DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Zoning Case Z-2020-10700172 S
SUMMARY:
Current Zoning: "C-2 UC-3 AHOD" Commercial Fredericksburg Road Urban Corridor Airport Hazard Overlay District
Requested Zoning: "C-1 S UC-3 AHOD" Light Commercial Fredericksburg Road Urban Corridor Airport Hazard Overlay District with a Specific Use Authorization for an Alcohol - Bar and/or Tavern Without Cover Charge 3 or More Days Per Week
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: September 1, 2020
Case Manager: Mercedes Rivas, Senior Planner
Property Owner: Ian Cochran
Applicant: Ian Cochran
Location: 1703 Fredericksburg Road
Legal Description: Lot A, Block 35, NCB 1937
Total Acreage: 0.23
Notices Mailed
Owners of Property within 200 feet: 26
Registered Neighborhood Associations within 200 feet: Jefferson Neighborhood Association and Keystone Neighborhood Association
Applicable Agencies: Planning Department
Property Details
Property History: The property was a part of the original 36 square miles of the City of San Antonio and was originally zoned “F” Local Retail District. The subject property was then rezoned from “F” Local Retail District to “B-2” Business District by Ordinance 65,031 dated May 14, 1987. The subject property converted from “B-2” Business District to “C-2” Commercial District with the adoption of the 2001 Unified Development Code, established by Ordinance 93881, dated May, 03, 2001.
Topography: The property does not include any abnormal physical features such as slope or incursion in a flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: “C-2NA”
Current Land Uses: Restaurant
Direction: East
Current Base Zoning: “C-2NA”
Current Land Uses: Ice Cream Shop
Direction: South
Current Base Zoning: “C-2”
Current Land Uses: Retail
Direction: West
Current Base Zoning: “C-2NA”
Current Land Uses: Cake Store
Overlay and Special District Information:
“UC”
The Urban Corridor overlay was established because there are many roadway corridors which have been and/or will continue to be very significant to the city. The corridors are important because they have shaped the sense of what individual neighborhoods are in their role as historic entrances to the city. Other corridors are significant because they serve as gateways to the city or because of surrounding natural, historic, cultural, and aesthetic areas. The establishment of “UC” serves to preserve, enhance, and perpetuate the value of specific roadway corridors.
"AHOD"
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: Fredericksburg Road
Existing Character: Secondary Arterial Type B
Proposed Changes: None
Thoroughfare: West Kings Highway
Existing Character: Local
Proposed Changes: None
Public Transit: VIA bus routes are within walking distance of the subject property.
Routes Serviced: 95, 96, 97, and 296
Traffic Impact: A Traffic Impact Analysis (TIA) analysis is not required.
Parking Information: The parking requirement for an Alcohol - Bar and/or Tavern Without Cover Charge 3 or More Days Per Week is 1 parking space per 100 square feet of gross floor area.
ISSUE:
None.
ALTERNATIVES:
Current: The present zoning designation of “C-2” Commercial District accommodate community commercial uses, with unlimited building size, and building height limitation of 25 feet. Examples of permitted uses: liquor store, miniature golf and other indoor gaming facilities, small indoor movie theater, pet cemetery, auto & light truck oil, lube & tune-up, auto glass tinting, tire repair (sale and installation only), gas station, appliance sales & repair, charitable food & clothing banks and dry cleaning. No outdoor storage or display of goods shall be permitted except for outdoor dining.
Proposed: The proposed “C-1” Light Commercial District is designed to serve the community such as repair shops, wholesale businesses, warehousing and limited retail sales with some outdoor display of goods. These districts promote a broad range of commercial operations and services necessary for large regions of the city, providing community balance. "C-1" districts accommodate neighborhood commercial uses which depend on a greater volume of vehicular traffic than an "NC" district. "C-1" uses are considered appropriate buffers between residential uses and "C-2" and "C-3" districts and uses.
The “S” Specific Use Authorization will allow all “C-1” uses in addition to Alcohol - Bar and/or Tavern Without Cover Charge 3 or More Days Per Week.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The property is not within a Regional Center and is not within a premium transit corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends Approval.
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 Near Northwest Community Plan and is currently designated as “Neighborhood Commercial” in the future land use component of the plan. The requested “C-1” base zoning district is consistent with the future land use designation.
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 applicant is requesting a downzone to “C-1” to be consistent with the future land use designation of the Near Northwest Community Plan. The requested Specific Use Authorization would allow for a Bar and/or Tavern Without Cover Charge 3 or More Days Per Week. The Specific Use Authorization also limits the property and buildings to the submitted site plan.
3. Suitability as Presently Zoned:
The current “C-2” Commercial District is appropriate zoning for the property and surrounding area. The proposed “C-1 S” is also an appropriate zoning for the property. It still allows commercial use but limits the building square footage to 5,000 square feet or 15,000 square feet aggregate.
4. Health, Safety and Welfare:
Staff has not found 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 Near Northwest Community Plan:
Goal 2 - Economic Development: Ensure the Near NW Community’s business corridors are filled with a mix of uses including professional offices, residences and busy shops, providing neighbors an attractive place to walk for shopping, playing, working and relaxing both day and night.
• Objective 2.1: Deco District Continue to develop the Deco District as pedestrian friendly business corridor offering a mix of businesses and residences to meet the community’s needs.
• Objective 2.2: Business Development Create opportunities for new business development to ensure a diversity of attractive businesses in pedestrian friendly environments.
• Objective 2.3: Business Appearance Improve the appearance of area commercial corridors.
• Objective 2.4: Business Support Instigate community efforts to support area business assets.
6. Size of Tract:
The subject property is 0.23 acres, which could reasonably accommodate the proposed Alcohol - Bar and/or Tavern Without Cover Charge 3 or More Days Per Week.
7. Other Factors:
The purpose of the Specific Use Authorization 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 with may, under the right set of circumstances and conditions be acceptable in certain specific locations.