DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 7
SUBJECT:
Zoning Case Z2015149 CD
SUMMARY:
Current Zoning: "C-2 AHOD" Commercial Airport Hazard Overlay District and "MF-33 AHOD" Multi-Family Airport Hazard Overlay District
Requested Zoning: "C-2 NA CD" Commercial Nonalcoholic Sales with a Conditional Use for Motor Vehicle Sales
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: April 21, 2015.
Case Manager: Mary Moralez-Gonzales, Planner
Property Owner: Gilbert A. Gonzales
Applicant: Axel Valdez
Representative: David W. Dye III, PE, RPLS, Dye Development, Inc.
Location: 1536 Callaghan Road
Legal Description: A 0.344 acre tract out of Lot 3, Block 1, NCB 13519
Total Acreage: 0.344
Notices Mailed
Owners of Property within 200 feet: 30
Registered Neighborhood Associations within 200 feet: Culebra Park Neighborhood Association
Planning Team: West/Southwest Sector Plan - 35
Applicable Agencies: San Antonio Aviation Department
Property Details
Property History:
The subject property was annexed by the City of San Antonio in 1952 and the northern portion of the lot was originally zoned "H" Local Retail District and the lower portion was zoned "D" Apartment District. Upon adoption of the 1965 Unified Development Code, the northern portion of the property converted to "B-3" General Commercial District and the southern portion converted to "R-3" Multiple Family District. Upon adoption of the 2001 Unified Development Code, the northern portion property converted to the current "C-3" General Commercial and the southern portion converted to the current "MF-33" Multi-Family District. The property is currently vacant.
Topography:
The property does not include any abnormal physical features such as slope or inclusion in a flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: C-3
Current Land Uses: Car Wash
Direction: East
Current Base Zoning: R-4 PUD
Current Land Uses: Single-Family Residences
Direction: South
Current Base Zoning: C-2 NA
Current Land Uses: Restaurant
Direction: West
Current Base Zoning: R-5
Current Land Uses: Single-Family Residences
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: Callaghan Road
Existing Character: Secondary Arterial Type A; two lanes in each direction separated by a median for left and right turn lanes with sidewalks
Proposed Changes: None known
Public Transit:
VIA bus route 82 operates along Culebra Road with a bus stop at Callaghan Road.
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 type of use and building size. The rezoning application refers to a proposed development of Motor Vehicle Sales.
Motor Vehicle Sales:
Minimum Parking Requirement: 1 space per 500 square feet of Gross Floor Area (GFA) of sales building
Maximum Parking Requirement: 1 space per 375 square feet of GFA of sales building
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current zoning classification, restricting future land uses to those permissible in the "C-2" and "MF-33" 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 subject property is located within the West/Southwest Sector Plan and is currently designated as General Urban Tier in the future land use component of the plan. The requested base district "C-2" District Sales 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 requested "C-2 NA CD" Commercial Nonalcoholic Sales District with a Conditional Use for Motor Vehicle Sales would be appropriate at this location and will not alter the character of the area.
3. Suitability as Presently Zoned:
The existing "C-2" Commercial District and "MF-33" Multi-Family District as well as the proposed "C-2 NA CD" Commercial Nonalcoholic Sales with a Conditional Use for a Motor Vehicle Sales are consistent with the adopted land use plan.
4. Health, Safety and Welfare:
Staff has found no evidence of likely negative impacts on public health, safety or welfare related to the zoning request.
5. Public Policy:
The request does not appear to conflict with any public policy objective. The "C-2 NA CD" Commercial Nonalcoholic Sales District with a Conditional Use for Motor Vehicle Sales will allow continued development in accordance with the goals of the West/Southwest Sector Plan that encourage commercial, retail and offices along or near major arterials. It also supports the Plan's goal of promoting economic growth in the area along arterials and in established commercial areas.
6. Size of Tract:
The subject property totals 0.344 acres in size, which should reasonably accommodate the uses permitted in the "C-2 NA CD" Commercial Nonalcoholic Sales District with a Conditional Use for Motor Vehicle Sales.
7. Other Factors:
The conditional zoning procedure is designed to provide for a land use within an area that is not permitted by the established zoning district but due to individual site considerations or unique development requirements would be compatible with adjacent land uses under given conditions. The granting of zoning with Conditional Use shall only be for the zoning case named in the ordinance) approving the zoning district with the specified conditional use provisions.