DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 10
SUBJECT:
Zoning Case Z2017205
(Associated Plan Amendment 17062)
SUMMARY:
Current Zoning: "C-3 AHOD" General Commercial Airport Hazard Overlay District
Requested Zoning: “C-3 S” General Commercial Airport Hazard Overlay District with Specific Use Authorization for a Construction Contractor Facility
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: August 15, 2017
Case Manager: Kayla Leal, Planner
Property Owner: Hallard A. Cannon
Applicant: Aguja Holdings, LLC
Representative: Brown & Ortiz, PC
Location: 4030 Naco-Perrin Boulevard
Legal Description: 2.342 acres out of NCB 16153
Total Acreage: 2.342
Notices Mailed
Owners of Property within 200 feet: 13
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: Department of Planning and Community Development
Property Details
Property History: The subject property was annexed into the City of San Antonio’s City Limits on December 26, 1972 and zoned “Temporary R-1” Temporary Single Family Residential, established by Ordinance 41430. The zoning changed to “B-3” Business District, established by Ordinance 42209, dated May 10, 1973. The current “C-3” General Commercial District converted from the previous “B-3” upon adoption of the 2001 Unified Development Code (Ordinance #93881, dated May 3, 2001).
Topography: The subject property is located within the Salado Creek Watershed.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: C-3
Current Land Uses: Office Buildings
Direction: East
Current Base Zoning: C-3
Current Land Uses: Retail Center
Direction: South
Current Base Zoning: C-2
Current Land Uses: Apartments, Texas Health and Human Services Commission
Direction: West
Current Base Zoning: I-1
Current Land Uses: City of San Antonio M.H.D. WIC Clinic and U.H.S. Clinic
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: Naco-Perrin Boulevard
Existing Character: Secondary Arterial Type A
Proposed Changes: None known
Thoroughfare: Burt Drive
Existing Character: Local Street
Proposed Changes: None known
Thoroughfare: Roszell Drive
Existing Character: Local Street
Proposed Changes: None known
Public Transit: The subject property is within walking distance to a VIA Bus Stop #13817 along Bus Route 10.
Traffic Impact: A Traffic Impact Analysis (TIA) Report is not required. The traffic generated by the proposed development does not exceed the threshold requirements.
Parking Information: Contractor Facility requires a minimum of one (1) parking space per 1,500 square-feet of the Gross Floor Area (GFA) and a maximum of one (1) parking space per 300 square-feet of the GFA.
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject property retaining the present zoning district designation.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The subject property is not located within a Regional Center.
The subject property is within a half-mile (0.5) from the Austin Highway Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (10-0) recommend Approval, with Conditions.
Criteria for Review: According to Section 35-421, zoning amendments shall be based on the approval criteria below.
1. Consistency:
The subject property is located within the San Antonio International Airport Vicinity Land Use Plan and is currently designated as “Community Commercial” in the land use component of the plan. The subject property is also located within the Northeast Revitalization Plan which aims towards revitalizing the area. The requested “C-3 S” district is not consistent with the adopted land use plan. The applicant requested a Plan Amendment to “Regional Commercial.” Staff and the Planning Commission recommended approval of the Plan Amendment.
2. Adverse Impacts on Neighboring Lands:
Staff has not found evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. The subject property is located along a gateway corridor of the Northeast Revitalization Plan, and the proposed “C-3 S” will minimize any adverse impacts by applying conditions to the property, such as screening, buffer yards, and landscaping.
3. Suitability as Presently Zoned:
The existing “C-3” base zoning district is appropriate for the surrounding area. The subject property is located adjacent to a retail center and apartment complexes, and is across the street from business offices.
4. Health, Safety and Welfare:
Staff has found minimal indication of likely adverse effects on the public’s health, safety, or welfare. Staff would like to mitigate the possibility of any likely adverse effects through the implementation of the Northeast Revitalization Plan by applying conditions to the design standards.
5. Public Policy:
The request does not appear to conflict with public policy objectives of both the San Antonio International Airport Vicinity Land Use Plan and the Northeast Revitalization Plan. With the Alternate Recommendation, there will not be any conflicts with the public policy objectives. While the area has quite a few industrial uses, with proper design, the new facility can be an asset to the community.
Improving the appearance and function of buildings, signs, and parking lots are two major goals of the Northeast Corridor (NEC) Revitalization Plan. The Revitalization Plan encourages properties to be designed in a manner that contributes to the long-term value of the surrounding area. In order for the proposed plan amendment and rezoning to better align with the objectives and spirit of the NEC Revitalization Plan, we recommend the following design considerations:
1. Incorporate Low Impact Development (LID) best practices into site design. The site plan should take into consideration the safety and quality-of-life of neighboring businesses and residential areas. Although the subject property is not within the floodplain, there is a tributary of Salado Creek and low-water crossing to the west of the property at the intersection of Bulverde Rd. and Naco Perrin Blvd.
2. Incorporate high-quality building materials into façade and fencing. Minimize or eliminate use of metal siding and wooden or chain link fencing.
3. Outside storage, service areas, mechanical equipment, and dumpsters should be screened from the view of the public right-of-way. This can be accomplished through landscaping and approved fencing (such as masonry or synthetic equivalent).
4. Landscaping should be installed to minimize view of parking and storage areas, reduce amount of impervious ground cover, and enhance the public realm. Landscaping along the Naco-Perrin and Burt Dr.-facing elevations is particularly encouraged. The use of xeriscaping, low-water, drought-tolerant plants in encouraged.
5. All signage should be designed to reduce clutter and contribute to a cohesive site. It is encouraged to clad the bases/supports of free-standing signs with masonry finish.
6. Size of Tract:
The subject property is 2.342 acres which should reasonably accommodate the uses permitted in the “C-3” General Commercial District with a Specific Use Authorization.
7. Other Factors:
If the rezoning request is approved the following conditions are recommended:
1. Minimize or eliminate the use of metal siding, wooden, or chain-link building materials into the façade and fencing.
2. Outside storage, service areas, mechanical equipment, and dumpsters should be screened from the view of the public right-of-way through the use of landscaping and approved fencing, such as masonry or synthetic equivalent.
3. Install landscaping to minimize view of parking and storage areas, reduce amount of impervious ground cover, and enhance the public realm - particularly along the Naco-Perrin Boulevard and Burt Drive corridors.
4. All signage should be designed to reduce clutter and contribute to a cohesive site.