DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 10
SUBJECT:
Zoning Case Z2017003
(Associated Plan Amendment 17001)
SUMMARY:
Current Zoning: "I-1 AHOD" General Industrial Airport Hazard Overlay District
Requested Zoning: "C-3 AHOD" General Commercial Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: December 6, 2016
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:
Staff recommends “C-2 CD” Commercial District with a Conditional Use for a Reception Hall.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends Denial.
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-3” Commercial base zoning district is not consistent with the future land use designation. The applicant has requested a Plan Amendment to change the land use from Mixed Use to Regional Commercial. Planning Commission will be held on December 14, 2016. Staff recommends Denial of the requested Plan Amendment. The applicant could request “C-2 CD” Commercial District with Conditional Use for a Meeting Facility, Party House, or Reception Hall, which would satisfy the applicant’s project and remain consistent with the existing future land use plan.
2. Adverse Impacts on Neighboring Lands:
The proposed “C-3” zone change is a downzoning, however, “C-2 CD” is a better suited fit for the use of a reception hall and provides development constraints to insure 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:
In that the request seeks to introduce a zoning district deemed incompatible in the future land use component of the plan, staff finds that the request runs contrary to the planning policy objective. An alternate of “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, which is restrictive given the intensity of the “C-3” General Commercial District.
7. Other Factors:
Staff recommends “C-2 CD” Commercial District with Conditional Use for a Reception Hall, consistent with the current land use designation. However, this alternate recommendation will require renotification as it is outside the range for an amendment.
The purpose of the Conditional Use 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 which may under the right set of circumstances and conditions be acceptable in certain specific locations