DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 10
SUBJECT:
Zoning Case Z2017191 S
SUMMARY:
Current Zoning: "C-3R AHOD" General Commercial Restrictive Alcoholic Sales Airport Hazard Overlay District
Requested Zoning: "C-3R S AHOD" General Commercial Restrictive Alcoholic Sales Airport Hazard Overlay District with a Specific Use Authorization for a Construction Contractor's Facility with Outside Storage with Screening
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: July 18, 2017
Case Manager: Erica Greene, Planner
Property Owner: SWRI #3, LLC
Applicant: Kenneth Pruitt
Representative: Kenneth Pruitt
Location: 2583 MacArthur View
Legal Description: 0.274 acres out of NCB 12097
Total Acreage: 0.274
Notices Mailed
Owners of Property within 200 feet: 6
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 1963 and was previously zoned “B” Residence District. A 1985 case, Ordinance #61834 zoned the subject property as “B-3R” Restrictive Business District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current “C-3R” General Commercial Restrictive Alcoholic Sales 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-3NA,
Current Land Uses: Office Building
Direction: West
Current Base Zoning: C-3
Current Land Uses: Auto Repairs/Vacant Lot
Direction: South
Current Base Zoning: I-1
Current Land Uses: Business Park
Direction: East
Current Base Zoning: C-3R
Current Land Uses: Carwash
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: MacArthur View
Existing Character: Local Street
Proposed Changes: None
Thoroughfare: Sommers Drive
Existing Character: Local Street
Proposed Changes: None
Public Transit: VIA bus route #9 is 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: Industrial: Contractor Facility requires a minimum of 1 per 1,500 sf GFA and a maximum of 1 per 300 sf GFA.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current zoning.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The subject property is located within the Greater Airport Area Regional Center. The subject property is not located within a half mile of a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends 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 San Antonio International Airport Vicinity Land Use Plan, and is currently designated as “Business Park” in the future land use component of the plan. The requested "C-3R” General Commercial Restrictive Alcoholic Sales 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 zoning change for a construction contractor facility office, with outside storage and screening, blends in with the surrounding commercially zoned properties of the area.
3. Suitability as Presently Zoned:
The current “C-3R” base zoning district is appropriate for the subject property’s location. The requested conditional use for construction contractor facility with outside storage and screening is also appropriate and consistent with surrounding uses and zoning. The surrounding properties to the east, south, and west are commercially zoned properties.
4. Health, Safety and Welfare:
Staff has found no indication of likely adverse effects on the public health, safety, or welfare. The surrounding land uses are all commercial properties. The requested zoning change to allow for a construction contractor facility with outside storage and screening to store equipment will fit in with the surrounding land uses.
5. Public Policy:
The rezoning request does not appear to conflict with land use goals and strategies of the San Antonio International Airport Vicinity Land Use Plan that encourage commercial development that respects the integrity of existing residential development.
6. Size of Tract:
The subject property totals 0.274 acres in size, which should reasonably accommodate the uses permitted in “C-3R” General Commercial Restrictive Alcoholic Sales with a Specific Use Authorization for a Construction Contractor's Facility with Outside Storage with Screening.
7. Other Factors:
The purpose of the Specific Use Authorization 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.