DEPARTMENT: Development Services
COUNCIL DISTRICTS IMPACTED: 7
SUBJECT:
Zoning Case Z2016166 CD
SUMMARY:
Current Zoning: "NP-10 AHOD" Neighborhood Preservation Airport Hazard Overlay District
Requested Zoning: "L CD AHOD" Light Industrial Airport Hazard Overlay District with a Conditional Use for Rock Crushing
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: June 21, 2016
Case Manager: Shepard Beamon, Planner
Property Owner: Mesa Equipment Company, Inc.
Applicant: D. A. Murry
Representative: Brown & Ortiz, PC
Location: 6800 Block of Low Bid Lane
Legal Description: Lots P-4 and P-66, NCB 18560
Total Acreage: 39.3825
Notices Mailed
Owners of Property within 200 feet: 12
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: None
Property Details
Property History: The subject property was annexed into the City of San Antonio on December 31, 1989. (Ordinance # 68297) According to available records, the property was originally zoned Temporary “R-1” Single-Family Residence District and was rezoned to “R-A” Residence-Agricultural District on April 12, 1990. (Ordinance # 71383) Upon the adoption of the 2001 Unified Development Code, “R-A” base zoning has been converted to “NP-10” Neighborhood Preservation District.
Topography: None.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: NP-10, I-1
Current Land Uses: Commercial Supply Storage Yard, Vacant (Leon Creek Greenway)
Direction: East
Current Base Zoning: NP-10, I-1
Current Land Uses: Vacant (Leon Creek Greenway)
Direction: South
Current Base Zoning: C-3NA
Current Land Uses: Tech Industrial Systems, Vacant (Leon Creek Greenway)
Direction: West
Current Base Zoning: C-2NA, C-3NA CD
Current Land Uses: North American Pre-cast Company, Vacant Commercial, San Antonio Contractors, Du-Mor Enterprises
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: Low Bid Lane
Existing Character: Secondary Arterial Type A
Proposed Changes: None known
Public Transit: There are no VIA Bus Routes 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:
Manufacturing - Concrete Products - manufacturing. Minimum Vehicle Spaces: 1 per 1,500 sf GFA. Maximum Vehicle Spaces: 1 per 300 sf GFA.
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject property retaining the present “NP-10” 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 Northwest Community Plan and is designated as Business/Office Park. 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 as the request is consistent with the surrounding manufacturing and industrial uses.
3. Suitability as Presently Zoned:
The existing “NP-10” zoning district is not appropriate for the subject property. The requested “L” zoning with conditional use will allow for the continued operation of a rock crushing facility. The subject property has operated as a rock crushing facility since the 1990s. The purpose of the request is to come into full compliance with City code, as the use for rock crushing is not permitted in “NP-10” zoning.
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 goals and objectives of the Northwest Community Plan.
6. Size of Tract:
The subject property is 39.3825 acres in size, which accommodates the existing rock crushing facility.
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.