DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 7
SUBJECT:
Zoning Case Z2017058 CD
SUMMARY:
Current Zoning: "C-3" General Commercial District
Requested Zoning: “C-2 CD” Commercial District with Conditional Use for Auto Paint & Body with outside storage of Vehicles and Parts Permitted
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: February 21, 2017
Case Manager: Nyliah Acosta, Planner
Property Owner: George D. McLeod Jr. & Pierce E. Cole
Applicant: Curtis C. Gunn, Ltd.
Representative: Kaufman & Killen, Inc
Location: 8200 Block of West Loop 1604 North.
Legal Description: Lot P-5B, P-5G, and P-5H, NCB 16051
Total Acreage: 3.012
Notices Mailed
Owners of Property within 200 feet: 8
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: Office of Historic Preservation
Property Details
Property History: The subject property was annexed into the City of San Antonio in 1993 and was previously zoned “B-3” Business District. A 1994 case (Ordinance 81169) zoned the subject property as “B-3” Business District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current “C-3” General Commercial 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: C-3
Current Land Uses: Stone & Soil Depot, Inc
Direction: West
Current Base Zoning: C-3
Current Land Uses: Storage Facility
Direction: South
Current Base Zoning: C-3
Current Land Uses: Storage Facility
Direction: East
Current Base Zoning: C-3
Current Land Uses: Car Sales Lot
Overlay and Special District Information: None
Transportation
Thoroughfare: Loop 1604
Existing Character: Freeway.
Proposed Changes: None Known.
Public Transit: VIA route 660 is within walking distance from the south of the subject property.
Traffic Impact: A Traffic Impact Analysis (TIA) is required. The traffic generated by the proposed development exceeds the threshold requirements.
Parking Information: Auto- Paint and Body: Minimum Vehicle Spaces- 1 per 500 sf GFA including Service Bays, wash tunnels and retail areas. Maximum Vehicle Spaces- 1 per 375 sf GFA including Service Bays, wash tunnels and retail areas.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current base zoning district.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (9-0) 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 West Sector Plan, and is currently designated as Mixed Use Center 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. The requested “C-2 CD” Commercial District with a Conditional Use for Auto Paint & Body with outside storage of Vehicles and Parts Permitted is a down zoning, and provides development constraints to ensure compatibility with surrounding properties in regards to buffers, landscaping, lighting, setbacks, hours of operation, signage and building façade.
3. Suitability as Presently Zoned:
The current “C-3” base zoning district is appropriate for the subject property’s location; however, the proposed “C-2” still allows the property owner to have the same use, while being compatible with the current land use classification. Whereas the current “C-3” requires a higher land use classification, which would not be appropriate for the area.
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, because the request is consistent with the plan.
6. Size of Tract:
The subject property totals 3.012 acres in size, which will 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.