DEPARTMENT: Development Services
COUNCIL DISTRICTS IMPACTED: 4
SUBJECT:
Zoning Case Z2016153
SUMMARY:
Current Zoning: "I-1 AHOD" General Industrial Airport Hazard Overlay District
Requested Zoning: "L AHOD" Light Industrial Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: May 3, 2016
Case Manager: Shepard Beamon, Planner
Property Owner: City of San Antonio
Applicant: City of San Antonio
Representative: City of San Antonio
Location: 4802 Morey Road
Legal Description: Lot 1, NCB 13965
Total Acreage: 1.4998
Notices Mailed
Owners of Property within 200 feet: 6
Registered Neighborhood Associations within 200 feet: None
Planning Team: Heritage South Sector Plan
Applicable Agencies: None
Property Details
Property History: The subject property was annexed into the City of San Antonio on January 20, 1966 (Ordinance # 33954). According to available records, the property was originally zoned “R-A” Residence Agricultural based on the 1965 zoning districts. On April 19, 1973, the subject property was rezoned from “R-A” to “I-1” Light Industrial District (Ordinance # 42113). Upon the adoption of the 2001 Unified Development Code, “I-1” base zoning has been converted to “I-1” General Industrial District.
Topography: None.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: I-1
Current Land Uses: Vacant
Direction: East
Current Base Zoning: I-1, NP-10
Current Land Uses: Vacant
Direction: South
Current Base Zoning: I-1, OCL
Current Land Uses: Vacant, Lackland AFB
Direction: West
Current Base Zoning: I-1
Current Land Uses: Vacant
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: Morey Road
Existing Character: Local Street
Proposed Changes: None known
Thoroughfare: Growdon Road
Existing Character: Local Street
Proposed Changes: None known
Public Transit: There is no VIA Bus Route located near the subject property.
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 Light Truck Repair. Minimum Vehicle Spaces: 1 per 500 sf GFA including service bays, wash tunnels and retail areas, plus 2 additional spaces for each inside service bay. Maximum Vehicle Spaces: 1 per 375 sf GFA including service bays, wash tunnels and retail areas, plus 2 additional spaces for reach inside service bay.
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject property retaining the present “I-1” zoning district designation.
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 Heritage South Sector Plan and is designated as Agribusiness/RIMSE Tier. The requested zoning is consistent with the current land use designation.
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 “I-1” zoning district is appropriate for the subject property. However, the requested “L” is also a suitable use. The property currently has a vacant structure which is intended for commercial or industrial uses. The applicant has requested “L” zoning will allow the property to be used as an automotive repair shop, which is not permitted under the “I-1” zoning designation. The requested zoning and use are compatible with the surrounding properties, as they are currently vacant. Furthermore, the requested “L” zoning designation is a down-zone from the more intense “I-1” and is more restrictive in permitted 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 request does not appear to conflict with any public policy objective. The requested land use adheres to the Heritage South Sector Plan by encouraging land uses that are compatible with neighboring properties.
6. Size of Tract:
The subject property is 1.4998 acres in size, which accommodates the proposed development for auto and light truck repair.
7. Other Factors:
The City of San Antonio is initiating this rezoning as per the City Council Resolution approved by City Council on February 10, 2016 for the development and improvement of the subject property as an auto repair shop.