DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 8
SUBJECT:
Zoning Case Z2017025 CD
SUMMARY:
Current Zoning: "R-6" Residential Single-Family District
Requested Zoning: "C-2 CD" Commercial District with Conditional Use for Equipment Storage with Outside Storage and Display
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: December 20, 2016
Case Manager: Erica Greene, Planner
Property Owner: Ernie and Debbie DeWinne
Applicant: Jerry Arredondo
Representative: Jerry Arredondo
Location: 11002 Bandera Road and 11095 Biering Lane
Legal Description: Lots 5 and 15, NCB 18009
Total Acreage: 2.00
Notices Mailed
Owners of Property within 200 feet: 15
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 1965 and was previously zoned “Temp R-1” Temporary Single-Family Residence District. A 1994 case, Ordinance #80968 zoned the subject property as “R-1” Single Family Residence District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current “R-6” Residential Single Family 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: MF-33
Current Land Uses: Apartment Complex
Direction: West
Current Base Zoning: R-6, C-2 NA
Current Land Uses: Residential Single-Family, Commercial Lawn Services
Direction: South
Current Base Zoning: Right-Of- Way (ROW)
Current Land Uses: Bandera Road
Direction: East
Current Base Zoning: C-2
Current Land Uses: Vacant Lot, Steam Cleaning Company
Overlay and Special District Information: None
Transportation
Thoroughfare: Bandera Road
Existing Character: Major Arterial
Proposed Changes: None
Thoroughfare: Biering Lane
Existing Character: Local Street
Proposed Changes: None
Public Transit: The nearest VIA bus routes are #605 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: The proposed zoning change will not change the parking requirement of the current uses. Service: Equipment Repair: requires a minimum of 1 per 300sf GFA and a maximum of 1 per 200sf 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 recommends Approval with Conditions. Zoning Commission recommends Approval with Conditions. (9-0)
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 North Sector Plan, and is currently designated as Suburban Tier in the future land use component of the plan. The requested “C-2” Light Commercial base zoning district is consistent with the future land use designation.
2. Adverse Impacts on Neighboring Lands:
Currently, both properties are used commercially, and the commercial uses possibly existed prior to annexation. The lot fronting on Biering Lane is zoned residential, however, BCAD records show that the commercial structure existed since the 1950s. As such, the use possibly dates back prior to annexation. Staff finds that with some conditions, the impact on the neighboring community can be mitigated. Staff finds no likely adverse effects for the property fronting on Bandera Road.
3. Suitability as Presently Zoned:
The current “R-6” base zoning district is appropriate for the subject property located at 11095 Biering Lane, however, the property is not used residentially. The applicant is trying to rezone the property to bring it into compliance with its current use. The requested zoning district of “C-2 CD” for Outside Storage with Display is appropriate for the subject property’s location on Bandera Road.
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 land use goals and strategies of the North Sector Plan to support compatible economic development along major transportation routes and existing activity centers that do not interfere with the mission of Camp Bullis.
6. Size of Tract:
The subject property totals 2.00 acres in size, which should reasonably accommodate the uses permitted in “C-2” Commercial District.
7. Other Factors:
The purpose of the Conditional Use is to provide for certain uses which, because of their unique characteristics or potential impacts on adjacent land uses, are not generally permitted in certain zoning districts as a matter of right, but which may under the right set of circumstances and conditions be acceptable in certain specific locations
The applicant proposes equipment storage with outside storage and display on the subject property. Staff recommends the following conditions:
1. Solid screen fencing adjacent to residential zoning and along the northeast property line of Lot 15, NCB 18009, being that lot fronting on Biering Lane.
2. No temporary signage.
3. All on-site lighting shall be directed onto the site and point away from any residential zoning.
4. A “Type C” 15 foot bufferyard shall be established along the northwest property line of Lot 15, NCB 18009, being that lot fronting on Biering Lane.
5. There shall be no access to the property off of Biering Lane.