DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: Council District 3
SUBJECT:
Zoning Case Z2014069
SUMMARY:
Current Zoning: "I-1 AHOD" General Industrial Airport Hazard Overlay District
Requested Zoning: "C-2NA AHOD" Commercial Nonalcoholic Sales Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: April 15, 2014
Case Manager: Trenton Robertson, Planner
Property Owner: IDEA Public Schools (by Wyatt Truscheit, Chief Financial Officer)
Applicant: Big Red Dog Engineering Consulting (Steve Lin, P.E., Senior Project Manager)
Representative: PMSI (Peter Hayes)
Location: A portion of the 6900 Block of South Flores Street
Legal Description: Lot 90 and 1.899 acres out of Lot 106, NCB 9483
Total Acreage: 2.415
Notices Mailed
Owners of Property within 200 feet: 19
Registered Neighborhood Associations within 200 feet: Harlandale Park Neighborhood Association
Planning Team: Stinson Airport Vicinity Land Use Plan-14
Applicable Agencies: City of San Antonio Aviation Department
Property Details
Property History: The subject property was annexed in 1947 and was originally zoned "J" Commercial District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current "I-1" General Industrial District. The property consists of a platted lot and a portion of a second platted lot (volume 9637, page 143 of the Deed and Plat Records of Bexar County, Texas). The subject property is undeveloped. The parent-tract is developed as public school; the rezoning request is meant to accommodate the second phase of construction for the school.
Topography: The subject property does not include any abnormal physical features such as significant slope or inclusion in a flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: "I-1" and "MF-33"
Current Land Uses: Vacant commercial structure, single family residences, auto sales and mobile homes
Direction: East
Current Base Zoning: "I-1" and "R-5"
Current Land Uses: Bar, gas station, single-family residences, and undeveloped land
Direction: South
Current Base Zoning: "I-1", "C-3" and "MF-33"
Current Land Uses: Office and single-family residences
Direction: West
Current Base Zoning: "C-2" and "MF-33"
Current Land Uses: Public school and 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: Harding Boulevard and Genevieve Drive
Existing Character: Local streets; one lane in each direction with sidewalks
Proposed Changes: None known
Thoroughfare: South Flores Street
Existing Character: Secondary Arterial Type B 70'-86'; two lanes in each direction with sidewalks
Proposed Changes: None known
Public Transit: VIA bus lines 43 and 243 operate along South Flores Street, with multiple stops immediately adjacent to the subject property.
Traffic Impact: A new Traffic Impact Analysis (TIA) is not required; the project has been approved under TIA20121105.
Parking Information: Off-street vehicle parking requirements are typically determined by the type of use and size of the building. The rezoning application refers to a proposed public school.
School - Public pre-kindergarten through12th grade
Minimum requirement: 1 space per classroom
Maximum allowance: 2 spaces per classroom
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current industrial zoning, restricting future land uses to those permissible in the "I-1" zoning district.
FISCAL IMPACT:
None. The applicant has paid the required zoning fees.
RECOMMENDATION:
Staff and Zoning Commission (9-0) recommend approval pending the plan amendment
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 Stinson Airport Vicinity Land Use Plan and is currently designated as Low Density Residential and Neighborhood Commercial in the future land use component of the plan. The requested "C-2 NA" Commercial Nonalcoholic Sales District is not consistent with the adopted land use designation. A plan amendment has been submitted, requesting to change the future land use designation to Public Institutional. Staff and Planning Commission recommend approval of the request.
2. Adverse Impacts on Neighboring Lands:
Staff has found no evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. Approval of the rezoning request could serve to protect the surrounding residential and institutional uses from possible industrial development.
3. Suitability as Presently Zoned:
The existing zoning is not appropriate for the subject property. The "I-1" zoning district is meant to accommodate intense industrial and manufacturing uses that are not appropriate for this area. The subject property is located on an arterial thoroughfare that is suitable for both institutional uses such as the proposed school, and the commercial uses that are also permitted in the "C-2NA" zoning district.
4. Health, Safety and Welfare:
Staff has found no indication of likely adverse effects on the public health, safety, or welfare.
5. Public Policy:
Should the requested plan amendment request be approved, the rezoning request does not appear to conflict with any public policy objective.
6. Size of Tract:
The subject property is 2.415 acres in size, which should be able to reasonably accommodate the uses permitted in the "C-2NA" district and required parking.
7. Other Factors:
The subject property is located within the Stinson Airport Awareness Zone. The rezoning application was provided to the City of San Antonio Aviation Department for review. Due to the site's location relative to Stinson Municipal Airport, the Aviation Department does not object to the change of zoning for the subject site.