DEPARTMENT: Development Services
COUNCIL DISTRICTS IMPACTED: 6
SUBJECT: Zoning Case Z2015312
(Associated Plan Amendment PA 15090)
SUMMARY:
Current Zoning: "MF-33" Multi-Family District
Requested Zoning: "C-3" General Commercial District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: November 3, 2015
Case Manager: Shepard Beamon, Planner
Property Owner: SLF IV - Culebra 1604 Investors JV, L.P.
Applicant: CBM Broadway, Ltd.
Representative: Kaufman & Killen, Inc.
Location: 7400 Block of West Loop 1604 North
Legal Description: 1.387 acres out of NCB 17636
Total Acreage: 1.387
Notices Mailed
Owners of Property within 200 feet: 4
Registered Neighborhood Associations within 200 feet: None.
Planning Team: Northwest Community Plan - 13
Applicable Agencies: None.
Property Details
Property History: The subject property was annexed into the City of San Antonio on December 31, 1993 (Ordinance # 79037). The property was originally zoned “R-1” Single-Family Residence District and was rezoned to “B-2” Business District and “B-3” Business District on March 9, 2000 (Ordinance # 91396). Upon the adoption of the 2001 Unified Development Code, “B-2” and “B-3” converted to “C-2” Commercial District and “C-3” General Commercial District. “C-2” and “C-3” were then rezoned to “MF-33” Multi-Family District on August 14, 2011 (Ordinance # 2011-08-04-0637).
Topography: None.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: C-3, MF-33
Current Land Uses: Automobile Dealership
Direction: East
Current Base Zoning: MF-33
Current Land Uses: Vacant Lot
Direction: South
Current Base Zoning: MF-33, C-3
Current Land Uses: Vacant Lot
Direction: West
Current Base Zoning: C-3
Current Land Uses: Vacant Lot
Overlay and Special District Information: None.
Transportation
Thoroughfare: Loop 1604
Existing Character: Freeway
Proposed Changes: None known
Thoroughfare: Culebra Road
Existing Character: Primary Arterial Type A
Proposed Changes: None known
Public Transit: None.
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:
Auto and Vehicle Sales. Minimum Vehicle Spaces: 1per 500 GFA. Maximum Vehicle Spaces: 1 per 375 GFA
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject property retaining the present “MF-33” zoning district designation.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (9-0) recommend Approval, pending Plan Amendment.
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 Northwest Community Plan and is designated as High Density Residential. The requested “C-3” base zoning district is not consistent with the adopted land use designation. The applicant has requested a plan amendment to Regional Commercial for consistency. Staff and Planning Commission recommend approval.
2. Adverse Impacts on Neighboring Lands:
Staff has found no evidence of likely adverse impacts on surrounding properties in relation to this zoning request.
3. Suitability as Presently Zoned:
The existing “MF-33” zoning district is not appropriate for the subject property and surrounding areas. The subject property is located adjacent to other Commercial zoning, and currently only has accessibility from Loop 1604, a major thoroughfare, making “C-3” a better suited zoning for the property. The requested “C-3” will allow the applicant to develop facilities supporting motor vehicle sales - full service, which is compatible with the surrounding neighborhood.
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. The zoning request fulfills the goals and strategies of the Northwest Community Plan, by encouraging appropriate commercial development and uniform signage at major arterials and neighborhood nodes.
6. Size of Tract:
The subject property is 1.387 acres in size, which accommodates the proposed development for a variety store.
7. Other Factors:
None.