DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 6
SUBJECT:
Zoning Case Z-2020-10700143
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: "C-2 MLOD-2 MLR-1 AHOD" Commercial Lackland Military Lighting Overlay Military Lighting Region 1 Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: August 4, 2020
Case Manager: Michael Pepe, Planner
Property Owner: Kenneth Rios
Applicant: Kenneth Rios
Representative: Kenneth Rios
Location: 6545 Enrique M. Barrera Parkway
Legal Description: Lot 42 and Lot 43, Block 21, NCB 16531
Total Acreage: 0.3650
Notices Mailed
Owners of Property within 200 feet: 16
Registered Neighborhood Associations within 200 feet: Cable Westwood Neighborhood Association
Applicable Agencies: Lackland Air Force Base
Property Details
Property History: The property was annexed on April 22, 1974, by Ordinance 43495, and it was originally zoned as Temporary “R-1” Residence District. The Temporary “R-1” was then converted to “R-6” Residential Single-Family with the adoption of the 2001 Unified Development Code by Ordinance 93881, dated May 3rd, 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 Dwellings
Direction: East
Current Base Zoning: “C-3NA”
Current Land Uses: Motel
Direction: West
Current Base Zoning: “C-3NA”, “C-3R”
Current Land Uses: Auto repair shop
Direction: South
Current Base Zoning: “C-3”
Current Land Uses: Vacant
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. 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: Enrique M Barrera Parkway
Existing Character: Minor Arterial
Proposed Changes: None Known
Public Transit: VIA bus routes are within walking distance of the subject property.
Routes Served: 76, 276
Traffic Impact: A Traffic Impact Analysis (TIA) is not available at this time.
Parking Information: The parking minimum for most retail uses is 1 space per 300 square feet of gross floor area.
ISSUE:
None.
ALTERNATIVES:
Current: The present zoning district designation of “R-6” allows 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 “C-2” Commercial district accommodates community commercial uses, with unlimited building size, and building height limitation of 25 feet. Examples of permitted uses: liquor store, miniature golf and other indoor gaming facilities, small indoor movie theater, pet cemetery, auto & light truck oil, lube & tune-up, auto glass tinting, tire repair (sale and installation only), gas station, appliance sales & repair, charitable food & clothing banks and dry cleaning. No outdoor storage or display of goods shall be permitted except for outdoor dining.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The property is not part of a regional center but it is within a premium transit corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends 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 West / Southwest Sector Plan and is currently designated as “Suburban Tier” in the future land use component of the plan. The requested “C-2” base zoning district is consistent with the future land use designation.
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. This corridor is commercial and the existing residential zoning is not compatible.
3. Suitability as Presently Zoned:
The current “R-6” zoning is an appropriate zoning for the property and surrounding area. The proposed “C-2” would be more appropriate for this site as it enables development of a site on a commercial corridor and use of the existing commercial building.
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 West / Southwest Sector Plan:
ED-1.3 Stimulate and support increased activity of existing businesses
ED-2.4 Consider rezoning corridors and nodes to permit the mix of uses
The definition of Suburban Tier: Commercial uses in Suburban areas serve both neighborhood and community scale markets. Neighborhood commercial is appropriate at the intersection of residential streets and collectors, and should not encroach into residential areas. Neighborhood uses should be accessible by pedestrians. Community commercial should be located at the intersections of arterials and/or collectors. The intensity of the commercial use should not interfere with the character and density of nearby residential uses and adequate buffers should be maintained. Community commercial uses should be accessible by car and bike, and the commercial areas should be pedestrian friendly.
6. Size of Tract:
The subject property is 0.3650 acres, which can reasonably accommodate commercial uses.
7. Other Factors:
The applicant seeks to rezone for commercial development.