DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 4
SUBJECT:
Zoning Case Z2018268 S
SUMMARY:
Current Zoning: "R-6 AHOD" Residential Single-Family Airport Hazard Overlay District
Requested Zoning: "R-6 S AHOD" Residential Single-Family Airport Hazard Overlay District with Specific Use Authorization for a Manufactured Home
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: August 21, 2018
Case Manager: Daniel Hazlett, Planner
Property Owner: Jennifer L. Penate
Applicant: Jennifer L. Hurtado
Representative: Jennifer L. Hurtado
Location: 5418 Gavilan Drive
Legal Description: Lot 191, Block 8, NCB 15624
Total Acreage: 0.2169
Notices Mailed
Owners of Property within 200 feet: 20
Registered Neighborhood Associations within 200 feet: Southwest Community Association
Applicable Agencies: Lackland Air Force Base
Property Details
Property History: The property was annexed into the City of San Antonio and zoned Temporary “R-1” Single-Family Residence District by Ordinance 41419, dated December 26, 1972. The property converted from Temporary “R-1” to the current “R-6” Residential Single-Family District with the adoption of the 2001 Unified Development Code (UDC), established by Ordinance 93881, on May 3, 2001.
Topography: The property does not include any abnormal physical features such as slope or incursion in a flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: “R-6”
Current Land Uses: Single-Family Residences
Direction: East
Current Base Zoning: “R-6”, “MH”
Current Land Uses: Single-Family Residences
Direction: South
Current Base Zoning: “R-6”
Current Land Uses: Single-Family Residences
Direction: West
Current Base Zoning: “R-6”
Current Land Uses: Single-Family Residences
Overlay and Special District Information:
"AHOD"
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: Gavilan Drive
Existing Character: Local Street
Proposed Changes: None Known
Thoroughfare: Old Pearsall Road
Existing Character: Secondary Arterial
Proposed Changes: None Known
Public Transit: VIA bus route 614 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:
The minimum parking required for a single-family residence is 1 parking space per residence.
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject property retaining the present zoning district designation of “R-6”, which accommodates single-family dwellings (detached) with a minimum lot size of 6,000 square feet and a minimum lot width of 35 feet, foster family homes, public and private schools.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The property is not located within a Regional Center nor is it located within a ½ of a mile of a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (11-0) 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 United Southwest Communities Plan and is currently designated as “Low Density Residential” in the future land use component of the plan. The requested “R-6” 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. The proposed rezoning to permit the Specific Use Authorization for a Manufactured Home is consistent with the current development of the neighborhood.
3. Suitability as Presently Zoned:
The current “R-6” Residential Single-Family District is an appropriate zoning for the property and surrounding area. The properties in the area are a mix of single-family residences and manufactured homes.
4. Health, Safety and Welfare:
Staff has found no indication of likely adverse effects on the public health, safety, or welfare. The proposed rezoning is requested in order to place a manufactured home on a vacant lot.
5. Public Policy:
The proposed rezoning does not appear to conflict with the goals and objectives of the United Southwest Communities Plan. The neighborhood has developed into a mix of manufactured homes and standard single-family homes.
Relevant Goals and Objectives of the United Southwest Communities Plan:
• Goal 2: Housing - Encourage the development of new housing that is compatible with the community.
• Objective 2.1: Develop New Housing - Encourage single-family development.
6. Size of Tract:
The subject property is 0.2169 of an acre, which should reasonably accommodate a manufactured home.
7. Other Factors:
The purpose of the Specific Use Authorization is to provide for certain uses which, because of their unique characteristics or potential impacts on adjacent land uses, are not generally permitted in certain zoning districts as a matter of right, but with may, under the right set of circumstances and conditions be acceptable in certain specific locations.
The subject property is located within the Lackland AFB Awareness Zone/Military Influence Area. In accordance with the signed Memorandum of Understanding, JBSA was notified of the proposed request. The Military has no objection to the request.