DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 5
SUBJECT:
Zoning Case Z2018081
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: February 20, 2018
Case Manager: Kayla Leal, Planner
Property Owner: Guadalupe Salazar
Applicant: Guadalupe Salazar
Representative: Guadalupe Salazar
Location: 2015 El Jardin Road
Legal Description: South 85 feet of Lot 7C, Block 8, NCB 8084
Total Acreage: 0.3883
Notices Mailed
Owners of Property within 200 feet: 21
Registered Neighborhood Associations within 200 feet: Westwood Square Neighborhood Association
Applicable Agencies: None
Property Details
Property History: The subject property was annexed on September 25, 1952, established by Ordinance 18115. The current “R-6” base zoning district converted from the previous “R-1” One Family Residence District upon adoption of the 2001 Unified Development Code (Ordinance 63881, dated May 3, 2001), established by Ordinance 65106, dated May 28, 1987.
Topography: The property does not include any abnormal physical features such as slope or inclusion in a flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: R-6
Current Land Uses: SAFD Station #33, Single-Family Residential
Direction: East
Current Base Zoning: R-6
Current Land Uses: Single-Family Residential
Direction: South
Current Base Zoning: R-6, RM-4
Current Land Uses: Single-Family Residential
Direction: West
Current Base Zoning: C-3NA, I-1
Current Land Uses: Distribution Facility, Health Center
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: El Jardin Road
Existing Character: Local Street
Proposed Changes: None known.
Thoroughfare: SW 36th Street
Existing Character: Minor Artertial
Proposed Changes: None known
Public Transit: There are nearby bus stops within walking distance along Bus Routes 75, 66, 68.
Traffic Impact: A Traffic Impact Analysis (TIA) Report is required.
Parking Information: Commercial zoning allows a variety of uses, all of which have their own respective parking requirements. Parking requirements can be found in the Unified Development Code, as per Table 526-3b.
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject property retaining the present zoning district designation. The “R-6” base zoning district permits 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 nor a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends Denial, with an Alternate Recommendation of “C-1” Light Commercial District.
Criteria for Review: According to Section 35-421, zoning amendments shall be based on the approval criteria below.
1. Consistency:
The subject property is located within the West/Southwest Sector Plan and is currently designated as “General Urban Tier” in the land use component of the plan. The requested “C-2” base zoning district is consistent with the adopted land use plan.
2. Adverse Impacts on Neighboring Lands:
Staff has found evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. The proposed use is consistent with the established development pattern of the surrounding area. Staff is recommending a less intense commercial district to mitigate likely adverse impacts of the “C-2” zoning designation.
3. Suitability as Presently Zoned:
The existing “R-6” base zoning district is appropriate for the surrounding area. There are currently single-family residential uses to the east and south of the subject property.
4. Health, Safety and Welfare:
Staff has found indication of likely adverse effects on the public health, safety, or welfare. The “C-2” base zoning district is not appropriate near the single-family residential, but staff finds a less intense commercial use may not pose indication of likely adverse effects.
5. Public Policy:
The request does not appear to conflict with any public policy objective.
6. Size of Tract:
The 0.3883 acre site is of sufficient size to accommodate the proposed development. There is no restriction on building size in the “C-2” base zoning district, but staff recommends the “C-1” base zoning district with permits up to a maximum building size of 5,000 square feet.
7. Other Factors:
Joint Base San Antonio (JBSA) has reviewed this request, located in the Lackland AFB Military Influence Area and has no objections to the proposed rezoning. Any additional requirements have been given to the applicant to coordinate with JBSA.