DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 5
SUBJECT:
Zoning Case Z2014070
SUMMARY:
Current Zoning: "I-1 AHOD" General Industrial Airport Hazard Overlay District
Requested Zoning: "C-2 AHOD" Commercial Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: February 04, 2014
Case Manager: Trenton Robertson, Planner
Property Owner: Santos Medina, Jr. & Maria C. Medina
Applicant: World Acceptance Corporation (by Stacey K. Estes, Vice President and Director of Leasing)
Representative: Kaufman & Killen, Inc.
Location: 1119 and 1123 Nogalitos Street
Legal Description: Lots 2, 3, 4 and 5, NCB 3839
Total Acreage: 0.1538
Notices Mailed
Owners of Property within 200 feet: 35
Registered Neighborhood Associations within 200 feet: Collins Garden
Planning Team: South Central San Antonio Community Plan - 15
Applicable Agencies: None
Property Details
Property History: The subject property is located within the city limits as recognized in 1938 and was originally zoned "J" Commercial District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current "I-1" General Industrial District. The property was platted into its current configuration in 1924 (volume 642, page 169 of the Deed and Plat Records of Bexar County, Texas). The subject property is developed with a commercial structure measuring 2,738 square feet in size that was built in 1955.
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: Northwest and Northeast
Current Base Zoning: "I-1" and "MF-33"
Current Land Uses: Single-family residences, office, restaurant and television repair
Direction: East, South and West
Current Base Zoning: "C-2", "I-1", and "R-4"
Current Land Uses: Furniture store, single-family residences, duplexes, tire shop, restaurant, warehouse and a dance school
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: Nogalitos Street
Existing Character: Secondary Arterial Type B 70'-86'; two lanes in each direction with sidewalks
Proposed Changes: None known
Thoroughfare: Dickey, Dullye, Hale, Edwards and Alvarez Place
Existing Character: Local; one lane in each direction with partial sidewalks
Proposed Changes: None known
Public Transit: VIA bus line 51 operates along Nogalitos Street, with multiple stops 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: Off-street vehicle parking requirements are typically determined by the use and size of the structure. The subject property is developed as a multi-tenant retail/office building with approximately 12 existing parking spots. Retail and office uses typically require at least one parking space per 300 square feet of Gross Floor Area.
ISSUE:
None.
ALTERNATIVES:
Denial of the zoning request will result in the subject property retaining the industrial zoning; the subject property would remain as a non-conforming use and not be able to continue as commercial retail center, but rather be developed for more intense purposes not conducive to the surrounding neighborhood.
FISCAL IMPACT:
None. The applicant paid all required zoning application fees
RECOMMENDATION:
Staff and Zoning Commission (10-0) recommend approval.
Criteria for Review: According to Section 35-421, zoning amendments shall be based on the approval criteria below.
1. Consistency:
The property is located within the South Central San Antonio Community Plan and is currently designated as Mixed Use in the future land use component of the plan. The requested "C-2" base zoning district is consistent with the adopted 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 surrounding area includes a mix of residential and commercial uses. Many of the properties along this portion of Nogalitos Street were developed as residential and industrial uses, but have transitioned to commercial uses.
3. Suitability as Presently Zoned:
The existing zoning is not appropriate for the subject property. The "I-1" district is meant to accommodate industrial and manufacturing uses that should provide significant buffers and setbacks when abutting residential or commercial uses. The "C-2" district may act as a buffer between the arterial roadway and the established residential neighborhood to the north and west.
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 0.1538 of an acre in size, which should be able to reasonably accommodate the uses permitted in the "C-2" district and required parking. The size of the property will serve to limit the scale of future commercial development and its possible impact on neighboring properties.
7. Other Factors:
None.