The applicant is proposing to rezone approximately 26.11 acres of land, a portion of 11209 E FM 1518 from Single-Family Residential / Agriculture District (R-A) to General Business District (GB). Currently, the subject property is utilized for residential / agricultural. The proposed zone change to General Business District (GB) per the letter of intent, is being requested in order to develop a Commercial Multi-Sport Complex.
On January 22, 2024 a total of five (5) Public Hearing Notices were sent out to the surrounding properties that are within the 200-foot notification buffer. At the time of this staff report, (0) responses in favor, (0) responses neutral, and (0) responses in opposition have been received. A public hearing notice was published in the San Antonio Express on February 14, 2024. |
When evaluating zone change requests, staff uses the criteria found in UDC Section 21.5.4.D
1. Whether the proposed zoning change or zoning map amendment implements the policies of the adopted Comprehensive Land Plan, including the land use classification of the property on the Future Land Use Map.
The subject property was designated as Air Installation Compatible as part of the 2013 Sector Plan Amendment, the City's Unified Development Code Sec. 21.5.9 A.1 states that Air Installation Compatibility is established to provide control on encroachment around the military air field. The 2013 Sector Plan is vague on the appropriate zoning and land uses for the Air Installation Compatibility zone. However, in the Framework Implementations Recommendation section, the Sector Plan recommends that staff analyze and make recommendations at the time of development applications for the Air Installation Compatible Zone. Staff received a formal letter of approval from JBSA stating that the base has no objection to the rezone but does require the developer to maintain a 20' - 30' clear zone. As JBSA has approved the rezone staff concurs with JBSA and feels that the rezone is compatible with the 2013 Sector Plan and the Comprehensive Land Use Plan.
2. Whether the proposed zoning change or zoning map amendment promotes the health, safety, or general welfare of the City and the safe, orderly, efficient and healthful development of the City.
As part of promoting safe, orderly, efficient and healthful development, the City encourages the zoning be compatible with the surrounding uses to alleviate any negative impact. FM 1518 is classified in the Master Thoroughfare Plan as a Principal Arterial at this time TXDOT is beginning the process to widen it. The classification of a principal arterial is becoming realized and the trajectory of the FM 1518 corridor is one that will see significant commercial activity. As a result, the proposed General Business zoning aligns more closely with the direction that this corridor is heading.
3. Whether the uses permitted by the proposed change in zoning district classification and the standards applicable to such uses will be appropriate in the immediate area of the land to be reclassified.
While the adjacent properties are zoned Single-Family Residential Agriculture, the wider area in this section of FM 1518 has established commercial districts. Given this, and the fulfillment of FM 1518 as a principal arterial, the proposed General Business zone change is consistent with the immediate area and the future development of the corridor.
4. Whether the proposed change is in accord with any existing or proposed plans for providing public schools, streets, water supply, sanitary sewers or other public services and utilities to the area.
To the best of staff's knowledge, this zone change should have minimal impact on the public services, to include schools, fire, police, sanitation services, as well as existing water and wastewater systems. The subject property is directly adjacent to the FM 1518 Right-of-way. At this time, a TXDOT project to improve FM 1518 is underway. The project will widen FM 1518 into two travel lanes in each direction with a center median which will be able to accommodate any additional impact that this proposed zone change will create.
5. Whether there have been environmental and/or economical changes which warrant the requested change.
The current TXDOT project to improve and widen FM 1518, and the added traffic that this road will accommodate, will have an economic impact for the commercial uses in this area. Staff has determined that the potential benefit for businesses warrants this zone change.
6. Whether there is an error in the original zoning of the property for which a change is requested.
The was no error in the original zoning of this property.
7. Whether all of the applicant's back taxed owed to the City have been paid in full (no application will receive final approval until all back taxes are paid in full).
This does not impact consideration for the first reading from City Council.
8. Whether other criteria are met, which, at the discretion of the Planning and Zoning Commission and the City Council, are deemed relevant and important in the consideration of the amendment.
The upcoming public hearing will provide a format for which City Council can hear other potential issues and public opinion.
The proposed zone change meets each of the requirements set forth by the City's Unified Development Code, is consistent with the current Sector Plan, and is compatible with the surrounding zoning district and uses. The Planning and Engineering Department have reviewed the zone change with no objection and JBSA has no concerns regarding the proposed rezone to General Business District (GB). Therefore, Staff recommends approval of the proposed rezoning from Single-Family Residential / Agricultural District (R-A) to General Business District (GB).
The Planning and Zoning Commission met on February 7th, 2024 and made a recommendation of approval by a 7-0 vote. |