DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 5
SUBJECT:
Zoning Case Z2016227 CD
SUMMARY:
Current Zoning: "I-2 AHOD" Heavy Industrial Airport Hazard Overlay District
Requested Zoning: “C-2 CD AHOD" Commercial Airport Hazard Overlay District with Conditional Use for Motor Vehicle Sales (Full Service)
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: September 20, 2016
Case Manager: Erica Greene, Planner
Property Owner: Rosalia R. Flores
Applicant: Paul Bayeh
Representative: Salah E. Diab, P.E.
Location: 552 New Laredo Highway
Legal Description: 0.580 acres out of NCB 8736
Total Acreage: 0.580
Notices Mailed
Owners of Property within 200 feet: 16
Registered Neighborhood Associations within 200 feet: Quintana Community Association
Applicable Agencies: None
Property Details
Property History: The subject property was annexed into the City of San Antonio in a massive rezoning and was previously zoned “L, LL, M” District. A 1977 case zoned the subject property as “I-2” Heavy Industrial District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district remained as the current “I-2” Heavy Industrial District.
Topography: The property does not include any abnormal physical features such as slope or inclusion in a floodplain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: UZROW
Current Land Uses: ROW
Direction: West
Current Base Zoning: I-1
Current Land Uses: Residential Single-Family
Direction: South
Current Base Zoning: I-2
Current Land Uses: Auto & Truck Parts Yard
Direction: East
Current Base Zoning: I-2
Current Land Uses: Auto & Truck Parts Yard
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: New Laredo Hwy
Existing Character: Highway
Proposed Changes: None
Public Transit: The nearest VIA bus routes are #51 and 82 within walking distance of the subject property.
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: Auto: Auto and Vehicle Sales require the minimum of 1 per 500 sf GFA of sales and service building and a maximum of 375 sf GFA of sales and service building.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current "I-2 AHOD" Heavy Industrial Airport Hazard Overlay District.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (10-0) recommend 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 Kelly/South San Pueblo Community Plan, and is currently designated as Mixed Use in the future land use component of the plan. The requested “C-2” Commercial base zoning district is consistent with the future land use designation.
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 “I-2” base zoning districts are appropriate for the subject property’s location. The requested zoning district of “C-2 CD” for Motor Vehicle Sales (Full Service) is also appropriate for the subject property’s location.
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. The zoning change supports the Kelly/South San Pueblo Community Plan purpose to promote for mixed uses to allow for a greater diversity of uses.
6. Size of Tract:
The subject property totals 0.58 acres in size, which should reasonably accommodate the uses permitted in “C-2” Commercial District.
7. Other Factors:
The applicant proposes motor vehicle sales with full service on the subject property. The request to rezone the subject property will make the land uses more compatible with one another.