DEPARTMENT: Development Services
COUNCIL DISTRICTS IMPACTED: 8
SUBJECT:
Zoning Case Z2016078 CD
SUMMARY:
Current Zoning: "MF-50 MLOD" Multi-Family Camp Bullis Military Lighting Overlay District, “C-3 GC-1 MLOD” General Commercial Hill Country Gateway Corridor Camp Bullis Military Lighting Overlay District and “MF-50 GC-1 MLOD” Multi-Family Hill Country Gateway Corridor Camp Bullis Military Lighting Overlay District
Requested Zoning: “C-2 CD GC-1MLOD” Commercial Hill Country Gateway Corridor Camp Bullis Military Lighting Overlay District with Conditional Use for a Dance Hall with Live Entertainment without cover charge 3 or more days per week and “C-2 CD MLOD” Commercial Camp Bullis Military Lighting Overlay District with Conditional Use for a Dance Hall with Live Entertainment without cover charge 3 or more days per week
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: February 16, 2016
Case Manager: Robert C. Acosta, Planner
Property Owner: Galleria Ventures, Ltd.
Applicant: Amin Guindi, Manager
Representative: Brown & Ortiz, P.C. (James McKnight)
Location: 5053 UTSA Boulevard
Legal Description: Lots P-1H, P-18, NCB 15825
Total Acreage: 3.50
Notices Mailed
Owners of Property within 200 feet: 10
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: None
Property Details
Property History: The subject property was annexed into the City limits on February 25, 1971 (Ordinance #39169). Shortly thereafter, the property was rezoned to “I-1” General Industrial District and the west end portion of the property was zoned “B-3” Business District. Upon the adoption of the 2001 Unified Development Code, the previous base zoning districts converted to “I-1” General Industrial District and “C-3” General Commercial District. On May 22, 2003, Ordinance #97656 added “GC-1” Hill Country Gateway Corridor Overlay District for the west end portion of the property. On 2006, Ordinance #2006-68-17-0955 rezoned the property to “MF50” Multi-Family District and the west end portion remained “C-3” General Commercial District Hill Country Overlay District. In 2008, Ordinance #2008-12-11-1133 added the Military Lighting Overlay District to the subject property.
Topography: The property does not include any abnormal physical features such as significant slope or inclusion in a flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: C-2, C-3, MF 50
Current Land Uses: Apartments, Apartment Parking and Vacant Land
Direction: East
Current Base Zoning: MF 50, MF-25
Current Land Uses: Vacant Land and Apartments
Direction: South
Current Base Zoning: C-3, MF-25
Current Land Uses: Vacant land and Apartments
Direction: West
Current Base Zoning: C-3, MF-50
Current Land Uses: Communications Building and Cell Tower and Vacant Land
Overlay and Special District Information: All surrounding properties carry the "MLOD-1" Military Lighting Overlay District, due to their proximity to Camp Bullis. The "MLOD-1" does not restrict permitted uses, but does regulate outdoor lighting in an effort to minimize night-time light pollution and its effects on operations at the military installation.
In addition part of the property is in the “GC-1” Hill Country Gateway Corridor District. The Hill Country Gateway Corridor District (“GC-1”) provides site development standards for properties within 1,000 feet of Interstate 10 between UTSA Blvd and the northern City Limits. The standards primarily address building placement, landscaping, building materials and signage to promote a coordinated development scheme for the Corridor.
Transportation
Thoroughfare: IH-10
Existing Character: Freeway
Proposed Changes: None Known
Thoroughfare: UTSA Boulevard
Existing Character: Secondary Arterial Type A
Proposed Changes: None known.
Thoroughfare: Vance Jackson
Existing Character: Secondary Arterial Type A
Proposed Changes: None known
Thoroughfare: Pecan Springs Street
Existing Character: Local Street
Proposed Changes: None known
Public Transit: There is no VIA mass transit service in the immediate area.
Traffic Impact: A Traffic Impact Analysis (TIA) will be required. The traffic generated by the proposed development exceeds the threshold requirements.
Parking Information: Dance Hall: Minimum 1 space per 100sf of GSF. Maximum Parking Requirement: 1 space per 75sf of GSF.
ISSUE:
None.
ALTERNATIVES:
Denial of the zoning request will result in the subject property retaining the current "C-3” and “MF-50”zoning.
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 North Sector Plan and is designated as Mixed Use Center in the future land use component of the Plan. The requested “C-2” base zoning district is consistent with the adopted land use designation. The subject property consists of vacant land and the applicant is proposing a Conditional Use to allow the construction of a restaurant with alcohol sales and a dance hall.
2. Adverse Impacts on Neighboring Lands:
Staff has found no evidence of likely adverse impacts on surrounding properties in relation to this zoning change request.
3. Suitability as Presently Zoned:
The current “C-3” and “MF-50 zoning districts are appropriate for the subject property due to its location along a major roadway, and its close proximity to other existing commercial and multi-family uses.
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 requested rezoning does not appear to be in conflict with any public policy.
6. Size of Tract:
The subject property is 3.50 acres in size, which is sufficient to accommodate the uses permitted in the “C-2” district and the typical required parking.
Other Factors:
The subject property is located within the Camp Bullis Awareness Zone / Military Influence Area. In accordance with the signed Memorandum of Understanding between Fort Sam Houston and the City of San Antonio, the Military did not review the request because the property is less than 10 acres in size and does not directly abut the installation.