DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Zoning Case Z2017026 CD
(Associated Plan Amendment 17009)
SUMMARY:
Current Zoning: "C-3 AHOD” General Commercial Airport Hazard Overlay District
Requested Zoning: "L CD AHOD" Light Industrial Airport Hazard Overlay District with Conditional Use for Metal Products Fabrication
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: December 20, 2016
Case Manager: Oscar Aguilera, Planner
Property Owner: Rittman Exchange LLC.
Applicant: Rittman Exchange LLC.
Representative: Brown and Ortiz, PC
Location: 5823 Rittiman Plaza
Legal Description: Lot 7, Block 1, NCB 16374
Total Acreage: 1.44 acres
Notices Mailed
Owners of Property within 200 feet: 15
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: Aviation
Property Details
Property History: The subject property was annexed into the City of San Antonio in 1952 by Ordinance number 18115. The property was originally zoned “R-1” Temporary Single-Family Residence District. Ordinance 56421, on January 20, 1983, rezoned the property to “B-3” Business District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current “C-3” General Commercial District.
Topography: The property does not include any abnormal physical features such as slope or inclusion in a flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: L, I-1
Current Land Uses: Bath Fitter Co, Fleet Company
Direction: South
Current Base Zoning: L, I-1, C-3
Current Land Uses: Office Warehouse, Drainage Easement, Fleet Company
Direction: East
Current Base Zoning: I-1
Current Land Uses: Fleet Company
Direction: West
Current Base Zoning: R-5
Current Land Uses: Single-Family Residences
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: Commerce Street
Existing Character: Primary Arterial Type B
Proposed Changes: None known
Thoroughfare: Belmont Street
Existing Character: Local Street
Proposed Changes: None known
Public Transit: VIA bus route 8 is located at Rittiman Plaza and Rittiman Road.
Traffic Impact: A Traffic Impact Analysis (TIA) report is not required. The traffic generated by the proposed development does not exceed the threshold requirements.
Parking Information: Metal Products Fabrication: Minimum vehicle parking spaces 1 per 1500 sf GFA. Maximum vehicle parking spaces 1 per 300 sf GFA.
ISSUE:
None.
ALTERNATIVES:
Denial of the proposed zoning will result in the subject property retaining the current zoning district.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends Approval, pending Plan Amendment. Zoning Commission recommends Approval. (9-0)
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 San Antonio International Airport Vicinity Land Use Plan. The property currently has a vacant building. The property is currently designated as “Community Commercial” in the future land use plan. The requested "L CD" Light Industrial District with Conditional Use for Metal Products Fabrication is not consistent with the future land use designation. The applicant has requested a Plan Amendment to change the land use from “Community Commercial” to “Light Industrial”. Staff and Planning Commission recommend approval.
2. Adverse Impacts on Neighboring Lands:
Staff has found no evidence of likely adverse impacts on surrounding properties of the proposed uses.
3. Suitability as Presently Zoned:
The requested "L CD" Light Industrial District with Conditional Use for Metal Products Fabrication is appropriate for the subject property. This request is not likely to have any negative effects on future development. The site location is part of a Manufacturing Business Park, the proximity to the San Antonio International Airport, and accessibility to the highway makes it an ideal location for light manufacturing operations. Finally, the property is surrounded by similar uses and businesses.
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 request does not appear to conflict with any public policy objective because it is consist with the future land use plan.
6. Size of Tract:
The subject property is 1.44 acres in size, which accommodates the proposed development with adequate space for parking.
7. Other Factors:
The conditional use zoning procedure is designed to provide for a land use that is not permitted by the established zoning district, but due to individual site considerations or unique development requirements would be compatible with adjacent land uses under given conditions.
Staff recommends the following conditions if approved:
1. All on-site lighting shall be directed onto the site and point away from any residential zoning or uses using 90-degree or less cut-off fixtures.