DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 4
SUBJECT: Zoning Case Z2020-10700239
SUMMARY:
Current Zoning: "C-2 MLOD-2 MLR-2 AHOD" Commercial Lackland Military Lighting Overlay Military Lighting Region 2 Airport Hazard Overlay District
Requested Zoning: R-4 MLOD-2 MLR-2 AHOD" Residential Single-Family Lackland Military Lighting Overlay Military Lighting Region 2 Airport Hazard Overlay District on 59.925 acres and "NP-15 MLOD-2 MLR-2 AHOD" Neighborhood Preservation Lackland Military Lighting Overlay Military Lighting Region 2 Airport Hazard Overlay District on 7.873 acres
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: November 17, 2020. This case is expedited to the December 3, 2020 Council hearing.
Case Manager: Lorianne Thennes, Planner
Property Owner: DHP Investments, Ltd.
Applicant: KB Home Lone Star Inc.
Representative: Brown & Ortiz, P.C.
Location: Generally located in the 4000 block of Verano Parkway
Legal Description: 67.798 acres out of CB 4295
Total Acreage: 67.798 acres
Notices Mailed
Owners of Property within 200 feet: 6
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: Lackland AFB
Property Details
Property History: The subject property was annexed into the city by Ordinance 96557, dated January 5, 2003 and was originally zoned “RD” Rural Development District. The property was rezoned to the current “C-2” Commercial District by Ordinance 2014-08-07-0557, dated August 7, 2014.
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: “OCL” and “NP-15”
Current Land Uses: Cropland
Direction: East
Current Base Zoning: “NP-15”
Current Land Uses: Cropland
Direction: South
Current Base Zoning: “NP-8” and “OCL”
Current Land Uses: Cropland, ranch estates
Direction: West
Current Base Zoning: “MF-25” and “C-2”
Current Land Uses: Ranch estates, vacant, ice house
Overlay and Special District Information:
"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.
"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: Verano Parkway
Existing Character: Local
Proposed Changes: None
Thoroughfare: Titan Crossing
Existing Character: Local
Proposed Changes: None
Public Transit: There are no VIA bus routes 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 requirement for a single-family dwelling unit is 1 space per unit.
ISSUE: None.
ALTERNATIVES:
Current: The current “C-2” Commercial District permits general commercial activities designed to serve the community such as repair shops, wholesale businesses, warehousing and limited retail sales with some outdoor display of goods. These districts promote a broad range of commercial operations and services necessary for large regions of the city, providing community balance. "C-2" districts accommodate commercial and retail uses that are more intensive in character than "NC" and "C-1" uses, and which generate a greater volume of vehicular traffic and/or truck traffic.
Proposed: The proposed “R-4” Residential Single-Family District provides 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.
The proposed “NP-15” Neighborhood Preservation District is 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.
FISCAL IMPACT: None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The property is not within a regional center or 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 Heritage South Sector Plan and is currently designated as “Suburban Tier.” The requested “R-4” and “NP-15” are 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. There is a mix of “C-2,” “NP-8,” and “NP-15.”
3. Suitability as Presently Zoned:
The current "C-2” Commercial District is an appropriate zoning for the property and surrounding area. The proposed “R-4” and “NP-15” zoning districts are also fitting for the area. This is a very rural area and the trend is toward residential development. The two districts provide a diverse housing stock to select from.
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 Heritage South Sector Plan:
Goal HOU-1: An array of housing choices throughout the area with an appropriate mix of densities and housing types
Goal HOU-1.1: Encourage a mix of housing types, including multi-family homes, custom
homes, garden homes, and single-family detached homes to provide “life cycle” housing options (ranging from college students, young adults, families, and retired/ senior) within the area
Goal HOU-2.2: Promote sustainable quality housing and development through green building; site design; landscape techniques, and energy resources such as CPS Windtricity and Solartricity
6. Size of Tract:
The subject property is 67.798 acres, which could reasonably accommodate a subdivision of single-family dwelling units.
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 and does not object.