DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 3
SUBJECT:
Zoning Case Z2018006
SUMMARY:
Current Zoning: "C-1 AHOD" Light Commercial Airport Hazard Overlay District and "C-2 AHOD" Commercial Airport Hazard Overlay District
Requested Zoning: "C-3 AHOD" General Commercial Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: December 5, 2017
Case Manager: Kayla Leal, Planner
Property Owner: Jose Alberto Lopez Machado
Applicant: Jose Alberto Lopez Machado
Representative: Jose Alberto Lopez Machado
Location: 391 and 361 East Ansley Street
Legal Description: Lot 8 and Lot 9, Block 1, NCB 14154
Total Acreage: 0.9596
Notices Mailed
Owners of Property within 200 feet: 26
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 on September 25, 1952, established by Ordinance 18115 and was zoned “B” Residence District. The zoning changed to “B-1” Business District and “B-2” Business District, established by Ordinance 36698, dated August 1, 1968. The current “C-1” Light Commercial District and “C-2” Commercial District converted from the previous “B-1” and “B-2” zoning districts upon adoption of the 2001 Unified Development Code (Ordinance 93881, dated May 3, 2001).
Topography: The property does not include any abnormal physical features such as slope or inclusion in a flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: R-4, C-3, C-3NA
Current Land Uses: Vacant Lot, Single-Family Residential, Lumber Yard
Direction: East
Current Base Zoning: R-4
Current Land Uses: Single-Family Residential
Direction: South
Current Base Zoning: R-4
Current Land Uses: Single-Family Residential, Vacant Lot
Direction: West
Current Base Zoning: C-3NA
Current Land Uses: Vacant Lots
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: East Ansley Boulevard
Existing Character: Local Street
Proposed Changes: None known
Thoroughfare: Pleasanton Road
Existing Character: Collector
Proposed Changes: None known
Public Transit: The nearest bus stop (Stop #96236) is within walking distance on Moursund Boulevard along Bus Routes 243, 43, 44.
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: General Commercial allows a variety of uses, all of which have their own respective parking requirements. Parking requirements can be found in the Unified Development Code, as per Table 526-3b.
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject property retaining the present zoning district designation. Light Commercial or “C-1” districts accommodate neighborhood commercial uses which depend on a greater volume of vehicular traffic than an NC district. C-1 uses are considered appropriate buffers between residential uses and C-2 and C-3 districts and uses. Building size is limited to 5,000 square feet. Examples of permitted uses: arcade, boarding house, noncommercial athletic field, retail furniture sales, grocery store, nursery (retail - no growing of plants on site permitted), retail office equipment and supply, and retail rug or carpet sales. No outdoor storage or display of goods shall be permitted except for outdoor dining. Commercial or “C-2” districts accommodate community commercial uses, with unlimited building size, and building height limitation of 25 feet. Examples of permitted uses: liquor store, miniature golf and other indoor gaming facilities, small indoor movie theater, pet cemetery, auto & light truck oil, lube & tune-up, auto glass tinting, tire repair (sale and installation only), gas station, appliance sales & repair, charitable food & clothing banks and dry cleaning. No outdoor storage or display of goods shall be permitted except for outdoor dining.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The subject property is not located within a Regional Center or within a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends Denial, with Alternate Recommendation.
Criteria for Review: According to Section 35-421, zoning amendments shall be based on the approval criteria below.
1. Consistency:
The subject property is not located within a Neighborhood, Community, Perimeter, Sector, or Future Land Use Plan and, therefore, does not require a consistency in land use.
2. Adverse Impacts on Neighboring Lands:
Staff has found evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. The proposed “C-3” zoning is too intense adjacent to residential. However, the proposed use as a Meeting Facility is consistent with the development pattern of the surrounding area. There is “C-3” zoning to the west and north of the subject property, but oversaturation of intense commercial zoning is not recommended. Staff recommends “C-2 CD.”
3. Suitability as Presently Zoned:
The existing “C-1” and “C-2” base zoning districts are appropriate for the surrounding area. The proposed “C-3” is too intense adjacent to residential. Staff recommends “C-2 CD”.
4. Health, Safety and Welfare:
Staff has not found any indication of likely adverse effects on the public health, safety, or welfare. There is existing single-family residential to the south of the property, the proposed “C-3” requires a Type C Buffer of fifteen (15) feet. The “C-2” also requires a fifteen (15) foot Type B Buffer and the recommended “CD” allows additional conditions to be added to the proposed use to mitigate adverse affects.
5. Public Policy:
The request does not appear to conflict with any public policy objective.
6. Size of Tract:
The 0.9596 acre site is of sufficient size to accommodate the proposed development.
7. Other Factors:
The Conditional Use zoning procedure is designed to provide for a land use within an area that is not permitted by the established zoning district but due to individual site considerations or unique development requirements would be compatible with adjacent land uses under given conditions.
If approved, Staff recommends: No outside amplifications systems, music or outdoor activities.