DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 10
SUBJECT:
Zoning Case Z-2019-10700102
SUMMARY:
Current Zoning: “NP-10 AHOD” Neighborhood Preservation Airport Hazard Overlay District
Requested Zoning: “R-5 AHOD” Residential Single-Family Lackland Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: June 16, 2020
Case Manager: Justin Malone, Planner
Property Owner: Kathrine Zettner
Applicant: Marcus Moreno
Representative: Marcus Moreno
Location: 3948 Jung Road
Legal Description: Lot P-25B and Lot P-25C, NCB 17365
Total Acreage: 16.946
Notices Mailed
Owners of Property within 200 feet: 50
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 by Ordinance 83132, dated December 31, 1995 and zoned “R-A” Residence-Agriculture district. The subject property converted from “R-A” to “NP-10” Neighborhood Preservation District with the adoption of the 2001 Unified Development Code, established by Ordinance 93881, dated May, 03, 2001.
Topography: The property does not include any abnormal physical features such as slope but has incursion in a flood plain on the southern portion.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: “R-6”
Current Land Uses: Single-Family Residential
Direction: South
Current Base Zoning: “R-4” and “R-6”
Current Land Uses: Single-Family Residential
Direction: East
Current Base Zoning: “R-6”
Current Land Uses: Single-Family Residential
Direction: West
Current Base Zoning: “C-1” and “R-5”
Current Land Uses: Vacant Land
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: Jung Road
Existing Character: Local
Proposed Changes: None known
Public Transit: VIA bus routes are not within walking distance of the subject property.
Traffic Impact: TIA determination cannot be made at this time.
Parking Information: The minimum parking requirement for single-family dwellings is 1 space per unit.
ISSUE:
None.
ALTERNATIVES:
Current: The present zoning district designation of “NP-10” is part of a series of preservation districts that are designed to protect properties zoned "R-A," "R-1a," "R-1b," or "R-1c" prior to June 4, 2001 and existing platted subdivisions which are substantially developed with single-family detached dwelling units. It is the policy of the city that these districts will be applied only to properties zoned "R-A," "R-1a," "R-1b," or "R-1c" prior to June 4, 2001 or platted subdivisions which are recorded as of the effective date of this chapter, in order to prevent such subdivisions from being further subdivided in a manner in order to avoid congestion in the streets, prevent safety hazards, protect the health and general welfare of subdivision residents, provide adequate light and air, prevent the overcrowding of land, avoid undue concentration of population, and facilitate the adequate provision of public facilities. The "NP" districts are not appropriate for the down zoning of unsubdivided parcels or tracts.
Proposed: The proposed “R-5” Residential Single-Family zoning district includes single-family homes and accessory-dwellings on a single lot and are ideally within walking distance of schools and neighborhood commercial uses. It also includes lower impact community-oriented uses such as churches, parks, or community centers.
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 San Antonio International Airport Vicinity Land Use Plan and is currently designated as “Low Density Residential” in the future land use component of the plan. The requested “R-5” base zoning district is consistent with the adopted land use.
2. Adverse Impacts on Neighboring Lands:
Staff does not find evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. “R-5” Residential Single-Family is an appropriate zoning and is consistent with adjacent “R-6” zoning districts and uses.
3. Suitability as Presently Zoned:
The current “NP-10” Neighborhood Preservation District is appropriate zoning for large lot development. The proposed “R-5” is more appropriate in density for the area and will provide more housing options. It is also consistent with the current land development pattern.
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 not appear to conflict with the following goals, principles, and objectives of the San Antonio International Airport Vicinity Land Use Plan:
• Goal I: Protect the quality of life of residents including health, safety and welfare
o Objective 1.1: Protect integrity of existing residential neighborhoods and prevent excessive noise pollution and other airport hazards
6. Size of Tract:
The subject property is 16.946 acres, which could reasonably accommodate residential single-family housing.
7. Other Factors:
The applicant is rezoning to develop a residential subdivision.