DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 5
SUBJECT:
Zoning Case Z2016138
(Associated Plan Amendment PA 17045)
SUMMARY:
Current Zoning: "C-3 AHOD" General Commercial Airport Hazard Overlay District
Requested Zoning: "C-3 NA AHOD" General Commercial Non Alcoholic Sales Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: May 2, 2017 (This case is expedited to the May 4, 2017 City Council hearing)
Case Manager: Erica Greene, Planner
Property Owner: City of San Antonio
Applicant: City of San Antonio
Representative: City of San Antonio
Location: 2706 W. Southcross Boulevard
Legal Description: Lots 1 through 10, Block 15, NCB 8911
Total Acreage: 0.7518
Notices Mailed
Owners of Property within 200 feet: 34
Registered Neighborhood Associations within 200 feet: Quintana Community Association
Applicable Agencies: None
Property Details
Property History: The subject property was part of the original 36 square miles of the City and was previously zoned “F” Local Retail District. A 1977 case 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: Restaurant, Art Shop, Restaurant
Direction: West
Current Base Zoning: C-3
Current Land Uses: Commercial Building
Direction: South
Current Base Zoning: RM-4
Current Land Uses: Single-Family Housing, Flower Shop
Direction: East
Current Base Zoning: C-3
Current Land Uses: Vacant Lot
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: West Southcross
Existing Character: Local Street
Proposed Changes: None
Thoroughfare: Crittendon Avenue
Existing Character: Local Street
Proposed Changes: None
Public Transit: The nearest VIA bus route is #9 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: Parking requirements are calculated individually by use and will be determined at the building permit stage.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current zoning district.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends 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 Kelly/South PUEBLO Community Plan, and is currently designated as Neighborhood Commercial in the future land use component of the plan. The requested “C-3NA” General Commercial Non-Alcoholic Sales base zoning district is not consistent with the future land use designation. The applicant has requested a Plan Amendment to Regional Commercial. 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 “C-3” base zoning district is appropriate for the subject property’s location. The requested zoning of “C-3 NA” will ensure the future use of the land use will restrict the sales of alcohol sales to protect the surrounding residential uses.
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 Kelly/South San PUEBLO Community Plan objectives of improving the commercial corridors and the variety of goods, services, and employment available in the planning area in order to attract and support a mix of uses including professional offices, residences and a variety of retail shops that will meeting the residents’ daily needs and bring vitality to the area.
6. Size of Tract:
The subject property totals 0.7518 acres in size, which should reasonably accommodate the uses permitted in “C-3NA” General Commercial Non-Alcoholic Sales District.
7. Other Factors:
None.