Family Residential Airport Hazard Overlay District
Requested Zoning: "C-2 AHOD" Commercial Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: June 7, 2016
Case Manager: Erica Greene, Planner
Property Owner: Spencer Ramirez
Applicant: Spencer Ramirez
Representative: Spencer Ramirez
Location: 4000 Block of Goliad Road
Legal Description: Lot 1, 2, 3, Block 29, NCB 10911
Total Acreage: 0.6831
Notices Mailed
Owners of Property within 200 feet: 17
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: None
Property Details
Property History: The subject property was annexed into the City of San Antonio in 1952 and was previously zoned “B” Residence District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current "R-4” Single-Family Residential District
Topography: The property does not include any abnormal physical features such as slope or inclusion in a floodplain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: R-4
Current Land Uses: Single-Family Residential
Direction: West
Current Base Zoning: R-4
Current Land Uses: Single-Family Residential
Direction: South
Current Base Zoning: R-4
Current Land Uses: Single-Family Residential
Direction: East
Current Base Zoning: ROW
Current Land Uses: Goliad Road
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: Goliad Road
Existing Character: Secondary Arterial Type B
Proposed Changes: None
Thoroughfare: Lebanon Street
Existing Character: Local Street
Proposed Changes: None
Public Transit: The nearest VIA bus route is #20 within walking distance 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: Service: Food, Mobile Food Court requires a minimum of 2 per mobile food establishment unit and a maximum of 5 per mobile food establishment unit.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current "R-4 AHOD" Single-Family Residential Airport Hazard Overlay District.
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 property is located within the Stinson Airport Vicinity Land Use Plan, and is currently designated as Low Density Residential in the future land use component of the plan. The requested “C-2” Commercial base zoning district is not consistent with the future land use designation. The applicant has requested a Plan Amendment to change the land use from Low Density Residential to Community Commercial. Staff and Planning Commission have recommended denial.
2. Adverse Impacts on Neighboring Lands:
Staff finds evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. The intensity of rezoning the subject property to “C-2” will alter the established land uses.
3. Suitability as Presently Zoned:
The current “R-4” base zoning district is appropriate for the subject property’s location. The adjacent properties are zoned “R-4” which works in conjunction with surrounding single family dwellings and zoning districts.
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 rezoning request does appear to conflict with land uses goals and strategies of the Stinson Airport Vicinity Land Use Plan as it plans to protect the quality of life of residents including health, safety and welfare by protecting the integrity of existing residential neighborhoods.
6. Size of Tract:
The subject property totals 0.6831 acres in size, which should reasonably accommodate the uses permitted in “C-2” Commercial District.
7. Other Factors:
The applicant proposes a commercial establishment with a mobile food truck court on the subject property. The surrounding properties are zoned “R-4” Single-Family Residential District. The request to rezone the subject property will not provide consistency with the surrounding areas and will significantly alter the land use pattern or character of the immediate area as the proposed change is not compatible with the already-existing surrounding pattern of development. The applicant may need to request a variance from the Board of Adjustment for a reduction of required setbacks for mobile food courts.