DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: Council District 3
SUBJECT:
Zoning Case Z2014185 S
SUMMARY:
Current Zoning: "C-3 AHOD" General Commercial Airport Hazard Overlay District
Requested Zoning: "C-3 S AHOD" General Commercial Airport Hazard Overlay District with a Specific Use Authorization for Auto Paint And Body - Repair With Outside Storage Of Vehicles And Parts Permitted But Totally Screened From View Of Adjacent Property Owners And Public Roadways
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: August 5, 2014
Case Manager: Tony Felts, Senior Planner
Property Owner: City Base West, LP (by Mark D. Granados, Manager, HPI-City Base West Management, LLC, General Partner, HPI-City Base West, LP, General Partner)
Applicant: Cross Development, LLC (Robert Vann)
Representative: Andrew C. Guerrero
Location: A portion of the 7000 Block of South New Braunfels Avenue
Legal Description: 1.829 acres out of Lot 28, Block 1, NCB 10934
Total Acreage: 1.829
Notices Mailed
Owners of Property within 200 feet: 7
Registered Neighborhood Associations within 200 feet: Hot Wells Neighborhood Association
Planning Team: 15 - South Central San Antonio Community Plan
Applicable Agencies: City of San Antonio Aviation Department
Property Details
Property History: The subject property was annexed in 1952, and was originally zoned "B" Residence District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to "R-4" Residential Single-Family District. In a 2007 zoning case, the property was rezoned to the current "C-3" General Commercial District. The subject property is a portion of a platted lot that was plated into its current configuration in 2013, and is currently being developed as part of a regional commercial node.
Topography: The property does not include any abnormal physical features such as significant slope or inclusion in a flood plain.
Adjacent Zoning and Land Uses
Direction: North, South, East, West
Current Base Zoning: "C-3"
Current Land Uses: Pre-K 4 SA South Site, Retail Shopping Center, Vacant Land, Movie Theater
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: South New Braunfels Avenue
Existing Character: Primary Arterial Type B; two lanes in each direction with sidewalks
Proposed Changes: None known
Public Transit: The nearest VIA bus lines are the numbers 20, 36, and 242, which operate along South New Braunfels Avenue east of 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: Off-street parking vehicle requirements are typically determined by the type of use and building size. The application refers to a proposed Auto Paint and Body Shop.
Auto Paint and Body - Minimum parking requirement: 1 space per 500 square feet of Gross Floor Area (including service bays, wash tunnels, and retail areas); Maximum parking requirement: 1 space per 375 square feet Gross Floor Area (including service bays, wash tunnels, and retail areas).
The requisite Specific Use Authorization site plan indicates 37 parking spaces, meeting the minimum parking requirement.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property not being granted the requested specific use authorization, and development of an auto paint and body shop would be prohibited.
FISCAL IMPACT:
None. The applicant has paid the required zoning fees.
RECOMMENDATION:
Staff and Zoning Commission (10-0) recommend approval, with conditions.
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 South Central San Antonio Community Plan and is designated as Regional Commercial in the future land use component of the plan. This zoning request does not propose to change the current "C-3" base zoning district, which is consistent with the adopted future land use designation.
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. The immediate vicinity consists of a mix of various retail and service uses, and is entirely zoned "C-3". Additionally, as this is new development, any outside storage of vehicles and parts would be required to be screened from view.
3. Suitability as Presently Zoned:
Both the current and requested zoning districts are appropriate for the subject property and surrounding properties.
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.
6. Size of Tract:
The subject property is 1.829 acres in size, which should reasonably accommodate the proposed use and requisite parking as an Auto Paint and Body Shop.
7. Other Factors:
Specific Use Authorizations are meant for those uses which are generally compatible with the land uses permitted by-right in a zoning district, but which require individual review of their location, design, and configuration and the imposition of conditions in order to ensure the appropriateness of the use at a particular location within a given zoning district.
Should the request be approved, staff and Zoning Commission recommend the following conditions:
1. All auto paint and repair work shall occur indoors.
2. A Type B landscape buffer shall be maintained along the entire west yard, and along the portion of the east yard that is shown as an outdoor storage area on the Specific Use Authorization site plan, subject to clear-vision regulations.
3. There shall be no making of noise which exceeds seventy (70) decibels when measured from the property line. The manner of measuring noise shall be in compliance with Section 21-56 of the City Code relating to method of noise measurement.