DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Zoning Case Z2018116
SUMMARY:
Current Zoning: R-6 AHOD" Residential Single-Family Airport Hazard Overlay District
Requested Zoning: "C-3R AHOD" General Commercial Restrictive Alcoholic Sales Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: March 20, 2018
Case Manager: Nyliah Acosta, Planner
Property Owner: Rogelio O. Ibarra & Celine S. Ibarra
Applicant: Rogelio O. Ibarra & Celine S. Ibarra
Representative: Rogelio O. Ibarra & Celine S. Ibarra
Location: 114 Roundtree Lane
Legal Description: Lot 5, Block 1, NCB 13758
Total Acreage: 0.1768
Notices Mailed
Owners of Property within 200 feet: 15
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 into 1964 and was zoned “R-1”Single Family Residence District. Upon the 2001 Unified Development Code the previous “R-1” 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: R-6
Current Land Uses: Single-Family Residences, Vacant Lot
Direction: East
Current Base Zoning: R-6, MF-33, C-3 CD
Current Land Uses: Apartments, Residences,
Direction: South
Current Base Zoning: C-2, C-2 CD, C-3, C-3R
Current Land Uses: Motel, Apartments, Duplex, Auto Repair, Restaurant, Vacant Lot
Direction: West
Current Base Zoning: R-6
Current Land Uses: Vacant Lots
Overlay and Special District Information: The subject property is within the Mandatory Detention Area.
Transportation
Thoroughfare: Roundtree
Existing Character: Local Road
Proposed Changes: None Known
Thoroughfare: Overlook Road
Existing Character: Local Road
Proposed Changes: None Known
Public Transit: VIA route 21 is 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: Parking Lot: Minimum Parking Spaces- NA
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 with the “R-6” District.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The subject property is within the NE 1-35 and Loop 410 Regional Center, but not within a Premium Transit Corridor.
Staff Analysis and Recommendation: Staff and Zoning Commission (10-0) recommend 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 within any Community Plan, Neighborhood Plan, or Sector Plan, therefore a finding of consistency is not required.
2. Adverse Impacts on Neighboring Lands:
Staff finds evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. The proposed “C-3” is too intense to be further introduced into the block. There are single-family homes to the north and east, and open up the opportunity for intense commercial uses to operate in an otherwise residential area. The applicant proposes to use the property as a parking lot for the engineering office directly to the south of the subject property fronting on Randolph Boulevard. Commercial uses are already encroaching into the neighborhood, four lots down is a contractor trades facility. Encouraging incompatible uses in residential areas, is against best planning practices, and would continue to alter the character of the neighborhood.
3. Suitability as Presently Zoned:
The current “R-6” base zoning district is appropriate for the subject property’s location. Across the street are single-family residential uses, as well as adjacent to the subject property.
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 0.1768 acres in size, which does not accommodate the uses permitted in “C-3” Commercial District.
7. Other Factors:
None.