DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: Council District 7
SUBJECT:
Zoning Case Z2014206 S
SUMMARY:
Current Zoning: "C-3" General Commercial District
Requested Zoning: "C-3 S" General Commercial District with a Specific Use Authorization for Auto Paint and Body - Repair With Outside Storage Of Vehicles And Parts Permitted But Totally Screened From View Of Adjacent Property Owners And Public Roadways
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: August 05, 2014
Case Manager: Trenton Robertson, Planner
Property Owner: Compass Bank (by Robert Fetters, Senior Vice President)
Applicant: Cross Development, LLC (Mike Stults)
Representative: Andrew Guerrero
Location: 11247 West Loop 1604 North
Legal Description: Lot 5, Block 21, NCB 15663
Total Acreage: 1.464
Notices Mailed
Owners of Property within 200 feet: 6
Registered Neighborhood Associations within 200 feet: None
Planning Team: West/Southwest Sector Plan-35
Applicable Agencies: None
Property Details
Property History: The subject property was annexed in 1993 and was originally zoned "R-A" Residence Agriculture District. In a 1999 case, the property was rezoned to "B-3" Business District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current "C-3" General Commercial District. The property was platted into its current configuration in 2006 (volume 9573, page 147 of the Deed and Plat Records of Bexar County, Texas). The subject property is undeveloped.
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, south, east and west
Current Base Zoning: "C-3"
Current Land Uses: Auto repair, motel, self storage and vacant land
Overlay and Special District Information: None
Transportation
Thoroughfare: Loop 1604 North
Existing Character: Freeway 250'-500'; two lanes in each direction with no sidewalks
Proposed Changes: None known
Public Transit: VIA bus line 660 operates along Loop 1604 North access road, southeast of the subject property.
Traffic Impact: A 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 type and size of use. The zoning application refers to a proposed auto paint and body repair.
Auto Paint and Body - Minimum Parking Requirement: 1space per 500 square feet of Gross Floor Area (GFA) including service bays, wash tunnels and retail areas; Maximum Parking Requirement: 1 space per 375 square feet of GFA including service bays, wash tunnels and retail areas.
The Specific Use Authorization shows a 13,175 square foot structure with 27 parking spaces, meeting the minimum parking requirement.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the property retaining the current commercial zoning; restricting future land uses to those permissible in a "C-3" zoning district.
FISCAL IMPACT:
None. The applicant has paid the required zoning fees.
RECOMMENDATION:
Staff and Zoning Commission (9-0) 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 West/Southwest Land Use Plan and is currently designated as Regional Center in the future land use component of the plan. The requested "C-3" 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 property has significant frontage on Loop 1604 and is surrounded by "C-3" zoning.
3. Suitability as Presently Zoned:
Both the current and requested zoning districts are appropriate for the subject property. The specific use authorization would allow for the subject property to be used for auto body and paint with outside storage without changing the base zoning district to a more intense zoning designation. Current planning practices encourage more intense uses to be located along roads such as Loop 1604 North Access road.
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 site is 1.464 acres in size, which should reasonably accommodate the uses permitted in the "C-3" district, as well as the proposed auto paint and body repair shop. A zoning change request for a Specific Use Authorization requires the applicant to submit a site plan of the subject property that includes all existing and proposed development.
7. Other Factors:
None.