DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 3
SUBJECT:
Zoning Case Z2017163
SUMMARY:
Current Zoning: “OCL” Outside City Limits
Requested Zoning: “FR” Farm and Ranch District and “RP” Resource Protection District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: June 6, 2017
Case Manager: Daniel Hazlett, Planner
Property Owner: Multiple Owners
Applicant: City of San Antonio
Representative: City of San Antonio
Location: Multiple properties generally bounded by Medina Creek to the North, Pleasanton Road to the East, Loop 1604 to the South, and Applewhite Road to the West
Legal Description: The area being approximately 5.87 square miles in Bexar County, Texas, is generally located north of South 1604 East, east of Applewhite Road, west of Pleasanton Road, and south of Mauermann Road.
Total Acreage: 3,758.67
Notices Mailed
Owners of Property within 200 feet: 142
Registered Neighborhood Associations within 200 feet: None.
Applicable Agencies: None.
Property Details
Property History: The subject property is currently located outside of City limits. The subject property is located within the Extraterritorial Jurisdiction (ETJ). The subject property’s zoning is contingent upon the upcoming annexation into the City of San Antonio.
Topography: Multiple properties are located within the 100-year flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: MI-1, RP, OCL, R-4, FR
Current Land Uses: Undeveloped land, Single-Family Residences
Direction: East
Current Base Zoning: R-4, OCL,
Current Land Uses: Outside City Limits
Direction: South
Current Base Zoning: OCL
Current Land Uses: Outside City Limits
Direction: West
Current Base Zoning: BP, MI-1, OCL, C-2
Current Land Uses: Undeveloped land, Single-Family Residences
Overlay and Special District Information: A portion on the northwest corner of the proposed annexation carries 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: Loop 1604 South
Existing Character: Freeway
Proposed Changes: None Known
Thoroughfare: Applewhite Road
Existing Character: Enhanced Secondary Arterial
Proposed Changes: None Known
Thoroughfare: Neal Road
Existing Character: Enhanced Secondary Arterial
Proposed Changes: None Known
Thoroughfare: Pleasanton Road
Existing Character: Enhanced Secondary Arterial
Proposed Changes: None Known
Thoroughfare: Trumbo Road
Existing Character: Local Road
Proposed Changes: None Known
Public Transit: There are no VIA bus routes within walking distance of the subject properties
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:
Any future development will need to comply with parking standards established in Tables 526-3a and 526-3b.
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject property being assigned “DR” Development Reserve District, which permits single-family uses on a minimum of a 6,000 square foot lot.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The subject properties are not within a Regional Center or a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (7-3) recommend Approval.
Criteria for Review: According to Section 35-421, zoning amendments shall be based on the approval criteria below.
1. Consistency:
The properties are located within the Heritage South Sector Plan and are designated as “Country Tier” and “Agribusiness Tier”. The requested "FR" and “RP” zoning districts are consistent with the land use designations.
2. Adverse Impacts on Neighboring Lands:
Staff has found no evidence of likely adverse impacts on surrounding properties in relation to this zoning request. Adjacent properties are similarly zoned.
3. Suitability as Presently Zoned:
The property is currently outside the city limits and does not have zoning. The subject properties are predominately farm land, undeveloped land, and single-family uses. The proposed “RP” and “FR” are appropriate for the current land uses.
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 request does not appear to conflict with any public policy objective. The requested land use adheres to the Heritage South Sector Plan by providing land uses that are compatible with neighboring properties that preserve natural and cultural resources, neighborhood character, and economic viability.
6. Size of Tract:
The proposed areas to be zoned include 3,758.67 acres.
7. Other Factors:
None.