DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 3
SUBJECT:
Zoning Case Z-2021-10700019
SUMMARY:
Current Zoning: “DR” Development Reserve District and "DR AHOD" Development Reserve Airport Hazard Overlay District
Requested Zoning: “R-4” Residential Single-Family District and "R-4 AHOD" Residential Single-Family Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: April 6, 2021
Case Manager: Justin Malone, Planner
Property Owner: RC Heritage Oaks, LLC
Applicant: RC Heritage Oaks, LLC
Representative: Killen, Griffin & Farrimond, PLLC
Location: 10891 Southton Road
Legal Description: 31.1280 acres out of CB 5161
Total Acreage: 31.1280
Notices Mailed
Owners of Property within 200 feet: 30
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: Stinson Airport
Property Details
Property History: The subject property was annexed into the City of San Antonio by Ordinance 201912121071, dated December 12, 2019 and was originally zoned “DR” Development Reserve district.
Topography: The property does not include any abnormal physical features such as slope, but there are portions within the flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: “FR”, “MPCD”
Current Land Uses: Vacant Land, Single Family Residential
Direction: South
Current Base Zoning: “RM-6”
Current Land Uses: Single-Family Residential, Vacant Land
Direction: East
Current Base Zoning: “OCL”
Current Land Uses: Vacant Land
Direction: West
Current Base Zoning: “DR”
Current Land Uses: Vacant Land
Overlay and Special District Information:
None
Transportation
Thoroughfare: Southton Road
Existing Character: Secondary Arterial
Proposed Changes: None known
Public Transit: VIA bus routes are not within walking distance of the subject property.
Traffic Impact: A Traffic Impact Analysis (TIA) is required.
Parking Information: The minimum parking requirement for single-family dwellings is 1 space per unit.
ISSUE:
None.
ALTERNATIVES:
Current: The present zoning district designation of “DR” Development Reserve is a temporary zoning classification for newly-annexed property. While use restrictions are imposed pursuant to the “DR” district, it is recognized that the annexed property may be compatible for a use permitted in any zoning district and it is the policy of the City to rezone the property to an appropriate zoning classification as soon as practicable.
Proposed: The proposed “R-4” Residential Single-Family zoning district includes single-family homes and accessory-dwellings on a single lot and are ideally within walking distance of schools and neighborhood commercial uses. It also includes lower impact community-oriented uses such as churches, parks, or community centers.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The subject property is not within a Regional Center or located within the Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (10-0) 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 “Suburban Tier” in the future land use component of the plan. The requested “R-4” base zoning district is consistent with the adopted land use.
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” Residential Single-Family is an appropriate zoning and is consistent with adjacent zoning districts and uses.
3. Suitability as Presently Zoned:
The current “DR” Development Reserve District is appropriate zoning for large lots and farming with or without development. The proposed “R-4” is appropriate in density for the area and will provide housing options. It is also consistent with the current land development pattern.
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-I: An array of housing choices throughout the area with an appropriate mix of densities and housing types
o Strategies 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
o Strategies HOU-1.3: Promote clustered housing including Conservation Subdivision Development and large lot development in rural areas
• GOAL HOU-2: Existing and new housing that apply sustainable design, operations, and maintenance practices to maintain affordability, quality, and choice.
o Strategies HOU-2.3: Promote Heritage South as an area of choice for prospective home buyers
6. Size of Tract:
The subject property is 32.128 acres, which could reasonably accommodate a residential single-family housing development.
7. Other Factors:
The applicant is rezoning to develop a single-family residential subdivision. This is potentially 100 residential units based on the noted acreage.