DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 9
SUBJECT:
Zoning Case Z201670 CD S ERZD
(Associated Plan Amendment 16082)
SUMMARY:
Current Zoning: “OCL” Outside City Limits
Requested Zoning: “MXD” Mixed Use District, “NP-15” Neighborhood Preservation District, “C-2” Commercial District, “C-3” General Commercial District, “MF-18” Limited Density Multi-Family District, “MF-25” Low Density Multi-Family District, “O-1.5” Mid Rise Office District, “R-20” Residential Single-Family District, “R-6” Residential Single-Family District, “RE” Residential Estate District, “RP” Resource Protection District, “C-2 CD” Commercial District with Conditional Use for a Movie Theater, “C-2 CD S” Commercial District with Conditional Use and Specific Use Authorization for a Machine Shop, “C-2 CD” Commercial District with Conditional Use for a Home Improvement Center with Outside Storage and Grocery Store, “C-2 CD” Commercial District with Conditional Use for Motor Vehicle Sales (Full Service), “C-2 CD” Commercial District with Conditional Use for a Carwash, “C-2 CD” Commercial District with Conditional Use for Feed, Seed, and Fertilizer Sales (With Outdoor Storage Permitted), “C-2 CD S” Commercial District with Conditional Use and Specific Use Authorization for a Carwash, “C-2 CD” Commercial District with Conditional Use for Motor Vehicle Sales, “C-2 CD S” Commercial District with Conditional Use and Specific Use Authorization for Boat and Marine - Storage (Outside Permitted), “C-2 CD” Commercial District with Conditional Use for landscaping Materials - Sales and Storage, “C-2 CD S” Commercial District with Conditional Use and Specific Use Authorization for a Micro-distillery, “C-2 CD S” Commercial District with Conditional Use and Specific Use Authorization for Metal Products Fabrication, “C-3 CD S” General Commercial District with Conditional Use and Specific Use Authorization for Oversized Vehicle Sales, Service, or Storage and Boat and Marine Storage, “C-2 S” Commercial District with Specific Use Authorization for a Hospital, “C-2 S” Commercial District with Specific Use Authorization for a Hotel, “C-2 S” Commercial District with Specific Use Authorization for a Wireless Communication System, “C-2 S” Commercial District with Specific Use Authorization for a Golf Driving Range, “C-2 S” Commercial District with Specific Use Authorization for a Funeral Home or Undertaking Parlor and Overlay Districts of “ERZD” Edwards Recharge Zone District, and MLOD-1” Military Lighting Overlay District 1, and creating and assigning the “GC-3” US 281 North Gateway Corridor District, as applicable.
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: October 18, 2016
Case Manager: Logan Sparrow, Principal Planner
Property Owner: Multiple property owners.
Applicant: City of San Antonio
Representative: Logan Sparrow, Principal Planner
Location: Located at multiple addresses
Legal Description: Approximately 1.9 square miles (1,224 acres) in Bexar County and Comal County, Texas.
Total Acreage: Approximately 1,224
Notices Mailed
Owners of Property within 200 feet: 683
Registered Neighborhood Associations within 200 feet: None.
Applicable Agencies: Northeast Independent School District, Camp Bullis, San Antonio Water System
Property Details
Property History: The area included is contained within the North Sector Plan. The area is included in the proposed US 281 North Corridor annexation area. The Department of Planning and Community Development have created an online interactive map allowing interested persons the ability to search for the proposed zoning specific to each property. The link to that interactive map is below:
<https://tempgis.sanantonio.gov/ProposedAnnexation/viewer/view.html>
Topography: Some properties are included in the 100 year flood plain area. Also, several properties will be included in the Edwards Recharge Zone District.
Overlay and Special District Information: Several properties are proposed for "ERZD" designation, which does restrict permitted uses, due to the environmentally sensitive nature of the recharge zone. Per Chapter 34 of the City of San Antonio Code of Ordinances, the San Antonio Water System (SAWS) and City of San Antonio departments share regulatory jurisdiction over development within the “ERZD.”
Several properties are proposed for "MLOD-1" Military Lighting Overlay District designation, due to their proximity to Camp Bullis. The "MLOD-1" does not restrict permitted uses, but does regulate outdoor lighting in an effort to minimize night-time light pollution and its effects on operations at the military installation.
The proposed “GC-3” US 281 North Gateway Corridor does not restrict permitted uses, but does require that development along the corridor adhere to specific design regulations meant to enhance the character of the US 281 North Corridor area.
Transportation
Thoroughfare: US Highway 281 North
Existing Character: Highway
Proposed Changes: The Texas Department of Transportation (TxDOT), in partnership with the Alamo Regional Mobility Authority (RMA) has undertaken a project to expand capacity of US 281 North along eight miles between US Loop 1604 and Borgfeld Road, south of the Bexar-Comal County Line. Plans will increase the roadway capacity from 4 to 10 total lanes (including 2 HOV lanes) from Stone Oak to Borgfeld.
Public Transit: VIA does not operate transit routes in this area.
ISSUE:
None.
ALTERNATIVES: Denial of the proposed zoning would result in the property being assigned “DR” Development Reserve District zoning. This district was established to act as a temporary zoing designation until newly annexed properties are rezoned.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends 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 property is located within the North Sector Plan. The requested zoning districts are consistent with either the current land use designations, or those further described in the associated plan amendment request. All proposed zoning is in keeping with the existing development patterns within those areas and factored in current Master Development Plans (MDP’s), plats, meetings with property owners, and the San Antonio thoroughfare plan.
2. Adverse Impacts on Neighboring Lands:
Staff has found no evidence of likely adverse impacts on surrounding properties in relation to this zoning request. The proposed zoning factored in the ability of the local street network to support growth, as well as proximity to established uses.
3. Suitability as Presently Zoned:
Currently, all included properties are “OCL” Outside City Limits and are not zoned.
4. Health, Safety and Welfare:
Staff has found no indication of likely adverse effects on the public health, safety, or welfare in relation to the zoning proposal. The proposed zoning will help to create more organized development along the corridor and will extend protections over the Edwards Recharge area.
5. Public Policy:
As the request, pending the plan amendment, is consistent with the North Sector future land use plan, the request does not appear to conflict with any public policy objective.
6. Size of Tract:
The subject properties total approximately 1224 acres acres in size. The proposed zoning districts are consistent with the size of individual parcels being zoned.
7. Other Factors:
None.