DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Zoning Case Z-2020-10700304
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-6 MLOD-2 MLR-2 AHOD" Residential Single-Family Lackland Military Lighting Overlay Military Lighting Region 2 Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: February 16, 2021
Case Manager: Michael Pepe, Planner
Property Owner: Michael Flores
Applicant: Monica Flores
Representative: Monica Flores
Location: 903 North Hamilton Street
Legal Description: Lot 11 and Lot 12, Block 16, NCB 2171
Total Acreage: 0.2809
Notices Mailed
Owners of Property within 200 feet: 14
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: Lackland Airforce Base
Property Details
Property History: The property was a part of the original 36 square miles of the City of San Antonio and was originally zoned “C” Residence District. The property was then rezoned from “C” to “B-2” Business District by Ordinance 90125 dated June 22, 1999. Under the 2001 Unified Development Code, established by Ordinance 93881, dated May 03, 2001, the property zoned “B-2” converted to “C-2” Commercial District.
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-4”
Current Land Uses: Single-Family Uses
Direction: South
Current Base Zoning: “R-4”
Current Land Uses: Single-Family Uses
Direction: East
Current Base Zoning: “MF-33”
Current Land Uses: School
Direction: West
Current Base Zoning: “R-4”
Current Land Uses: Single-Family Uses
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: Hamilton
Existing Character: Secondary
Proposed Changes: None Known
Thoroughfare: Camada
Existing Character: Local
Proposed Changes: None Known
Thoroughfare: Hamilton
Existing Character: Ruiz
Proposed Changes: None Known
Public Transit: VIA bus routes are within walking distance of the subject property
Routs Served: 79, 89
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 single-family dwellings is 1 space per unit.
ISSUE:
None.
ALTERNATIVES:
Current: “C-2” districts accommodate 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
Proposed: “R-6” allows a 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.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The subject property is not within a Regional Center nor is it located within the 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 not located within a Neighborhood, Community, or Sector Plan therefore a finding of consistency is based on existing and surrounding zoning and uses.
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 rezoning would reduce potential adverse impacts of the existing “C-2”.
3. Suitability as Presently Zoned:
The current “C-2” is an appropriate zoning for the property. The requested “R-6 would also be an appropriate zoning for the property and proposed use and would allow for the development of new housing within walking distance of area schools.
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 SA Tomorrow Comprehensive Plan:
GCF P8: Continue to focus on the revitalization of neighborhoods adjacent to downtown and extend these efforts to regional centers, urban centers and transit corridors.
GCF P10: Develop a plan to preserve and maintain affordable housing within revitalizing neighborhoods and along transit corridors.
6. Size of Tract:
The subject property is 0.2809 acres, which could reasonably the requested residential uses.
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 are no objections to the request.