DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 4
SUBJECT:
Zoning Case Z2017109 CD
SUMMARY:
Current Zoning: "C-2 CD AHOD" Commercial Airport Hazard Overlay District with a Conditional Use for Cabinet Manufacturing and Repair
Requested Zoning: "C-2 CD AHOD" Commercial Airport Hazard Overlay District with a Conditional Use for Auto Paint and Body Shop
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: April 18, 2017
Case Manager: Erica Greene, Planner
Property Owner: Nizar Rafati
Applicant: Nizar Rafati
Representative: Nizar Rafati
Location: 5715 Five Palms Drive
Legal Description: Lot 42, Block 32, NCB 15275
Total Acreage: 0.35
Notices Mailed
Owners of Property within 200 feet: 13
Registered Neighborhood Associations within 200 feet: People Active in Community Effort
Applicable Agencies: Lackland Air Force Base
Property Details
Property History: The subject property was annexed into the City of San Antonio in 1972 and was previously zoned “Temporary R-1” Single-Family Residence District. A 1978 case, Ordinance #49144 zoned the subject property as “B-2” Business District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current “C-2” Commercial District. A 2015 case, Ordinance #2015-03-05-0171 zoned the subject property as "C-2 CD AHOD" Commercial Airport Hazard Overlay District with a Conditional Use for Cabinet Manufacturing and Repair.
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: OCL
Current Land Uses: Lackland Air Force Base
Direction: West
Current Base Zoning: C-2
Current Land Uses: Cell Tower
Direction: South
Current Base Zoning: C-2
Current Land Uses: Gas Station
Direction: East
Current Base Zoning: R-6, C-3
Current Land Uses: CPS Site, Parking Lot, Shop Building
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: Five Palms
Existing Character: Local Street
Proposed Changes: None
Public Transit: The nearest VIA bus route is #614 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 Paint and Body parking lot requires a minimum of 1per 500 sf GFA including service bays, wash tunnels and retail areas and a maximum of 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 district.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends Approval with Conditions
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 United Southwest Community Plan, and is currently designated as Community Commercial 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 “C-2” base zoning district is appropriate for the subject property’s location. The requested conditional use for auto paint and body (inside) is also appropriate and consistent with surrounding uses and 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 applicant proposes an auto paint & body shop (inside) on the subject property on the subject property. The properties that are located around the subject property include other commercial uses. The rezoning request does not appear to conflict with land use goals and strategies of the United Southwest Community Plan to attract new businesses, services and retail establishments to the United Southwest Communities.
6. Size of Tract:
The subject property totals 0.35 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.
Should the Conditional Use be approved, staff recommends the following conditions:
1. A six foot solid screen fence is required around the property that abuts residential property and /or land uses.
2. All on-site lighting shall be directed onto the site and point away from any surrounding residential uses.
3. Outdoor amplification speakers are not allowed during the hours of 7 p.m. and 7 a.m.
4. All repairs must remain inside the facility.