DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 5
SUBJECT:
Zoning Case Z2017028
SUMMARY:
Current Zoning: "C-1 AHOD" Light Commercial Airport Hazard Overlay District
Requested Zoning: "IDZ AHOD" Infill Development Zone Airport Hazard Overlay District with uses permitted in "C-2" Commercial District and Auto and Light Truck Repair
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: January 17, 2017
Case Manager: Nyliah Acosta, Planner
Property Owner: Randy Vail
Applicant: Charles Christian
Representative: Charles Christian
Location: 2008 West Southcross Boulevard
Legal Description: Lot 41, Block 8, NCB 8508
Total Acreage: 0.418
Notices Mailed
Owners of Property within 200 feet: 15
Registered Neighborhood Associations within 200 feet: Quintana Community Neighborhood Association
Applicable Agencies: None
Property Details
Property History: The subject property was annexed into the City of San Antonio in 1952 and zoned under one of the 1938 Industrial districts (“JJ”, “L”, “LL” and “MM”). Later, a 2009 case (Ordinance 2009-06-18-0539) rezoned the property from “I-1” General Industrial to “C-1” Light Commercial.
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-1
Current Land Uses: Utility Maintenance Station
Direction: West
Current Base Zoning: C-2
Current Land Uses: Auto Salvage
Direction: South
Current Base Zoning: C-3
Current Land Uses: Single-Family Residences and Vacant Lots
Direction: East
Current Base Zoning: C-1
Current Land Uses: Convenience Store
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: West Southcross Boulevard
Existing Character: Secondary Arterial.
Proposed Changes: None Known.
Public Transit: VIA routes 515 and 51 are within walking distance of the subject property.
Traffic Impact: A Traffic Impact Analysis (TIA) is not required. Infill Development (IDZ) is exempt from TIA requirements.
Parking Information: The “IDZ” Infill Development Zone District waives off-street vehicle parking requirements.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current "C-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 Kelly/South San Pueblo Community Plan, and is currently designated as Mixed Use in the future land use component of the plan. The requested “IDZ” Infill Development Zone base zoning district is consistent with the future land use designation.
2. Adverse Impacts on Neighboring Lands:
Staff finds no evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. The property is currently not in operation, but was previously being used as an auto repair shop for 20 years. The proposed zone change will allow the property owner to continue using the site as an auto repair shop.
3. Suitability as Presently Zoned:
The current “C-1” base zoning district is appropriate for the subject property’s location; however, the current structure is existing and will not change the character of 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 rezoning request is consistent with the plan, and does not appear to conflict with any public policy objective.
6. Size of Tract:
The subject property totals 0.418 acres in size, should reasonably accommodate the uses permitted in “IDZ” Infill Development Zone District.
7. Other Factors:
Infill Development Zone (IDZ) provides flexible standards for developments. IDZ is to encourage and facilitate development on vacant, bypassed lands, or the redevelopment of underutilized buildings of structures, within existing built-up areas. IDZ may be approved as either a base zoning district or an overlay zoning district. Standards required in an IDZ district shall apply to either IDZ base zoning or the IDZ overlay district except where otherwise specifically stated. Typically IDZ gives flexibility to parking requirements, lots sizes, and setbacks.