DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 3
SUBJECT:
Zoning Case Z2016160
SUMMARY:
Current Zoning: "R-4 AHOD" Residential Single-Family Airport Hazard Overlay District
Requested Zoning: "C-2 AHOD" Commercial Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: June 21, 20016
Case Manager: Erica Greene, Planner
Property Owner: Othon and Maria Antonieta Ruiz
Applicant: Othon and Maria Antonieta Ruiz
Representative: Othon and Maria Antonieta Ruiz
Location: 3551 Commercial Avenue
Legal Description: Lot 11-G, Block 47, NCB 11077
Total Acreage: 0.25
Notices Mailed
Owners of Property within 200 feet: 18
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 1957, Ordinance 24277 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” Residential Single-Family 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: R-6
Current Land Uses: Single-Family Residential
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: Commercial Avenue
Existing Character: Local Road
Proposed Changes: None
Thoroughfare: West Ansley Boulevard
Existing Character: Local Road
Proposed Changes: None
Public Transit: The nearest VIA bus routes are #46 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: Professional Office requires a minimum of 1 per 300 sf GFA and a maximum of 1 per 140 sf GFA.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current "R-4 AHOD" Residential Single-Family 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 West/Southwest Sector Plan, and is currently designated as General Urban Tier in the future land use component of the plan. The requested “C-2” Commercial base zoning district is consistent with the future land use designation.
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 character of the neighborhood.
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 and R-6” which works in conjunction with surrounding single family dwellings in the 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 West/Southwest Sector Plan as promotes housing that is well maintained to help ensure the long-term viability of neighborhoods.
6. Size of Tract:
The subject property totals 0.25 acres in size, which should reasonably accommodate the uses permitted in “C-2” Commercial District.
7. Other Factors:
The applicant proposes a office building 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.