DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 6
SUBJECT:
Zoning Case Z 2019-10700040 CD
(Associated Plan Amendment PA-2019-11600014)
SUMMARY:
Current Zoning: “R-6” Residential Single Family District
Requested Zoning: "C-3NA" General Commercial Nonalcoholic Sales District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: March 3, 2020
Case Manager: Michael Pepe, Planner
Property Owner: Arturo Lopez
Applicant: Arturo Lopez
Representative: Roger Perez
Location: 5745 and 5679 Easterling
Legal Description: Lots 8-12, NCB 17639
Total Acreage: 1.1171
Notices Mailed
Owners of Property within 200 feet: 18
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: None
Property Details
Property History: The area was annexed to the City of San Antonio in March 26, 1989, originally zoned as Temporary “R-1” Single Family Residence District. In 2001 it was converted from “R-1” to “R-6” Residential Single Family District.
Topography: A portion of the property is located within the 100-year flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: “C-2”
Current Land Uses: Commercial
Direction: East
Current Base Zoning: “C-3 R”
Current Land Uses: Vacant Land
Direction: South
Current Base Zoning: “C-3 NA”, “R-6”
Current Land Uses: Vacant Land
Direction: West
Current Base Zoning: “C-3 NA”, “R-6”
Current Land Uses: Vacant Land
Overlay and Special District Information: None
Transportation
Thoroughfare: Easterling
Existing Character: Local
Proposed Changes: None
Thoroughfare: Culebra Road
Existing Character: Principal
Proposed Changes: None
Public Transit: VIA bus routes 606 (Medical Center/ Alamo Ranch), and 610 (Ingram/ Northwest Crossing).
Traffic Impact: Traffic Impact Analysis (TIA) determination cannot be made at this time.
Parking Information: The minimum parking requirements for a contractor facility is 1 space per 1500 sf GFA.
ISSUE:
None.
ALTERNATIVES:
Current: “R-6” districts provide areas for medium- to high-density, single family residential uses where adequate public facilities and services exist with capacity to serve development. These districts are composed mainly of areas containing single-family dwellings and open area where similar residential development seems likely to occur. Residential single-family provides minimum lot size and density requirements in order to preserve neighborhood character.
Proposed: “C-3” districts are designed to provide for more intensive commercial uses than those located within the "NC," "C-1," "C-2" or "C-3" zoning districts. "C-3" uses are typically characterized as community and regional shopping centers, power centers and/or assembly of similar uses into a single complex under either single ownership or the structure of a property owners or condominium styled organization. "C-3" districts should incorporate shared internal circulation and limited curb cuts to arterial streets.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The property is located within Highway 151 and Loop 1604 Regional Center. The property is located within a premium transit corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends Approval, pending Plan Amendment.
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 West/ Southwest Sector Plan and is currently designated as “Suburban Tier” in the future land use component of the plan. The requested “C-3” base zoning district is not consistent with the future land use designation. The applicant is seeking a Plan Amendment to “Mixed Use.” Staff and Planning Commission recommend Approval.
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. The proposed “C-3” is consistent with the zoning designations in the area.
3. Suitability as Presently Zoned:
The current “R-6” Residential Single-Family zoning districts was the result of a temporary zoning assigned during annexation and is inconsistent with the zoning and uses in the area of “C-3NA” and “C-3R.”
4. Health, Safety and Welfare:
Staff has found not 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 West/ Southwest Sector Plan:
Goal ED-2 Existing and planned future corridors and accessible, pedestrian commercial nodes contain strong, vibrant business activities with a mix of uses and employment opportunities.
Goal LU-3 Existing corridors are transformed and new corridors are carefully planned to create dynamic, mixed-use, pedestrian oriented nodes that are integrated into the surrounding community
6. Size of Tract:
The subject property is 1.17 acres, which could reasonably accommodate the commercial uses.
7. Other Factors:
None