DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 3
SUBJECT:
Zoning Case Z2018195 CD
SUMMARY:
Current Zoning: "R-6 AHOD" Residential Single-Family Airport Hazard Overlay District
Requested Zoning: "R-6 CD AHOD" Residential Single-Family Airport Hazard Overlay District with a Conditional Use for a Barber or Beauty Shop
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: June 5, 2018
Case Manager: Kayla Leal, Planner
Property Owner: Jorge Robles
Applicant: Jorge Robles
Representative: Jorge Robles
Location: 1742 Commercial Avenue
Legal Description: Lot 81, Block 2, NCB 7645
Total Acreage: 0.1521
Notices Mailed
Owners of Property within 200 feet: 22
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 on September 23, 1944, established by Ordinance 1391. It was zoned “B” Residence District, and changed to “R-1” Single Family Residence District, established by Ordinance 84398, dated July 11, 1996. The current “R-6” Residential Single-Family base zoning district converted from the previous “R-1” upon adoption of the 2001 Unified Development Code (UDC) established by Ordinance 93881, dated May 3, 2001.
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 CD, R-6
Current Land Uses: Hair Salon, Duplex
Direction: East
Current Base Zoning: R-6
Current Land Uses: Single-Family Residential
Direction: South
Current Base Zoning: R-6
Current Land Uses: Single-Family Residential, Church
Direction: West
Current Base Zoning: R-6 S, C-1 CD
Current Land Uses: Office, Restaurant, Daycare
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: Commercial Avenue
Existing Character: Secondary Arterial Type B
Proposed Changes: None known
Thoroughfare: Kendalia Avenue
Existing Character: Local Street
Proposed Changes: None known
Public Transit: There is a bus stop (Stop #42687) within walking distance of the subject property on Commercial Avenue, along Bus Routes 46 and 246.
Traffic Impact: A Traffic Impact Analysis (TIA) Report is not required. The traffic generated by the proposed development does not exceed the threshold requirements.
Parking Information: The use of a Barber or Beauty Salon requires a minimum of one (1) parking space per 300 square feet of the Gross Floor Area (GFA) and a maximum of one (1) parking space per 200 square feet of the GFA.
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject property retaining the present zoning district designation. Single-family residential zoning permits dwellings (detached) with a minimum lot size of 6,000 square feet and a minimum lot width of 50 feet, as well as foster family homes, 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 (½)-mile of the Looper Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (8-0) recommend Approval.
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 South Central San Antonio Community Plan and is currently designated as “Low Density Residential” in the land use component of the plan. The requested “R-6” base zoning district is consistent with the adopted land use designation.
2. Adverse Impacts on Neighboring Lands:
Staff has not 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. The beauty salon already exists, and the applicant is requesting the zoning to bring it into compliance. The property directly north is part of the beauty salon and contains the “R-6 CD” zoning, so the request is consistent with the remaining of the beauty salon.
3. Suitability as Presently Zoned:
The existing “R-6” base zoning district is appropriate for the surrounding area, and is appropriate for the South Central San Antonio Community Plan. The request will be maintaining the residential base zoning district.
4. Health, Safety and Welfare:
Staff has not found any indication of likely adverse effects on the public health, safety, or welfare. The beauty salon is located on the corner of Commercial Avenue and Kendalia Avenue, and there are other commercial uses on the corners of that intersection.
5. Public Policy:
The request does not appear to conflict with any public policy objective. The request is consistent with the South Central San Antonio Community Plan.
6. Size of Tract:
The 0.1521 acre site is of sufficient size to accommodate the proposed development. The beauty salon is already developed and has parking to accommodate the business.
7. Other Factors:
The Conditional Use zoning procedure is designed to provide for a land use that is not permitted by the established zoning district, but due to individual site considerations or unique development requirements would be compatible with adjacent land uses under given conditions.