DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 6
SUBJECT:
Zoning Case Z2016079
(Associated Plan Amendment # 16021)
SUMMARY:
Current Zoning: "C-2 CD AHOD" Commercial Airport Hazard Overlay District with Conditional Use for Electrical Component Fabrication
Requested Zoning: "C-3 AHOD" General Commercial Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: February 2, 2016
Case Manager: Mary Moralez-Gonzales, Planner
Property Owner: IPAC Properties, LLC
Applicant: Johnathan E. Rightmyer
Representative: Johnathan E. Rightmyer
Location: Generally located in the 6600 Block of Culebra Road at the intersection of Alamo Downs Parkway
Legal Description: 7.795 acres of land out of NCB 16115
Total Acreage: 7.795
Notices Mailed
Owners of Property within 200 feet: 7
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: San Antonio Aviation Department
Property Details
Property History: The subject property was annexed by the City of San Antonio in 1972 and was originally zoned “Temporary R-1.” A 1977 zoning case changed the zoning to “B-3” Business District. Upon the adoption of the 2001 Unified Development Code, the “B-3” base zoning converted to “C-3” General Commercial District. A 2013 zoning case changed the base zoning to “C-2 CD” General Commercial District with a Conditional Use for Electronic Component Fabrication. The property was never developed and is currently vacant.
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
Current Land Uses: Business Center
Direction: South
Current Base Zoning: MF-33
Current Land Uses: Southwest Research Institute
Direction: East
Current Base Zoning: C-3 and I-1
Current Land Uses: School and Business Center
Direction: West
Current Base Zoning: C-3 and I-1
Current Land Uses: Fleet Fuel Station, Time Warner, Athletic Complex
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: Culebra Road
Existing Character: Secondary Arterial Type A
Proposed Changes: None known
Thoroughfare: Alamo Downs Parkway
Existing Character: Local
Proposed Changes: None known
Public Transit: VIA bus routes #82 and #282 stop at the intersection of Culebra Road and Alamo Downs Parkway.
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 vehicle parking requirements are typically determined by the type of use and building size. The zoning application refers to the property being utilized as a over-flow parking lot for vehicles to be sold as part of a motor vehicle sales business.
Minimum requirement - 1 per 500 sf GFA of sales and service building. Maximum requirement - 1 per 375 sf GFA of sales and service building.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current commercial zoning; restricting future land uses to those permissible in a “C-2” zoning district.
FISCAL IMPACT:
None.
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 currently vacant and is located within the West/Southwest Sector Plan. The property is currently designated as “General Urban Tier” in the future land use plan. The requested “C-3” General Commercial District is not consistent with the current land use classification. The applicant has submitted a plan amendment request to amend the future land use designation to “Regional Center.” Staff and Planning Commission recommended approval of the Plan Amendment.
2. Adverse Impacts on Neighboring Lands:
Staff finds no evidence of likely adverse impacts on neighboring lands in relation to this zoning change request.
3. Suitability as Presently Zoned:
The current zoning and proposed zoning is suitable for the property.
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 requested zoning upholds the West/Southwest Sector Plan goal of locating and ensuring the development of new business locations and employment centers which are compatible with the surrounding area. In addition, the proposed request meets the goal of keeping more intense commercial uses from encroaching into low-density residential areas.
6. Size of Tract:
The subject property is of sufficient size to accommodate the proposed use.
7. Other Factors:
None.