DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: Council District 2
SUBJECT:
Zoning Case Z2014102 CD
SUMMARY:
Current Zoning: "C-3 S AHOD" General Commercial Airport Hazard Overlay District with Specific Use Authorization for a Mini-Warehouse and "C-3 S AHOD" General Commercial Airport Hazard Overlay District with a Specific Use Authorization for Mini-Storage over 2.5 acres
Requested Zoning: "C-3 CD AHOD" General Commercial District with a Conditional Use for Automobile, Marine and Oversized Vehicle Parking/Storage - Long Term
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: March 18, 2014
Case Manager: Krystin Ramirez, Planning Technician
Property Owner: Quantum Self Storage, LLP (by Dale Stamp, Manager, Dale R. Stamp Commercial Management Group, LLC, General Partner)
Applicant: Pulman, Cappuccio, Pullen, Benson & Jones, LLP (Devin D. "Buck" Benson)
Representative: Pulman, Cappuccio, Pullen, Benson & Jones, LLP (Devin D. "Buck" Benson)
Location: 6110 Walzem Road
Legal Description: Lot 1, Block 4, NCB 16927
Total Acreage: 7.096
Notices Mailed
Owners of Property within 200 feet: 8
Registered Neighborhood Associations located within 200 feet: None
Planning Team: Camelot I Neighborhood Plan (10)
Applicable Agencies: None
Property Details
Property History: The subject property was annexed in 1996 and originally zoned "Temp R-1" Temporary Single-Family Residence District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to "R-6" Residential Single-Family District. In 2002 and 2003 cases, the property was rezoned to the current "C-3 S" General Commercial District with a Specific Use Authorization for a mini-storage and "C-3 S" General Commercial District with a Specific Use Authorization for a Mini-Storage over 2.5 acres. The property consists of a single platted lot that is developed with self-service storage units and oversized vehicle storage areas that were built in 1997 and expanded in 2003.
The purpose of the rezoning request is to bring the oversized vehicle storage use into compliance.
Topography: The property is vacant does not include any abnormal physical features such as slope or inclusion in a floodplain.
Adjacent Zoning and Land Uses
Direction: North and South
Current Base Zoning: "C-3"
Current Land Uses: Vacant land and auto parts retail
Direction: West
Current Base Zoning: "BP"
Current Land Uses: Vacant land
Direction: East
Current Base Zoning: Outside City Limits (Bexar County)
Current Land Uses: Vacant land
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: Walzem Road
Existing Character: Secondary Arterial Type A; one lane in each direction with sidewalks
Proposed Changes: None known
Public Transit: There are no public transit lines near the subject property.
Traffic Impact: A Traffic Impact Analysis (TIA) report is not required. The traffic generated by the proposed development does not exceed the threshold requirements.
Parking Information: The existing self-service storage facility exceeds the minimum parking requirements for the use (minimum requirement: 4 spaces plus 2 for manager's quarters; maximum requirement: N/A). The oversized vehicle parking/storage use does not carry minimum or maximum parking requirements.
ISSUE:
None.
ALTERNATIVES:
Denial of the request will result in the subject property retaining the current specific use authorization, prohibiting the proposed conditional use.
FISCAL IMPACT:
None. The applicant has paid the required zoning fees.
RECOMMENDATION:
Staff and Zoning Commission (8-0) recommend 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 Camelot I Neighborhood Plan and is currently designated as Business Park in the future land use component of the plan. The requested "C-3" base zoning district is consistent with the adopted land use designation. Business park uses include corporate offices, light manufacturing and warehouse uses.
2. Adverse Impacts on Neighboring Lands:
Staff finds no evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. Many of the surrounding properties are undeveloped and carry intense commercial or business park zoning that will accommodate office/warehouse uses.
3. Suitability as Presently Zoned:
The "C-3" base zoning district is consistent with the adopted land use designation and the surrounding zoning and uses. There is no change proposed for the base zoning district. The existing Specific Use Authorizations for mini-storage and mini-warehouses are no longer needed. The uses have been reclassified as "Self-Service Storage" in the UDC, and are permitted by-right in the "C-3" base 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:
The rezoning request does not appear to conflict with any public policy objective.
6. Size of Tract:
The subject property is 7.096 acres in size, which reasonably accommodates uses permitted in "C-3" and the typical parking requirement.
7. Other Factors:
None.