DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 4
SUBJECT:
Zoning Case Z2017199
SUMMARY:
Current Zoning: "I-1 AHOD" General Industrial Airport Hazard Overlay District
Requested Zoning: "R-5 AHOD" Residential Single-Family Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: August 1, 2017
Case Manager: Nyliah Acosta, Planner
Property Owner: Dorothy R. Sims
Applicant: DR Horton
Representative: Brown & Ortiz, PC
Location: 8200 Block of SW Loop 410
Legal Description: 62.14 acres out of NCB 18044
Total Acreage: 62.14
Notices Mailed
Owners of Property within 200 feet: 91
Registered Neighborhood Associations within 200 feet: People Active in Community Effort
Applicable Agencies: Lackland
Property Details
Property History: The subject property was annexed into the City of San Antonio in 1995 and was previously zoned “Temp R-1” Temporary Single-Family Residence District. A 1997 rezoning case, Ordinance 85498, rezoned the property “I-1” Light Industrial District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current “I-1” General Industrial District.
Topography: A portion of the property is within the 100 Year Flood Plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: R-5, MF-33, C-3
Current Land Uses: Single-Family Residences, and Vacant Lots
Direction: East
Current Base Zoning: R-6, C-3NA
Current Land Uses: Garza Masonry Stone, Vacant Lot, and Spirit Truck Lines
Direction: South
Current Base Zoning: R-5
Current Land Uses: Single-Family Residences, and Vacant Lots
Direction: West
Current Base Zoning: R-6
Current Land Uses: Vacant Lots
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: Southwest Loop 410 Access Road
Existing Character: Freeway Access Road
Proposed Changes: None Known
Public Transit: There are no VIA routes within walking distance from the subject property.
Traffic Impact: A Traffic Impact Analysis (TIA) is required. The traffic generated by the proposed development does not exceed the threshold requirements
Parking Information: Single-Family Residential: Minimum vehicle spaces- 1 per unit. Maximum vehicle spaces- N/A.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current base zoning district.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The subject property is within the Port San Antonio Regional Center, but is not within close proximity to a Premium Transit Corridor.
Staff Analysis and Recommendation: Staff and Zoning Commission (10-0) recommend 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 United Southwest Communities Plan, and is currently designated as “Low Density Residential” in the future land use component of the plan. The requested “R-5” Residential Single-Family 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 to develop single-family homes on 5,000 square foot lots. The request is consistent with the surrounding rural residential uses.
3. Suitability as Presently Zoned:
The current “I-1” base zoning district is not appropriate for the subject property’s location, because of the surrounding residential 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 rezoning request does not appear to conflict with any public policy objective.
6. Size of Tract:
The subject property totals 62.140 acres in size, which reasonably accommodates the uses permitted in “R-5” Residential Single-Family District.
7. Other Factors:
The subject property is located within the Lackland notification area. In accordance with the signed Memorandum of Understanding between Joint Base San Antonio (JBSA) and the City of San Antonio, the Military was notified of the request.