DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 3
SUBJECT:
Zoning Case Z2017288
SUMMARY:
Current Zoning: "O-2" High-Rise Office District
Requested Zoning: "C-2 NA" Commercial Nonalcoholic Sales District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: November 7, 2017
Case Manager: Nyliah Acosta, Planner
Property Owner: Mendota Properties, LLC
Applicant: Travis Hudson
Representative: Travis Hudson
Location: 4127 East Southcross Boulevard
Legal Description: Lot 27 and the East 44 feet of Lot 28, NCB 13575
Total Acreage: 0.972
Notices Mailed
Owners of Property within 200 feet: 24
Registered Neighborhood Associations within 200 feet: Pecan Valley Neighborhood Association
Applicable Agencies: None
Property Details
Property History: The subject property was annexed into the City of San Antonio in 1952 and was zoned “A” Single-Family Residential District. A 1971 case, Ordinance 39697, rezoned the property to “O-1” Office District. Upon adoption of the 2001 Unified Development Code the previous “O-1” converted to the current “O-2” High Rise Office 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: R-5
Current Land Uses: Single-Family Residences
Direction: East
Current Base Zoning: O-2, C-1 S
Current Land Uses: Dental Center, Medical Group, Well Med VA Clinic
Direction: South
Current Base Zoning: C-2, C-2S
Current Land Uses: Apartments, Parking Lot, Vacant Commercial
Direction: West
Current Base Zoning: O-2
Current Land Uses: Vacant Lots, Professional Office
Overlay and Special District Information: None
Transportation
Thoroughfare: East Southcross Boulevard
Existing Character: Secondary Arterial
Proposed Changes: None Known
Public Transit: VIA routes 515 and 28 are within walking distance from 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: Daycare- Minimum vehicles spaces: 1 per 375 sf GFA. Maximum vehicle spaces: 1.5 per 200 sf GFA.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current base zoning district. “O-2” High Rise Office districts provide for the establishment of low to high-rise office buildings. Examples of permitted uses include offices, parks, and schools. Other uses listed as “permitted” in the UDC Nonresidential Use Matrix are only allowed as accessory uses to a primary and principal office use. A minimum 65 foot buffer zoned “NC”, “C-1” or “O-1” is to be provided when abutting residential uses or zoning. Outdoor display or sale of merchandise is prohibited.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The subject property is not located within a Regional Center or a Premium Transit Corridor.
Staff Analysis and Recommendation: Staff and Zoning Commission (8-0) 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 not currently within a Neighborhood, Community, Perimeter or Sector Plan, therefore a finding of consistency is not required.
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 applicant proposes to use the building for a daycare. Southcross Boulevard is a commercial corridor, and the change to “C-2” would not be out of character.
3. Suitability as Presently Zoned:
The current “O-2” base zoning district is not appropriate for the subject property’s location. It is not ideal to have a high rise office within close proximity to 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 any public policy objective.
6. Size of Tract:
The subject property totals 0.972 acres in size, which reasonably accommodates the uses permitted in “C-2” Commercial District.
7. Other Factors:
None.