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File #: 20-7196   
Type: Zoning Case
In control: City Council A Session
On agenda: 12/17/2020
Posting Language: ZONING CASE Z-2020-10700237 (Council District 3): Ordinance amending the Zoning District Boundary from "C-2" Commercial District to "R-4" Residential Single-Family District on 200.233 acres out of CB 4167 and CB 4137, located at 3849 East Loop 1604. Staff and Zoning Commission recommend Approval.
Attachments: 1. Map, 2. Zoning Minutes, 3. Draft Ordinance, 4. Field Notes, 5. Ordinance 2020-12-17-0951

DEPARTMENT: Development Services                     


DEPARTMENT HEAD: Michael Shannon





Zoning Case Z-2020-10700237



Current Zoning: "C-2" Commercial District


Requested Zoning: "R-4" Residential Single-Family District



Zoning Commission Hearing Date:  November 17, 2020


Case Manager:  Michael Pepe, Planner


Property Owner:  Lone Oak 1604 LLC


Applicant: Craig Glendenning


Representative: Killen, Griffin, & Farrimond


Location: 3849 East Loop 1604


Legal Description:  200.233 acres out of CB 4167 and CB 4137


Total Acreage: 200.233


Notices Mailed

Owners of Property within 200 feet:  25

Registered Neighborhood Associations within 200 feet:  None

Applicable Agencies:  None


Property Details

Property History:  The property was annexed by Ordinance 201401090012 dated January 9, 2014 and was originally zoned “C-2” Commercial District.


Topography:  The property includes a portion within the 100-year flood plain.


Adjacent Base Zoning and Land Uses

Direction:  North

Current Base Zoning:  “OCL”

Current Land Uses:  Agricultural


Direction:  South

Current Base Zoning:  “C-2”, “I-2”, “R-6”, “DR”

Current Land Uses: Vacant, Light Industrial, Agricultural


Direction:  East

Current Base Zoning:  “I-2”, “C-3”, MF-33”, “I-1”

Current Land Uses: Agricultural, Vacant, Apartments, Light Industrial


Direction:  West

Current Base Zoning: “OCL”

Current Land Uses: Agricultural


Overlay and Special District Information: 




Thoroughfare:  East 1604 South

Existing Character:  Expressway

Proposed Changes:  None


Thoroughfare:  Liedecke

Existing Character:  Local

Proposed Changes:  None


Public Transit:  There are no VIA bus routes within walking distance.

Routes Served: N/A


Traffic Impact:  A Traffic Impact Analysis (TIA) cannot be determined at this time.

Parking Information:  The minimum parking requirement for single-family dwellings is 1 space per unit.






Current:  The “C-2” Commercial Districts permit 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 requested “R-4” allows a single-family dwelling (detached) with a minimum lot size of 4,000 square feet and a minimum lot width of 35 feet, foster family home, public and private







The subject property is not within a regional center nor is it located within the Premium Transit Corridor. 



Staff Analysis and Recommendation: Staff and Zoning Commission (11-0) 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 Heritage South Sector Plan and is currently designated as “General Urban Tier” in the future land use component of the plan. The requested “R-4” 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. The proposed “R-4” reduces intensity of current potential uses.


3.  Suitability as Presently Zoned: 

While the current “C-2” is appropriate for surrounding area, it does not allow for development of a mixed use center over 200 acres. The requested “R-4” would be more suitable for the property, which is at the intersection of large roadways. The size of the tract allows for sufficient buffering from nearby industrial uses and roadways.


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:


HOU-1.3 Promote clustered housing including Conservation Subdivision Development and large lot development in rural areas


HOU-2.3 Promote Heritage South as an area of choice for prospective home buyers


6.  Size of Tract: 

The subject property is 200.233 acres, which could reasonably the requested residential uses.


7.  Other Factors: 

The applicant intends to develop a single-family subdivision.