DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Zoning Case Z2017295
SUMMARY:
Current Zoning: “I-2” Heavy Industrial District
Requested Zoning: “C-3” General Commercial District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: November 7, 2017
Case Manager: Daniel Hazlett, Planner
Property Owner: 3855 San Antonio Holdings, LLC
Applicant: 3855 San Antonio Holdings, LLC
Representative: Brown & Ortiz
Location: 3855 North Panam Expressway
Legal Description: 6.651 acres out of NCB 10571
Total Acreage: 6.651
Notices Mailed
Owners of Property within 200 feet: 11
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 and zoned “A” Temporary Residence District by Ordinance 18115, dated September 25, 1952. The property was rezoned from “A” to “LL” First Manufacturing District by Ordinance 24417, dated February 14, 1957. The subject property converted to the current “I-2” Heavy Industrial District with the adoption of 1965 Unified Development Code (Ordinance 33412, dated June 28, 1965).
Topography: The property does not include any abnormal physical features such as slope or incursion in a flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: “I-2”
Current Land Uses: Vacant Lot, Industrial Warehouse
Direction: East
Current Base Zoning: “I-2”
Current Land Uses: Hotel
Direction: South
Current Base Zoning: UZROW
Current Land Uses: Interstate-35
Direction: West
Current Base Zoning: “I-2”
Current Land Uses: Hotel
Overlay and Special District Information: None.
Transportation
Thoroughfare: Interstate Highway 35
Existing Character: Freeway
Proposed Changes: None Known
Thoroughfare: North Panam Expressway
Existing Character: Local Street
Proposed Changes: None Known
Public Transit: Via bus route 21 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:
The minimum parking required for a Hotel is 0.8 per room plus 1 per 800 sf of public meeting area and restaurant space.
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject properties retaining the present zoning district designations. The current “I-2” permits a mix of heavy manufacturing, processing, and fabricating businesses; truck stops; carting, crating, haulage and storage; cold storage plant; grocery wholesale; proper screening and buffering required. The uses can create a great amount of traffic and noise.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The subject property is within the Fort Sam Houston Regional Center. The subject property is not within a ½ of a mile of a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (9-0) 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 located within an adopted 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 proposed rezoning to “C-3” is requested in order to align the zoning with the existing use of a Hotel.
3. Suitability as Presently Zoned:
The current “I-2” base zoning district is not appropriate for the surrounding area. The proximity to I-35 and the uses of surrounding properties do not require such an intense base zoning. The current “I-2” base zoning is a result of outdated zoning conversions that do not represent the current land uses in the surrounding area.
4. Health, Safety and Welfare:
Staff has found no indication of likely adverse effects on the public health, safety, or welfare. The zoning change will not pose a threat to the health, safety, or welfare of the residents within the area. The downzoning will allow for more appropriate future development of the area.
5. Public Policy:
The rezoning request does not appear to conflict with the land use goals and strategies of the Comprehensive Plan.
Comprehensive Plan - Economic Development:
a. Goal 1 Encourage economic diversity and jobs creation which are compatible with San Antonio’s natural and cultural resources.
b. Goal 4 Provide economic opportunities in targeted areas, particularly within Loop 410 and the southern sector.
6. Size of Tract:
The subject properties measure 6.651 acres which reasonably accommodates the existing hotel.
7. Other Factors:
Planning Department’s analysis of the rezoning request:
Analysis: The zoning change is requested to bring the existing hotel use into compliance. The properties to the east and west of the subject property are also carry I-2 zoning and are currently developed as hotels/motels. These hotels are in proximity to the Arena District, San Antonio Military Medical Center, and Interstate 35/ Loop 410 and so serve a need in this area.
Relevant Goals and Policies of the SA Tomorrow Comprehensive Plan may include:
GCF P6: Align land uses and infrastructure improvements in regional centers with employment uses and jobs best suited for each center’s unique assets.
GCF P7: Ensure employment centers provide a variety of land uses and infrastructure that will allow the city to remain economically competitive.
JEC P24: Continue to support San Antonio’s traditional industries as entryways for needed entry-level positions for a growing population.
As there is no future land use plan for this site and the zoning change is generally consistent with the SA Tomorrow Comprehensive, Planning staff recommends approval to bring the property into compliance.