DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 6
SUBJECT:
Zoning Case Z2018025
SUMMARY:
Current Zoning: "R-6" Residential Single-Family District
Requested Zoning: "C-2" Commercial District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: December 19, 2017
Case Manager: Nyliah Acosta, Planner
Property Owner: AZTX Properties, LTD
Applicant: AZTX Properties, LTD
Representative: Brown & Ortiz P.C.
Location: 13253 Galm Road
Legal Description: 14.9 acres out of NCB 18297 (known as Lot P-1, NCB 18297 and Lot P-1, CB 4450)
Total Acreage: 14.9
Notices Mailed
Owners of Property within 200 feet: 5
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: Planning Department
Property Details
Property History: The Subject property was annexed into the City of San Antonio on December 31, 1986 and was zoned Temp “R-1” Temporary Single Family Residence District. Upon the adoption of the 2001 Unified Development Code the previous Temp “R-1” Converted to the current “R-6” Residential Single-Family District.
Topography: The property is within the Transition Zone of the Edwards Recharge Zone.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: OCL
Current Land Uses: Single- Family Residences
Direction: East
Current Base Zoning: C-2 S, C -2, R-5
Current Land Uses: Vacant Lot, Gas Station Restaurant, Single- Family Residences
Direction: South
Current Base Zoning: OCL
Current Land Uses: Vacant Lots, Single- Family Residences
Direction: West
Current Base Zoning: OCL
Current Land Uses: Vacant Lots, Single- Family Residences
Overlay and Special District Information: None.
Transportation
Thoroughfare: Galm Road
Existing Character: Secondary Arterial
Proposed Changes: None Known
Thoroughfare: Culebra Road
Existing Character: Primary Arterial
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 not required. A MDP was approved prior to the TIA ordinance.
Parking Information: Retail: Minimum parking spaces- 1 per 300 sf GFA. Maximum parking spaces- 1 per 200 sf of GFA.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current base zoning district. 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 are allowed within the “R-6” district.
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 recommends 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 West/Southwest Sector Plan, and is currently designated as “General Urban Tier” in the future land use component of the plan. The requested “C-2” Commercial 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.
3. Suitability as Presently Zoned:
The current “R-6” is appropriate for the subject property’s location; however, this portion of Culebra Road is in the process of being upgraded to a two lane road in each direction, and as development advances into the area, “C-2” uses are a good buffer on primary arterials to transition into residential 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 14.9 acres in size, which accommodates the uses permitted in “C-2” Commercial District.
7. Other Factors:
None.