DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Zoning Case Z2018001
SUMMARY:
Current Zoning: "R-6 AHOD" Residential Single-Family Airport Hazard Overlay District
Requested Zoning: "C-2 AHOD" Commercial Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: December 19, 2017. This case is continued from November 21, 2017 Zoning hearing.
Case Manager: Erica Greene, Planner
Property Owner: Veronica Acevedo
Applicant: Jose Acevedo
Representative: Jose Acevedo
Location: 101 Dinn Drive
Legal Description: Lot 108, Block 2, NCB 15731
Total Acreage: 0.2583
Notices Mailed
Owners of Property within 200 feet: 23
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 1972and was previously zoned “Temporary R-1” Single-Family Residence District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current “R-6” Residential Single-Family 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: C-3R
Current Land Uses: Restaurant
Direction: West
Current Base Zoning: R-6
Current Land Uses: Residential Single-Family
Direction: South
Current Base Zoning: C-3R
Current Land Uses: Restaurant
Direction: East
Current Base Zoning: R-6
Current Land Uses: Residential Single-Family
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: Dinn Drive
Existing Character: Local Street
Proposed Changes: None
Thoroughfare: Fratt Road
Existing Character: Local Street
Proposed Changes: None
Public Transit: VIA bus route #8 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: Auto: Tire Repair: requires a minimum of 1 per 500 sf GFA including service bays, wash tunnels, and retail areas and a maximum of 1 per 375 sf GFA including service bays, wash tunnels, and retail areas
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current "R-6" Residential Single-Family District. The current zoning of "R-6" Residential Single-Family District allows Single-family dwelling (detached) with a minimum lot size of 6,000 square feet and a minimum lot width of 50 feet, foster family home, public and private schools.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The subject property is not located within a Regional Center. The subject property is located within a half mile of a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends Denial.
Criteria for Review: According to Section 35-421, zoning amendments shall be based on the approval criteria below.
1. Consistency:
The subject property is currently not located within a Neighborhood, Community, or Sector Plan therefore a finding of consistency is not required. However, staff finds the requested zoning change is not consistent with the existing development pattern of the area.
2. Adverse Impacts on Neighboring Lands:
Staff finds evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. The requested zoning change for tire repair service does not blend in with the surrounding residential properties of the area.
3. Suitability as Presently Zoned:
The current “R-6” base zoning district is appropriate for the subject property’s location. The requested zoning for a tire repair service is not appropriate for the area. The surrounding properties to the east and west are zoned residential.
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 residential properties. The requested zoning change to allow for a tire repair service encroaches on the surrounding residential lots and will not fit in with the surrounding land uses.
5. Public Policy:
The rezoning request does not appear to conflict with any public policy objective.
6. Size of Tract:
The subject property totals 0.2583 acres in size, which should reasonably accommodate the uses permitted in “C-2” Commercial District.
7. Other Factors:
None.