DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 8
SUBJECT: Zoning Case Z2021-10700013
SUMMARY:
Current Zoning: "R-5 AHOD" Residential Single-Family Airport Hazard Overlay District
Requested Zoning: "C-2 AHOD" Commercial Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: March 16, 2021
Case Manager: Lorianne Thennes, Planner
Property Owner: San Antonio Medical Foundation
Applicant: Michele Haussmann
Representative: Michele Haussmann
Location: Generally located in the 8400 block of Floyd Curl Drive
Legal Description: 3.411 acres out of NCB 13663
Total Acreage: 3.411 acres
Notices Mailed
Owners of Property within 200 feet: 5
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: None
Property Details
Property History: The subject property was annexed by Ordinance 31907, dated November 20, 1963 and was originally zoned Temporary “A” One Family Residence District. The previous Temporary “A” district converted to the current “R-5” Single-Family District in the zoning district conversion that accompanied the adoption of the 2001 UDC, according to Ordinance 93881 in May 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-5”
Current Land Uses: Vacant
Direction: East
Current Base Zoning: “R-5” and “C-2”
Current Land Uses: Research and medical buildings
Direction: South
Current Base Zoning: “R-5,” “C-1” and “C-1 S”
Current Land Uses: Utilities, rehab hospital
Direction: West
Current Base Zoning: “R-5,” “C-1,” “C-2” and “C-2NA”
Current Land Uses: Vacant, pharmacy, medical facilities
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: Floyd Curl Drive
Existing Character: Minor
Proposed Changes: None
Public Transit: There are VIA bus routes within walking distance of the subject property.
Routes Served: 503, 522
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 medical office is 1 space per 400 square feet of gross floor area.
ISSUE: None.
ALTERNATIVES:
Current: The current “R-5” 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.
Proposed: The proposed “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.
FISCAL IMPACT: None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The property is within a regional center and 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 Medical Center Area Regional Center Plan and is currently designated as “Business/Innovation Mixed Use.” The requested “C-2” 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 “C-2” Commercial District is compatible with the area and the surrounding “R-5” Residential Single-Family.
3. Suitability as Presently Zoned:
The current "R-5” Residential Single-Family District is an appropriate zoning for the property and surrounding area. The proposed “C-2” Commercial District will provide opportunities for goods and services in the area.
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 Medical Center Area Regional Center Plan:
Goal 3.1: Promote urban design standards that create healthy and sustainable environments.
Goal 4: Foster an innovative economic environment that leverages world class medical service care providers, education, and research to generate business creating and attract patients, employees, students, and investment from throughout the world.
6. Size of Tract:
The subject property is 3.411 acres, which could reasonably accommodate commercial uses and particularly, a medical office.
7. Other Factors:
None.