DEPARTMENT: Department of Planning & Community Development
DEPARTMENT HEAD: John Dugan, AICP
COUNCIL DISTRICTS IMPACTED: Council District 3 & 4
SUBJECT:
Zoning Case Z2014171 CD S
SUMMARY:
Current Zoning: "UD" Urban Development District, "RD" Rural Development District, "FR" Farm and Ranch District, "RP" Resource Protection District, "C-3NA" General Commercial Nonalcoholic Sales District, "BP" Business Park District, "C-2" Commercial District, "DR" Development Reserve District, "RE" Residential Estate District, "MI-1" Mixed Light Industrial District, "R-20" Residential Single-Family District, and "C-3 CD" General Commercial District with a Conditional Use for Long Term Parking & Storage
Requested Zoning: "C-2" Commercial District, "C-3 CD" General Commercial District with a Conditional Use for a Truck Stop or Laundry - Tire Repair Permitted, "I-2 S" Heavy Industrial District with a Specific Use Authorization for a Bulk Plant or Terminal, "MI-1" Mixed Light Industrial District, "NP-8" Neighborhood Preservation District, "R-6" Residential Single-Family District, "BP" Business Park District, "C-1" Light Commercial District, "C-2 CD" Commercial District with a Conditional Use for Parking and Transient Vehicle Storage -Related to a Delivery, "R-20" Residential Single-Family District, "R-4" Residential Single-Family District, "RE" Residential Estate District, "RP" Resource Protection District, "RP S" Resource Protection District with a Specific Use Authorization for a Cemetery, "FR" Farm and Ranch District, "C-2 CD" Commercial District with a Conditional Use for Truck Repair and Maintenance, "C-2 CD" Commercial District with a Conditional Use for Auto and Light Truck Repair, "C-2 CD" Commercial District with a Conditional Use for Manufactured Home/Oversize Vehicle Sales, Service or Storage, "L" Light Industrial District, "C-3" General Commercial District, "O-1 S" Office District with a Specific Use Authorization for Athletic Fields-Commercial, "RM-6" Residential Mixed District, "C-2 CD" Commercial District with a Conditional Use for Self Service Storage, "C-2 CD" Commercial District with a Conditional Use for Construction Trades Contractors, "C-2 S" Commercial District with a Specific Use Authorization for a Hotel, "C-2 P" Commercial Pedestrian District, "MF-18" Limited Density Multi-Family District, "MF-25" Low Density Multi-Family District, "MF-33" Multi-Family District, "MF-40" Multi-Family District, "O-1.5" Mid-Rise Office District, "MI-1 S" Mixed Light Industrial District with a Specific Use Authorization for Rifle and Pistol Range-Outdoor Permitted, and "R-3" Residential Single-Family District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: June 3, 2014 and July 1, 2014
Case Manager: Jacob Floyd, AICP, Senior Planner
Property Owner: Multiple Owners
Applicant: City of San Antonio, Department of Planning & Community Development
Representative: Jacob Floyd, AICP, Senior Planner
Location: Approximately 6,000 acres generally located east of IH-35, south of Loop 410, west of IH-37, north of South Loop 1604, portions of the 4200, 4300, and 4400 blocks of South Flores Road, 17.51 acres out of CB 4007 & 4007A located in the 11100 & 11200 blocks of South U.S. Highway 181, and 2.5 acres out of NCB 11156 located in the in the 12000 block of Southeast Loop 410
Legal Description: Multiple Properties
Total Acreage: Approximately 6,000
Notices Mailed
Owners of Property within 200 feet: 1,421
Registered Neighborhood Associations within 200 feet: Villa Coronado Neighborhood Association
Planning Team: 38 (Heritage South Sector Plan)
Applicable Agencies: Joint Base San Antonio - Lackland, Southwest ISD, Somerset ISD, Southside ISD, East Central ISD
Property Details
Property History: Portions of areas 1, 2, and 3 are within the former jurisdiction of the City South Management Authority (CSMA), which was created in 2005 and subsequently dissolved on January 9, 2014. In accordance with the implementation of the City South Management Authority Effectiveness Study and Economic Strategic Plan, Option #2, staff proposes these zoning changes in order to facilitate economic development.
The majority of the subject properties are currently zoned "UD" Urban Development District or "RD" Rural Development District. The proposal to rezone the properties is based, to a great extent, on the node and center pattern on which the flex-districts are structured, with conventional commercial districts applied to correspond with locations where commercial uses are permitted under the flex-districts.
Topography: The area is generally comprised of gently rolling prairie land, with the San Antonio and Medina Rivers, as well as several creeks including Salado Creek and Leon Creek, meandering through the south side.
Adjacent Base Zoning and Land Uses
Direction: North, East, West
Current Base Zoning: Various residential single-family, multi-family, commercial, and industrial districts
Current Land Uses: Single-family, multi-family, commercial, and open-space
Direction: South
Current Base Zoning: Outside City Limits (No Zoning)
Current Land Uses: Rural residential, agriculture, open-space
Overlay and Special District Information: Many 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: IH-35
Existing Character: Freeway
Proposed Changes: None
Thoroughfare: IH-37
Existing Character: Freeway
Proposed Changes: None
Thoroughfare: Loop 410
Existing Character: Freeway
Proposed Changes: None
Thoroughfare: Somerset Road
Existing Character: Enhance Secondary Arterial; one lane each direction
Proposed Changes: None
Thoroughfare: State Highway 16 South
Existing Character: Super Arterial Type B; two lanes each direction, divided highway
Proposed Changes: None
Thoroughfare: Applewhite Road
Existing Character: Enhance Secondary Arterial; two lanes each direction
Proposed Changes: None
Thoroughfare: Watson Road
Existing Character: Enhanced Secondary Arterial; two lanes each direction
Proposed Changes: None
Thoroughfare: U.S. Highway 281
Existing Character: Super Arterial Type B; two lanes each direction, divided highway
Proposed Changes: None
Thoroughfare: Loop 1604
Existing Character: Freeway; one lane each direction
Proposed Changes: None
Thoroughfare: Southton Road
Existing Character: Enhanced Secondary Arterial; one lane each direction
Proposed Changes: None
Thoroughfare: Old Corpus Christi Road
Existing Character: Secondary Arterial Type A; one lane each direction
Proposed Changes: None
Thoroughfare: U.S. Highway 181 South
Existing Character: Secondary Arterial Type A; two lanes each direction, divided highway
Public Transit: There are several VIA bus routes in the area along U.S. Highway 281, South Presa Street, State Highway 16 South.
Traffic Impact: A Traffic Impact Analysis is not required.
Parking Information: N/A
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject properties retaining their current zoning districts which inconsistent with the proposed amendments for the adopted future land use plan.
FISCAL IMPACT:
None. This zoning case was initiated by the City of San Antonio; therefore, zoning fees have been waived and expenses will be absorbed by the City of San Antonio.
RECOMMENDATION:
Staff recommends approval. Zoning Commission recommends approval, save and except 8 parcels, for which they recommend denial with alternate recommendations, as outlined below. Prior the motions, staff advised the Commission that the procedural requirements of the Unified Development Code did not permit City Council to act on such alternate recommendations. The Commission carried on with the motions nevertheless.
BCAD Account Number:
11150-000-0020, 11150-000-0101, 11150-000-0030, 18087-000-0013, 18087-000-0011, 18087-000-0018, 18087-000-0014, 18087-000-0330
Zoning Commission recommends denial of the following parcels, with an alternate recommendation that they be reconsidered by Planning Commission and Zoning Commission for a plan amendment and related zoning change for "MI-1" Mixed Light Industrial District.
BCAD Account Number:
11150-000-0020, 11150-000-0101, 11150-000-0030
Zoning Commission recommends denial of the following parcels, with an alternate recommendation that they be reconsidered by the Zoning Commission for a zoning change to "MF-18" Limited Density Multi-Family District.
BCAD Account Number:
18087-000-0013, 18087-000-0011, 18087-000-0018, 18087-000-0014, 18087-000-0330
Criteria for Review: According to Section 35-421, zoning amendments shall be based on the approval criteria below.
1. Consistency:
The subject areas are located within the Heritage South Sector Plan and have various future land use classifications. Several of the proposed zoning districts are not consistent with the plans as currently adopted; however, amendments to the sector plan are proposed to change the future land use plan to more appropriate classifications in order to support economic growth. Staff is recommending approval of these amendments. The Planning Commission recommended approval of these amendments on May 28, 2014.
2. Adverse Impacts on Neighboring Lands:
The proposal to rezone the subject properties is based, to a great extent, on the node and center pattern on which the flex-districts are structured, with conventional commercial districts applied to correspond with locations where commercial uses are permitted under the flex-districts. Where possible, conditional uses and specific use authorizations are proposed to ensure that non-conformities will be minimal. Further, this recommendation is intended to create a framework for future development that provides opportunities for economic growth. If successful, the implementation of the zoning proposal will not create new adverse impacts on the subject area or neighboring lands.
3. Suitability as Presently Zoned:
In accordance with the implementation of the City South Management Authority Effectiveness Study and Economic Strategic Plan, Option #2, staff proposes these zoning changes in order to spur development. The present zoning districts have proven to be needlessly confusing, and are widely viewed as adding unbearable costs to some development projects. However, the present zoning is consistent with the land use plan and has allowed some residential development to occur or to be planned.
4. Health, Safety and Welfare:
The implementation of this zoning proposal would not create new adverse impacts on the subject area or neighboring lands.
5. Public Policy:
The proposal implements established public policy and City Council directive (Ordinance No. 2014-01-09-0001).
6. Size of Tract:
In total, 984 parcels are subject to this request which totals approximately 6,000 acres.
7. Other Factors:
This comprehensive rezoning proposal was initiated by City Council via ordinance no. 2014-01-09-0001, which annexed approximately 18,729 acres of land, and was known as the South San Antonio Limited Purpose Annexation. Pursuant to the Local Government Code, a regulatory plan for said area was also adopted. The regulatory plan directed the review of the zoning in the area in cooperation with an implementation task force, comprised of public and private sector stakeholders. This request implements the recommendations of this task force and removes much of the overly-cumbersome zoning districts on the South side in order to facilitate economic development.