DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: Council District 10
SUBJECT:
Zoning Case Z2014128 S
SUMMARY:
Current Zoning: "C-3 AHOD" General Commercial Airport Hazard Overlay District
Requested Zoning: "C-3 S AHOD" General Commercial Airport Hazard Overlay District with a Specific Use Authorization for a Specified Financial Institution
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: April 15, 2014
Case Manager: Osniel Leon, Planner
Property Owner: PRA/GFR Nacogdoches, LP (by Julian Hawes, Jr., Vice President, PRA GP No. 2, Inc., General Partner)
Applicant: PRA/GFR Nacogdoches, LP (by Julian Hawes, Jr., Vice President, PRA GP No. 2, Inc., General Partner)
Representative: Kaufman & Killen, Inc.
Location: A portion of 12311 Nacogdoches Road
Legal Description: 0.041 of an acre out of Lot 27, NCB 15689
Total Acreage: 0.041
Notices Mailed
Owners of Property within 200 feet: 10
Neighborhood Associations: Citizens on Alert is located within 200 feet. (within 200 feet)
Planning Team Members: San Antonio International Airport Vicinity Land Use Plan
Applicable Agencies: None
Property Details
Property History: The subject property was annexed in 1972 and was originally zoned "Temp R-1" Temporary Single Family Residence District. In a 1974 case, the property was zoned "B-2" Business District (Ordinance 43408). In a 1983 case, the property was rezoned "B-3R" Restrictive Business District (Ordinance 56984). Upon adoption of the 2001 Unified Development Code, the previous "B-3R" district converted to "C-3R" General Commercial Restrictive Alcoholic Sales District. In 2012, the property was rezoned to the current "C-3" General Commercial District. The subject property consists of a single suite in an existing retail center. The parent tract is platted (volume 9502, page 213). According to the Bexar County Appraisal District, the existing retail center measures 53,512 square feet in size and was constructed in 1983.
Topography: The subject property is not located within a flood plain. The property slopes gently from the north to the south.
Adjacent Zoning and Land Uses
Direction: All directions
Current Base Zoning: "C-2", "C-3", "C-3R"
Current Land Uses: Retail centers, banks, restaurant, gas station, private street, offices, undeveloped land, liquor store, bingo hall
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: Nacogdoches Road and Thousand Oaks
Existing Character: Secondary Arterial Type A thoroughfares; two lanes in each direction with a center turn lane
Proposed Changes: None known
Thoroughfare: Rio D'Oro
Existing Character: Local street; one lane in each direction
Proposed Changes: None known
Public Transit: VIA bus line 642 operates along Nacogdoches Road, with a bus stop directly adjacent to the subject property.
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 parking vehicle requirements are typically determined by the type of use and building size. The application refers to a proposed Specified Financial Institution, but the Unified Development Code does not include parking standards for this use.
The closest listing similar to a Specified Financial Institution is a Loan Office.
Loan Office- Minimum parking requirement: 1 space per 1,000 square feet of Gross Floor Area; Maximum parking requirement: 1 space per 200 square feet Gross Floor Area.
The single suite subject to the rezoning request measures 1803 square feet in size; therefore the use will require between 2 and 9 parking spaces. The existing retail center has sufficient parking to accommodate the use.
ISSUE:
None.
ALTERNATIVES:
A denial of the zoning request will result in the subject property retaining the existing commercial zoning designation.
FISCAL IMPACT:
None. The applicant has paid the required zoning fees.
RECOMMENDATION:
Staff and Zoning Commission (7-0) 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 San Antonio International Airport Vicinity Land Use Plan and is designated as Regional Commercial in the future land use plan component of the plan. The requested base zoning district is consistent with the future land use designation.
Regional commercial development should be located in nodes at the intersections of major arterial thoroughfares, with ample access to mass transit systems, on large acreage lots. Additionally, the plan encourages large developments to incorporate well-defined entrances, shared internal circulation, and limited curb cuts to arterial roadways.
2. Adverse Impacts on Neighboring Lands:
Staff has found no evidence of likely adverse impacts related to the zoning request. The requested zoning is consistent with the established surrounding zoning and pattern of development around the intersection of Nacogdoches Road and Thousand Oaks.
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.
4. Health, Safety and Welfare:
Staff has found no evidence of negative impacts on the public health, safety or welfare of the surrounding community.
5. Public Policy:
The request does not appear to conflict with any public policy objective.
6. Size of Tract:
The subject property is 0.041 of an acre in size, which should be able to reasonably accommodate the Specified Financial Institution shown in the site plan.
7. Other Factors:
The applicant is requesting the zoning change to allow the relocation of an existing Specified Financial Institution (currently located on Thousand Oaks) within the shopping center. The purpose of the specific use criterion of Specified Financial Institutions is to ensure that these uses do not become overly prevalent in any one general area. Currently, there are no existing Specified Financial Institutions in the immediate vicinity.
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 which may, under the right set of circumstances and conditions be acceptable in certain specific locations.