DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 7
SUBJECT:
Zoning Case Z2016197
(Associated Plan Amendment 16055)
SUMMARY:
Current Zoning: "R-6" Residential Single-Family District
Requested Zoning: "C-3" General Commercial District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: July 19, 2016
Case Manager: Erica Greene, Planner
Property Owner: Laura Celia Decker, ETAL
Applicant: Land Use Solutions
Representative: Land Use Solutions
Location: 10663 West Loop 1604 North
Legal Description: 5.00 acres out of NCB 15663
Total Acreage: 5.00
Notices Mailed
Owners of Property within 200 feet: 6
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 in 1993 and was previously zoned “Temporary R-1” Single-Family Residence District. Upon the adoption of the 2001 Unified Development Code, the previous base zoning district converted to “R-6” Residential Single-Family District.
Topography: A portion of the property is within the 100 year floodplain
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: I-1 and C-3CD
Current Land Uses: Buckhorn Soil and Stone
Direction: West
Current Base Zoning: I-1
Current Land Uses: Commercial Metals, and CMC Rebar
Direction: South
Current Base Zoning: C-3
Current Land Uses: Vacant
Direction: East
Current Base Zoning: UZROW
Current Land Uses: Freeway
Overlay and Special District Information: None
Transportation
Thoroughfare: West Loop 1604 North
Existing Character: Freeway
Proposed Changes: None
Public Transit: There is a VIA bus stop directly in front of the subject property on the opposite side of West Loop1604 North.
Traffic Impact: A Traffic Impact Analysis (TIA) is not required. The traffic generated by the proposed development does not exceed the threshold requirements.
Parking Information: Storage- Minimum Vehicle Spaces: 1per 600 sf GFA. Maximum Vehicle Spaces: 1 per 350 sf GFA.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current "R-6" Residential Single-Family District.
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 West/Southwest Sector Plan, and is currently designated as Suburban Tier in the future land use component of the plan. The requested “C-3” General Commercial base zoning district is not consistent with the future land use designation. The applicant has requested a Plan Amendment to Regional Center. Staff and Planning Commission recommend approval.
2. Adverse Impacts on Neighboring Lands:
Staff finds no evidence of likely adverse impacts on neighboring lands in relation to this zoning change request.
3. Suitability as Presently Zoned:
The current “R-6” base zoning district is not appropriate for the subject property and surrounding areas. The subject property is located on North Loop 1604 West, a freeway with high traffic volumes, and is within close proximity to surrounding Commercial and Industrial making “C-3” a better suited zoning for the property.
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 rezoning request does not appear to conflict with any public policy objective.
6. Size of Tract:
The subject property totals 5.00 acres in size, which should reasonably accommodate the uses permitted in “C-3” General Commercial District.
7. Other Factors:
None.