DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 4
SUBJECT:
Zoning Case Z-2019-10700344
SUMMARY:
Current Zoning: "R-6 MLOD-2 MLR-1 AHOD" Residential Single-Family Lackland Military Lighting Overlay Military Lighting Region 1 Airport Hazard Overlay District.
Requested Zoning: "MHC MLOD-2 MLR-1 AHOD" Manufactured Housing Conventional Lackland Military Lighting Overlay Military Lighting Region 1 Airport Hazard Overlay District (all overlays remain the same)
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: February 18, 2020
Case Manager: Victoria Castro, Planner
Property Owner: Lionso Dolores Cruz
Applicant: Lionso Dolores Cruz
Representative: Lionso Dolores Cruz
Location: 5342 Gwenda Lea
Legal Description: Lot 11, Block 3, NCB 15634
Total Acreage: 0.1708
Notices Mailed
Owners of Property within 200 feet: 29
Registered Neighborhood Associations within 200 feet: Southwest Community Neighborhood Association
Applicable Agencies: Lackland Air Force Base
Property Details
Property History: The subject property was annexed by Ordinance 41419 on December 26, 1972 and zoned Temporary “R-1” Single Family Residential District. The adoption of the Unified Development Code (UDC) by Ordinance 93881, dated May 3, 2001 converted the property zoned Temporary “R-1” Single Family Residential District to the current “R-6” Residential Single-Family.
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: “MH”
Current Land Uses: Residential Dwelling
Direction: East
Current Base Zoning: “R-6”
Current Land Uses: Residential Dwelling
Direction: South
Current Base Zoning: “R-6 and “MH”
Current Land Uses: Residential Dwelling
Direction: West
Current Base Zoning: “RM-4”
Current Land Uses: Residential Dwelling
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.
"MLOD-2"
All surrounding properties carry the "MLOD-2" Military Lighting Overlay District, due to their proximity to Lackland Air Force Base. The "MLOD-2" does not restrict permitted uses, but does regulate outdoor lighting in an effort to minimize night-time light pollution and its effects on operations at the military installation.
Transportation
Thoroughfare: Gwenda Lea
Existing Character: Local
Proposed Changes: None Known
Public Transit: VIA bus route are within walking distance of the subject property
Routs Served: 619
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 requirement for a single-family dwelling is 1 space per unit.
ISSUE:
None.
ALTERNATIVES:
Current: The present zoning district designation of "R-6" Residential Single-Family District provides areas for 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.
Proposed: The proposed “MHC” Manufactured Housing Conventional District is composed of areas suitable for individual HUD-code manufactured homes. Although this district still exists, it is no longer approved for new properties.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The subject property is not within a Regional Center or located within the Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (10-0) 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 Community Plan and is currently designated as “Low Density Residential” in the future land use component of the plan. The requested “MHC” 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 surrounding properties are “R-6” and “MH.”
3. Suitability as Presently Zoned:
The current “R-6” Residential Single-Family District is an appropriate zoning for the property and surrounding area. The proposed “MHC” Manufactured Housing Conventional District is appropriate on an individual lot is considered a low density residential use for the purposes of the land use plan. A manufactured home is classified as a single-family home, but requires rezoning to “MHC”.
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 proposed rezoning does not appear to conflict with the following goals, principles, and objectives of the United Southwest Community Plan:
• Goal 2: Encourage the development of new housing that is compatible with the community.
• Objective 2.1: Encourage single family development.
6. Size of Tract:
The subject property is 0.1708 acres, which could reasonably accommodate residential use.
7. Other Factors:
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 indicated that there is no objection to this request.
The applicant is rezoning his property to Manufactured Housing Conventional District, in order to comply with the zoning requirements in the area and to address the code citation he received, for having an unpermitted mobile home on the lot.