DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 9
SUBJECT:
Zoning Case 2019-10700114 CD S ERZD
SUMMARY:
Current Zoning: "MXD GC-3 MLOD-1 MLR-2 ERZD" Mixed Use District U.S. 281 North Gateway Corridor Camp Bullis Military Lighting Overlay Military Lighting Region 2 Edwards Recharge Zone District
Requested Zoning: "MXD CD S GC-3 MLOD-1 MLR-2 ERZD" Mixed Use District U.S. 281 North Gateway Corridor Camp Bullis Military Lighting Overlay Military Lighting Region 2 Edwards Recharge Zone District with Conditional Use for Outdoor Display and Specific Use Authorization for a Transportation Testing Track
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: June 18, 2019. This case has been expedited to the June 20, 2019 City Council hearing
Case Manager: Michael Pepe, Planner
Property Owner: Attraction Enterprises, LLC
Applicant: James Scott MacIntyre
Representative: Brown & Ortiz PC (c/o) James McKnight
Location: 26150 US Highway 281 North
Legal Description: 2.825 acres out of CB 4865
Total Acreage: 2.825
Notices Mailed
Owners of Property within 200 feet: 10
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: Camp Bullis, San Antonio Water System
Property Details
Property History: The property was annexed and zoned Mixed Use District on December 12, 2016 by Ordinance 2016-12-01-0902.
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: “MXD” Mixed Use District
Current Land Uses: Vacant
Direction: South
Current Base Zoning: “MXD” Mixed Use District
Current Land Uses: Vacant
Direction: East
Current Base Zoning: “MXD” Mixed Use District
Current Land Uses: Vacant
Direction: West
Current Base Zoning: “MXD” Mixed Use District, “C-2” Commercial
Current Land Uses: Vacant
Overlay and Special District Information:
MXD
“GC-3”
The US 281 Gateway Corridor District (“GC-3”) a provides site development standards for properties within 4,000 feet along the US 281 north right-of-way. The standards primarily address building placement, landscaping, building materials and signage to promote a coordinated development scheme for the Corridor. A zoning review is performed by the Zoning Section of the Development Services Department.
“MLOD-1”
All surrounding properties carry the "MLOD-1" Military Lighting Overlay District, due to their proximity to Camp Bullis. The "MLOD-1" does not restrict permitted uses, but does regulate outdoor lighting in an effort to minimize night-time light pollution and its effects on operations at the military installation.
"ERZD"
All surrounding properties carry the "ERZD" Edwards Recharge Zone District. The "ERZD" does restrict permitted uses, due to the environmentally sensitive nature of the recharge zone. Per Chapter 34 of the City of San Antonio Code of Ordinances, the San Antonio Water System (SAWS) and City of San Antonio departments share regulatory jurisdiction over development within the “ERZD”.
Transportation
Thoroughfare: US Highway 281 North
Existing Character: Interstate
Proposed Changes: None Known
Public Transit: No VIA bus routes are within walking distance of the subject property.
Traffic Impact: A TIA is not required for this change.
Parking Information: There is no parking proposed for this part of the site.
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject property retaining the present zoning district designation of Mixed Use District without Condition for a Transportation Test Track. Mixed Use Districts provide a concentrated mix of residential, retail, service, and office uses.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The subject property is within the Stone Oak Regional Center and is located within an Express 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 North Sector Plan and is currently designated as Suburban Tier in the future land use component of the plan. The requested “MXD” base zoning district 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.
3. Suitability as Presently Zoned:
The current Mixed Use District is an appropriate zoning for the property and surrounding area. The Conditional Use is for Outdoor Display and the Specific Use is for a Transportation Test Track.
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 North Sector Plan:
LU-1.5 Promote flexibility and innovation in residential, business and recreational land uses through planned unit developments, conservation subdivisions, specific plans, mixed use projects, and other innovative development and land use planning techniques.
6. Size of Tract:
The subject property is 2.825 acres, which could reasonably accommodate an Outdoor Display and Transportation test track.
7. Other Factors:
The subject property is located within the Camp Bullis Awareness Zone/Military Influence Area. In accordance with the signed Memorandum of Understanding, JBSA was notified of the proposed request.
Based on the information provided to SAWS staff, SAWS identifies the subject property as a Category 2 property. SAWS staff recommends approval of the zoning request, provided that the impervious cover shall not exceed 65% on the site. Reference SAWS report dated May 28, 2019.
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.
The purpose of the Specific Use Authorization is to provide for certain uses which, because of their unique characteristics or potential impacts on adjacent land uses, are not generally permitted in certain zoning districts as a matter of right, but with may, under the right set of circumstances and conditions be acceptable in certain specific locations.
The Specific Use Authorization in this case is a requirement of the Code for properties within the Edwards Recharge Zone District, which allows San Antonio Water System (SAWS) to examine the proposed use of the property and its conformity with SAWS requirements.