DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 4
SUBJECT:
Zoning Case Z2015061 CD
SUMMARY:
Current Zoning: "C-2 AHOD" Commercial Airport Hazard Overlay District
Requested Zoning: "C-2 CD AHOD" Commercial Airport Hazard Overlay District with a Conditional Use for Cabinet Manufacturing and Repair
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: February 3, 2015
Case Manager: Ernest Brown, Planner
Property Owner/ Applicant: Nizar Rafati
Representative: Russell D Felan
Location: 5715 Five Palms Drive
Legal Description: Lot 42, Block 32, NCB 15275
Total Acreage: 0.35
Notices Mailed
Owners of Property within 200 feet: 12
Registered Neighborhood Associations within 200 feet: People Active in Community Effort
Planning Team: United Southwest-29
Applicable Agencies: None
Property Details
Property History: The subject property was annexed in 1972 and originally zoned "Temporary R-1", Single Family Residence District, then "R-1" Single Family Residence District. In 1978 the subject property was rezoned to "B-2", Business District. Upon adoption of the 2001 Unified Development Code, the previous base zoning districts converted to the current base zoning district "C-2" Commercial District. The subject property is currently platted in its current configuration 1978 (volume 8600, page 167 of the Deed and Plat Records of Bexar County, Texas). It was developed in 1970 with a 5000 square feet Automotive Service Garage and a 800 square feet Residence.
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: OCL, "C-3"
Current Land Uses: Carwash
Direction: East
Current Base Zoning: "R-6", "C-3"
Current Land Uses: CPS, Auto Repair, Vacant
Direction: West, South
Current Base Zoning: "C-2", "C-3R"
Current Land Uses: Cell Tower, Vacant, Gas Station, Vacant
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: Five Palms
Existing Character: Local Type B; one lane each direction with sidewalks on both sides
Proposed Changes: None known
Public Transit: A VIA bus stop is located across the street from the subject property with route 619 operating along Five Palms Drive. Bus route 550, 551 and 619 operates along W. Military Drive.
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 a Cabinet Manufacturing and Repair.
Cabinet Manufacturing and Repair - Minimum Parking Requirement: 1 per 1500 square feet Gross Floor Area (GFA);
Maximum Parking Requirement: 1 per 300 square feet Gross Floor Area (GFA).
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current zoning classifications, restricting future land uses to those permissible in the "C-2" zoning district.
FISCAL IMPACT:
None.
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 property is located within the United Southwest Community Plan and is currently designated as Community Commercial in the future land use component of the plan. The proposed zoning change is consistent with surrounding zoning and uses.
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.
3. Suitability as Presently Zoned:
The existing "C-2" base zoning district and the proposed "C-2 CD" with Conditional Use for Cabinet Manufacturing and Repair is consistent with surrounding zoning and uses.
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 request does not appear to conflict with any public policy objective.
6. Size of Tract:
The subject property measures 0.35 of an acre in size, which is sufficient to accommodate commercial development and required parking. The subject property is fully developed with building structure and parking.
7. Other Factors:
None.