DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 9
SUBJECT:
Zoning Case Z2017033 S ERZD
SUMMARY:
Current Zoning: "C-2 MLOD-1 ERZD" Commercial Camp Bullis Military Lighting Overlay Edwards Recharge Zone District
Requested Zoning: "C-2 S MLOD-1 ERZD" Commercial Camp Bullis Military Lighting Overlay Edwards Recharge Zone District with Specific Use Authorization for a Hotel
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: March 07, 2017. This case was postponed from the February 21, 2017 Zoning Commission hearing.
Case Manager: Nyliah Acosta, Planner
Property Owner: New Era SA, LLC
Applicant: New Era SA, LLC
Representative: Kaufman & Killen, Inc
Location: 2800 Block of North Loop 1604 East
Legal Description: Lot P-5A, P-8A, P-10, P-11, NCB 15671
Total Acreage: 6.17 acres
Notices Mailed
Owners of Property within 200 feet: 27
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: San Antonio Water System and the Department of Planning and Community Development
Property Details
Property History: The subject property was annexed into the City of San Antonio in 1985 and was previously zoned “Temp R-1 ERZD” Temporary Single-Family Residence District Edwards Recharge Zone. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to “R-6” Residential Single-Family District. Later a 2007 case (Ordinance 2007-04-05-0390) rezoned the property to the current “C-2 ERZD” Commercial District Edwards Recharge Zone.
Topography: The property is located within the Edwards Recharge Zone.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: RM-4 and MF-33
Current Land Uses: Single-Family Residences Vacant Land and Apartments
Direction: West
Current Base Zoning: R-6, C-3 and MF-33
Current Land Uses: Vacant Lot, Commercial and Apartments
Direction: South
Current Base Zoning: UZROW
Current Land Uses: Loop 1604
Direction: East
Current Base Zoning: RM-4 and C-3
Current Land Uses: Single-Family Residences and Commercial
Overlay and Special District Information:
All surrounding properties carry the "ERZD" Edwards Recharge Zone District. The "ERZD" 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”.
Transportation
Thoroughfare: Loop 1604
Existing Character: Freeway.
Proposed Changes: None Known.
Public Transit: There are no VIA routes within walking distance.
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: Hotel- Minimum: 0.8 per room plus 1 per 800 sf of public meeting and restaurant space. Maximum: 1 per room plus 1per 400 sf of public meeting area and restaurant space.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current base zoning district.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends Approval.
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, and is currently designated as Suburban 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 no evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. The applicant proposes a Hotel that will be approximately 47 feet tall, with 123 rooms, and will be set back 105 feet from the surrounding residential properties.
3. Suitability as Presently Zoned:
The current “C-2” base zoning district is appropriate for the subject property’s location. The request will maintain the current base zoning district, and will add the specific use authorization for a hotel. The current “C-2” is appropriate for this area, because it faces the access road of Loop 1604 and provides a transition from commercial to residential areas.
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 subject property is located within the Stone Oak Regional Center, as established by the SA Tomorrow Comprehensive Plan. The subject property is already zoned for commercial use and the requested specific use authorization for a hotel use is not substantially greater than the permitted uses in “C-2”, which is consistent with the Suburban Tier future land use.
The request does not conflict with the guiding principles of the Comprehensive Plan.
6. Size of Tract:
The subject property totals 6.17 acres in size, which will accommodate the uses permitted in “C-2” Commercial District.
7. Other Factors:
The purpose of the Specific Use Authorization is to provide for certain uses which, because of their unique characteristics or potential impacts on adjacent land uses, are not generally permitted in certain zoning districts as a matter of right, but with may, under the right set of circumstances and conditions be acceptable in certain specific locations.
The subject property is located within the Camp Bullis Awareness Zone / Military Influence Area. In accordance with the signed Memorandum of Understanding between Fort Sam Houston and the City of San Antonio, the Military did not review the request because the property is less than 10 acres in size and does not directly abut the installation.
The SAWS report has classified the subject property as Category 2. SAWS staff recommends approval of the zoning request with an impervious cover limitation of 50%.