DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Zoning Case Z2017238
(Associated Plan Amendment 17072)
SUMMARY:
Current Zoning: “I-2 AHOD” Heavy Industrial Airport Hazard Overlay District
Requested Zoning: “R-5 AHOD” Residential Single-Family Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: September 19, 2017
Case Manager: Nyliah Acosta, Planner
Property Owner: Linda Dahl Garrahan
Applicant: Donald R. Garrahan
Representative: Donald R. Garrahan
Location: 116 Holbrook Road
Legal Description: Lot 23, NCB 12175
Total Acreage: 0.1170
Notices Mailed
Owners of Property within 200 feet: 5
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 1952 and was zoned “LL” First Manufacturing District. Upon adoption of the 2001 Unified Development Code, the previous “LL” converted to the current “I-2” Heavy Industrial District.
Topography: Then Subject Property is within the Salado Creek Watershed.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: I-2
Current Land Uses: Vacant Lot
Direction: East
Current Base Zoning: I-2
Current Land Uses: Vacant Lot and Residence
Direction: South
Current Base Zoning: I-2, MR
Current Land Uses: Duplex, Fort Sam Houston
Direction: West
Current Base Zoning: MR
Current Land Uses: Fort Sam Houston
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: Holbrook Road
Existing Character: Local Road
Proposed Changes: None Known
Thoroughfare: Petroleum Drive
Existing Character: Local Road
Proposed Changes: None Known
Public Transit: There are no VIA bus routes within walking distance from 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: 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. The heavy industrial district allows uses that are highly hazardous, environmentally severe in character and/or generate very high volumes of truck traffic. The district was established in order to provide sites for activities which involve major transportation terminals and manufacturing facilities that have a greater impact on the surrounding area than industries found in the L or I-1 districts. Examples of permitted uses: acetylene gas manufacturing & storage, asphalt products manufacturing, boiler & tank works, chemical process clothing manufacturing, and grain drying & milling.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The subject property is not within a Regional Center or a Premium Transit Corridor
Staff Analysis and Recommendation: Staff and Zoning Commission (7-0) 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 San Antonio Airport Vicinity Land Use Plan, and is currently designated as “Light Industrial” in the future land use component of the plan. The requested “R-5” Residential Single-Family base zoning district is not consistent with the future land use designation. The applicant has submitted a Plan Amendment to change the land use from “Light Industrial” to “Low Density Residential”. Staff and Planning Commission recommend Approval.
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 use the property as a single-family dwelling. The structure was built in 2003 and is currently surrounded by other residential uses. While the area is primarily light industrial, the highway buffers the intense uses to the east with less intense uses to the west. In addition, allowing the change to “R-5” provides the potential to decrease the saturation of heavy industrial uses.
3. Suitability as Presently Zoned:
The current “I-2” base zoning district is appropriate for the subject property’s location; however, a downzoning could generate a mix of commercial and residential uses to help clean up some of the out of date “I-2” zoned properties.
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 0.1170 acres in size, which reasonably accommodates the uses permitted in “R-5” Residential Single-Family District.
7. Other Factors:
None.