DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 6
SUBJECT:
Zoning Case Z2015280
SUMMARY:
Current Zoning: "C-1 GC-2 AHOD" Light Commercial Highway 151 Gateway Corridor Airport Hazard Overlay District
Requested Zoning: "C-2 GC-2 AHOD" Commercial Highway 151 Gateway Corridor Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: September 15, 2015
Case Manager: Mary Moralez-Gonzales, Planner
Property Owner: Aligned Real Estate Investments, LP (by Charles Roach, Mgr. of HWR GP, LLC its General Partner)
Applicant: Mark Feinberg (for WellMed Medical Management, Inc)
Representative: Brown & Ortiz (c/o James McKnight)
Location: 8303 West Military Drive
Legal Description: 2.191 acres of land out of NCB 15382
Total Acreage: 2.191
Notices Mailed
Owners of Property within 200 feet: 19
Registered Neighborhood Associations within 200 feet: None
Planning Team: West/Southwest Sector Plan-35
Applicable Agencies: San Antonio Aviation Department
Property Details
Property History: The subject property was annexed into the City of San Antonio in 1972 by Ordinance 41422. The original zoning was Temporary Residential “R-1.” Upon adoption of the 1965 Unified Development Code, the property converted to “B-1” Business District. Upon adoption of the 2001 Unified Development Code, the “B-1” zoning district converted to the current “C-1” Light Commercial District. In 2005, Ordinance 100774 designated the subject property with the Highway 151 Gateway Corridor Overlay.
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: Highway
Current Land Uses: Highway 151
Direction: East
Current Base Zoning: I-1 GC-2
Current Land Uses: VIA Metropolitan Transit
Direction: South
Current Base Zoning: R-6 GC-2
Current Land Uses: Single-Family Residences
Direction: West
Current Base Zoning: R-6 GC-2
Current Land Uses: Texas Biomedical Research Institute
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.
The Highway 151 Gateway Corridor District (“GC-2”) provides site development standards for properties within 1,000 feet of Highway 151 between Highway 90 and the western City Limits. The standards primarily address building placement, landscaping, building materials and signage to promote a coordinated development scheme for the Corridor. A zoning review is performed by the Zoning Section of the Development Services Department.
Transportation
Thoroughfare: West Military Drive
Existing Character: Secondary Arterial A; two lanes in each direction; center turning lane
Proposed Changes: None known
Thoroughfare: State Highway 151
Existing Character: Highway
Proposed Changes: None known
Public Transit: VIA bus route #612 stops to the south of the subject property at South Brownleaf Street and West Military Drive.
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: The off-street vehicle parking requirements for commercial uses are typically determined by building size and use. The zoning application refers to the new construction of a larger medical office building. The new building will be approximately 10,000 square feet, which is larger than the current zoning allows. The number of required spaces will be determined at the time of building permitting.
ISSUE:
None.
ALTERNATIVES:
Denial of the zoning request will result in the subject property retaining the current zoning of “C-1” Light Commercial.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends 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 Sector Plan and is currently designated as General Urban Tier in the future land use component of the plan. The requested “C-2” 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.
3. Suitability as Presently Zoned:
Both the current and requested zoning districts are appropriate for the subject property.
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 is 2.191 acres in size, which should be able to reasonably accommodate the proposed commercial zoning.
7. Other Factors:
None.