DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 8
SUBJECT:
Zoning Case Z2017217 S ERZD
SUMMARY:
Current Zoning: "ED MLOD-1 MSAO-1 ERZD" Entertainment District Camp Bullis Military Lighting Overlay Military Sound Attenuation Overlay Edwards Recharge Zone District
Requested Zoning: "ED S MLOD-1 MSAO-1 ERZD" Entertainment District Camp Bullis Military Lighting Overlay Military Sound Attenuation Overlay Edwards Recharge Zone District with Specific Use Authorization for a Wireless Telecommunication Tower
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: October 17, 2017
Case Manager: Erica Greene, Planner
Property Owner: La Cantera Development Company
Applicant: T-Mobile Wireless
Representative: Vincent Huebinger
Location: 16416 La Cantera Parkway
Legal Description: 0.037 acres out of NCD 14859
Total Acreage: 0.037
Notices Mailed
Owners of Property within 200 feet: 8
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: SAWS
Property Details
Property History: The subject property was annexed into the City of San Antonio in 1987 and was previously zoned “B-3” Business District. A 1990 case, Ordinance #71311 zoned the subject property as “ED” Entertainment District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current “ED” Entertainment District.
Topography: The property does not include any abnormal physical features such as slope or inclusion in a floodplain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: ED
Current Land Uses: Vacant Lot
Direction: West
Current Base Zoning: ED
Current Land Uses: Apartments
Direction: South
Current Base Zoning: ED
Current Land Uses: Vacant Lot
Direction: East
Current Base Zoning: ED
Current Land Uses: Six Flags Fiesta
Overlay and Special District Information: All surrounding properties carry the "MLOD-1" Military Lighting Overlay District, 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.
All surrounding properties carry the "MSAO-1" Camp Bullis Military Sound Attenuation Overlay District, due to their proximity to Camp Bullis. The "MSAO-1" does not restrict permitted uses, but does enforce construction standards intended to lessen the impact of external noise from the nearby military installation. The “MSAO-1” regulations apply to new construction of habitable structures.
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: La Cantera Parkway
Existing Character: Local Street
Proposed Changes: None
Public Transit: VIA bus route #94 is within walking distance of 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: Service: Utilities requires a minimum of 1 per service employee.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current "ED" Entertainment District. The current zoning of “ED” Entertainment District allows districts which include as a primary use, a theme park or destination resort that is developed as a regional tourist entertainment facility.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The subject property is within the UTSA Regional Center and not within a half mile of a Premium Transit Corridor.
RECOMMENDATION:
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 North Sector Plan, and is currently designated as “Regional Center” in the future land use component of the plan. The requested “ED” Entertainment 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 requested zoning change for a Wireless Telecommunication Tower blends in with the surrounding properties of the area including a theme park and multi-family housing.
3. Suitability as Presently Zoned:
The current “ED” base zoning district is appropriate for the subject property’s location. The requested commercial zoning with a Specific Use for Wireless Telecommunication Tower is consistent for the area. The subject property is surrounded by development that supports the proposed zoning.
4. Health, Safety and Welfare:
Staff has found no indication of likely adverse effects on the public health, safety, or welfare. The surrounding land uses include several commercial properties.
5. Public Policy:
The rezoning request does not appear to conflict with the land use goals and strategies of the North Sector plan that encourages compatible economic development along major transportation routes and existing activity centers that do not interfere with the mission of Camp Bullis.
6. Size of Tract:
The subject property totals 0.037 acres in size, which should reasonably accommodate the uses permitted in “ED” Entertainment 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 which may under the right set of circumstances and conditions be acceptable in certain specific locations.
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 65%.