DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 7
SUBJECT:
Zoning Case Z2015269 CD
SUMMARY:
Current Zoning: "C-2NA AHOD" Commercial Nonalcoholic Sales Airport Hazard Overlay District
Requested Zoning: "C-2 CD AHOD" Commercial Airport Hazard Overlay District with Conditional Use for Motor Vehicle Sales
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: September 1, 2015
Case Manager: Ernest Brown, Planner
Property Owner: Edward D. & Irene D. Salinas
Applicant: Edward D. Salinas
Representative: Edward D. Salinas
Location: 2506 Bandera Road
Legal Description: 0.410 of an acre out of NCB 11492
Total Acreage: 0.410
Notices Mailed
Owners of Property within 200 feet: 6
Registered Neighborhood Associations within 200 feet: Thunderbird Hills Neighborhood Association contiguous to the 200 feet.
Planning Team: West/Southwest Sector Planning Team-35
Applicable Agencies: None
Property Details
Property History: The subject property was annexed into the City Limits in 1952 and was originally zoned Temporary “A” Temporary Single-Family Residence District. In 2001 the subject property was rezoned to “R-5” Residential Single-Family District. In 2005 the subject property was rezoned to “C-2” Commercial District. The subject property was platted in its current configuration in 1950 as described by deed and plat records (volume 2805, page 157 of the Deed and Plat Records of Bexar County, Texas). The subject property is undeveloped.
Topography: The property does not include any abnormal physical features such as significant slope or inclusion in a flood plan.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: OCL, R-5
Current Land Uses: Residential
Direction: East
Current Base Zoning: R-4, R-5
Current Land Uses: Residential, Vacant
Direction: South
Current Base Zoning: C-2, I-1
Current Land Uses: Retail Center, Storage Facility
Direction: West
Current Base Zoning: R-5, OCL
Current Land Uses: Tax and Printing Service
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: Bandera Road
Existing Character: Primary Arterial, Type A; three lanes each direction divided by center turn lane with sidewalks both sides.
Proposed Changes: None known
Thoroughfare: Hodges Drive, Althea Drive
Existing Character: Local, Type A; one lane each direction
Proposed Changes: None known
Public Transit: VIA transit routes 88 and 288 is nearby the subject property property which operates along Bandera 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 zoning application refers to Motor Vehicle Sales.
Minimum Parking Requirement: 1 per 500 square feet Gross Floor Area (GFA) of sales and service building;
Maximum Parking Requirement: 1 per 375 square feet Gross Floor Area (GFA) of sales and service building.
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject property retaining the present zoning district designation.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and 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 existing “C-2” base zoning district is consistent with the adopted land use designation. The proposed use can be accommodated with a Conditional Use while maintaining the current base zoning district of “C-2”. The Conditional Use will limit the property to Motor Vehicle uses and prevents more intense uses.
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:
The existing base zoning “C-2” is not consistent with the surrounding base zoning districts.
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 measures a 0.410 of an acre tract and is sufficient to accommodate the proposed Motor Vehicle Sales development and parking requirements.
7. Other Factors:
The Conditional Use zoning procedure is designed to provide for a land use 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.
Staff recommends the following conditions if approved:
1. A six-foot tall, solid screen fence shall be maintained where the subject property abuts residential zoning or uses.
2. A 15-foot, Type B landscape buffer shall be required along the rear and side property line where the property abuts residential zoning or uses.
3. All on-site lighting shall be directed onto the site and point away from any residential zoning or uses using 90-degree or less cut-off fixtures.
4. No outdoor speaker or amplification systems shall be permitted.