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File #: 19-1913   
Type: Zoning Case
In control: City Council A Session
On agenda: 3/7/2019
Posting Language: ZONING CASE # Z-2018-900062 CD (Council District 5): Ordinance amending the Zoning District Boundary from "R-4 MLOD-2 MLR-2 AHOD" Residential Single-Family Lackland Military Lighting Overlay Military Lighting Region 2 Airport Hazard Overlay District to "C-2 CD AHOD MLOD-2 MLR-2" Commercial Lackland Military Lighting Overlay Military Lighting Region 2 Airport Hazard Overlay District with Conditional Use for a Tattoo Parlor/Studio on Lot 23 and Lot 24, Block 9, NCB 3912, located at 308 Espinosa Street. Staff and Zoning Commission recommend Approval, pending Plan Amendment. (Associated Plan Amendment PA-2018-900018)
Attachments: 1. Location Map, 2. Site Plan, 3. Zoning Minutes, 4. Draft Ordinance, 5. Ordinance 2019-03-07-0200
Related files: 19-1715

DEPARTMENT: Development Services                     

 

DEPARTMENT HEAD: Michael Shannon

                     

COUNCIL DISTRICTS IMPACTED: 5

 

SUBJECT:

Zoning Case Z-2018-900062 CD

(Associated Plan Amendment PA-2018-900018)

 

SUMMARY:

Current Zoning: "R-4 MLOD-2 MLR-2 AHOD" Residential Single-Family Lackland Military Lighting Overlay Military Region 2 Airport Hazard Overlay District

 

Requested Zoning: "C-2 CD” AHOD MLOD-2 MLR-2" General Commercial Lackland Military Lighting Overlay Military Region 2 Airport Hazard Overlay District with Conditional Use for Tattoo Parlor/Studio

 

BACKGROUND INFORMATION:

Zoning Commission Hearing Date: February 5, 2019.  This case is continued from the January 15, 2019 hearing.

 

Case Manager: Dominic Silva, Planner

 

Property Owner: Betty Garcia Alaniz

 

Applicant: Rene Saucedo

 

Representative: Rene Saucedo

 

Location: 308 Espinosa Street

 

Legal Description: Lot 23 and Lot 24, Block 9, NCB 3912

 

Total Acreage: 0.1435

 

Notices Mailed

Owners of Property within 200 feet: 24

Registered Neighborhood Associations within 200 feet: There is no Neighborhood Association within 200 feet.

Applicable Agencies: San Antonio ISD

 

Property Details

Property History: The subject property was originally “R-7” Residential District, established by Ordinance 33412, dated June 28, 1965. Upon the adoption of the 2001 Unified Development Code, the previous “R-7” converted to the current “R-4” Residential Single-Family District.

 

Topography:  The subject property is not located within the 100-year flood plain.

 

Adjacent Base Zoning and Land Uses

Direction: North

Current Base Zoning:  “R-4”

Current Land Uses: Residential

 

Direction: East

Current Base Zoning: UZROW

Current Land Uses: Interstate Highway 35

 

Direction: South

Current Base Zoning:  “R-4”

Current Land Uses: Residential

 

Direction: West

Current Base Zoning:  “R-4”

Current Land Uses: Residential

 

Overlay and Special District Information: 

 

Transportation

Thoroughfare:  Recio Street

Existing Character:  Local

Proposed Changes:  None Known

Public Transit:  There are no Via bus routes within walking distance of the subject property.

 

Thoroughfare:  Espinosa Street

Existing Character:  Local

Proposed Changes:  None Known

Public Transit:  There are no Via bus routes within walking distance of the subject property.

 

Thoroughfare:  Interstate Highway 35

Existing Character:  Interstate

Proposed Changes:  None Known

Public Transit:  There are no Via bus routes within walking distance of the subject property.

 

Traffic Impact:  A Traffic Impact Analysis (TIA) is required.

 

Parking Information: 

The minimum number of parking spaces for a variety of commercial retail is 1 per 300 sf GFA.

 

ISSUE:

None.

 

ALTERNATIVES:

Denial of the requested zoning change would result in the subject property retaining the present zoning district designation of “R-4”. These districts provide areas for medium- to high-density, single-family residential uses where adequate public facilities and services exist with capacity to serve development. These districts are composed mainly of areas containing single-family dwellings and open area where similar residential development seems likely to occur. Residential single-family provides minimum lot size and density requirements in order to preserve neighborhood character.

 

FISCAL IMPACT:

None.

 

Proximity to Regional Center/Premium Transit Corridor

The property is located within 1 mile of the Downtown Regional Center and is not located within a Premium Transit Corridor.

 

RECOMMENDATION:

Staff Analysis and Recommendation: Staff and Zoning Commission (10-0) recommend Approval, pending Plan Amendment.

 

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 Nogalitos/South Zarzamora Plan and is currently designated as “Low Density Residential” in the future land use component of the plan. The requested “C-2” base zoning is not compatible with the future land use designation. The applicant is seeking a Plan Amendment to “Mixed Use.” Staff and Planning Commission recommend Approval.

 

2.  Adverse Impacts on Neighboring Lands: 

Staff finds no evidence of likely adverse impacts on neighboring lands in relation to this zoning change request as it is separate

 

3.  Suitability as Presently Zoned: 

The current “R-6” Residential Single-Family is an appropriate zoning for the property and surrounding area.

 

4.  Health, Safety and Welfare: 

Staff has not found indication of likely adverse effects on the public health, safety, or welfare.

 

5.  Public Policy: 

The proposed rezoning does appear to conflict with the following goals, principles, and objectives of the Huebner/Leon Creeks Community Plan.

 

Huebner/Leon Creeks Community Plan Relevant Goals and Objectives:

 

                     Goal 1; Objective 1.1: Growth Management - Promote new commercial and residential development that is respectful of the primarily residential character of the area.

                     Goal 1; Objective 1.3: Low Density - Maintain the low density development pattern.

                     Goal 1; Objective 1.4: Neighborhood Conservation and Nodal Development - Seek techniques to maintain existing development patterns.

 

6.  Size of Tract: 

The subject property is .1435 acres, which would adequately support a variety of commercial as well as the proposed Tattoo Parlor/Studio.

 

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.

 

Staff is working with the applicant for a more complete site plan.