DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 10
SUBJECT:
Zoning Case Z2017003 CD
SUMMARY:
Current Zoning: "I-1 AHOD" General Industrial Airport Hazard Overlay District
Requested Zoning: "C-2 CD AHOD" Commercial Airport Hazard Overlay District with Conditional Use for a Reception Hall
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: January 17, 2017. This case was postponed from the December 6, 2016 hearing.
Case Manager: Nyliah Acosta, Planner
Property Owner: Lee Re, Adarsh K. Hari and Inkyoug Lee
Applicant: Lee Re
Representative: Lee Re
Location: 11203 Perrin Beitel Road
Legal Description: 1.016 acres out of NCB 15862
Total Acreage: 1.016
Notices Mailed
Owners of Property within 200 feet: 15
Registered Neighborhood Associations within 200 feet: Hills of Park North Neighborhood Association
Applicable Agencies: None.
Property Details
Property History: The subject property was annexed into the City of San Antonio in 1972. The property was previously zoned “Temporary R-1” Single-Family Residence District. A 1974 case (44621) zoned the subject property as “I-1” Light Industrial District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current “I-1” General Industrial District.
Topography: The property does not include any abnormal physical features such as slope or inclusion in a floodplain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: C-3
Current Land Uses: Bar
Direction: West
Current Base Zoning: I-1
Current Land Uses: Storage Facility
Direction: South
Current Base Zoning: I-1
Current Land Uses: Parking Lot and Used Auto Sales & Detailing
Direction: East
Current Base Zoning: C-3 and I-1
Current Land Uses: Restaurant and Office Building
Overlay and Special District Information:
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: Wye Drive
Existing Character: Local Road.
Proposed Changes: None known.
Thoroughfare: Perrin Beitel Road
Existing Character: Secondary Arterial.
Proposed Changes: None known.
Public Transit: VIA route 44 is one block from the subject property.
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: Recreational Facility- Minimum Vehicle Spaces: 1.5 per 1,000 GFA. Maximum Vehicle Spaces: 10 per 1, 000 sf GFA.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current “I-1” base zoning district.
FISCAL IMPACT:
None.
RECOMMENDATION:
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 property is located within the San Antonio International Vicinity Plan, and is currently designated as Mixed Use in the future land use component of the plan. The requested “C-2” base zoning district is consistent with the future land use designation.
2. Adverse Impacts on Neighboring Lands:
The proposed “C-2 CD” is a better suited fit for the use of a reception hall and provides development constraints to ensure compatibility with surrounding properties in regards to buffers, landscaping, lighting, setback, hours of operation, signage and building façade.
3. Suitability as Presently Zoned:
The current “I-1” base zoning district is not appropriate for the subject property’s location and is not consistent with the future land use plan. Downzoning the property to a less intensive zoning district would decrease the saturation of “I-1” in the surrounding area.
4. Health, Safety and Welfare:
Staff has found no indication of likely adverse effects on the public health, safety, or welfare.
5. Public Policy:
The requested “C-2 CD” would allow the project to proceed under certain conditions and remain consistent with the goals of the plan.
6. Size of Tract:
The subject property totals 1.016 acres in size, would reasonably accommodate the uses permitted in “C-2 CD”.
7. Other Factors:
None.