DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 5
SUBJECT:
Zoning Case Z2018033
SUMMARY:
Current Zoning: "I-1 AHOD" General Industrial Airport Hazard Overlay District and "I-2 AHOD" Heavy Industrial Airport Hazard Overlay District and "L AHOD" Light Industrial Airport Hazard Overlay District
Requested Zoning: "I-1 AHOD" General Industrial Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: December 19, 2017
Case Manager: Nyliah Acosta, Planner
Property Owner: San Antonio Produce Terminal Market
Applicant: Dan Catalani
Representative: Thomas H. Preston
Location: 1500 South Zarzamora Street
Legal Description: 27.0258 acres out of NCB 35
Total Acreage: 27.0258
Notices Mailed
Owners of Property within 200 feet: 29
Registered Neighborhood Associations within 200 feet: Collins Garden and Avenida Guadalupe Association
Applicable Agencies: Planning Department
Property Details
Property History: The subject property was included in the original 36 square miles of the City of San Antonio and zoned “J” Commercial District and “M” Second Manufacturing District. The “J” and “M” base zoning converted to “I-1” General Industrial District and “I-2” Heavy Industrial District with the adoption of the 2001 Unified Development Code (UDC), established by Ordinance 93881, on May 3, 2001. A small portion of the property was rezoned from “I-2” to “L” Light Industrial District by Ordinance 2006-03-23-0401, dated March 23, 2006.
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: “R-5”
Current Land Uses: Apache Creek
Direction: East
Current Base Zoning: “R-4”, “I-2”
Current Land Uses: Single-Family Residences, Vacant Lots
Direction: South
Current Base Zoning: “I-1”, “I-2”
Current Land Uses: Railroad tracks
Direction: West
Current Base Zoning: “I-1”
Current Land Uses: Guadalupe Lumber Co, Fernandez Produce Express
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: South Zarzamora Street
Existing Character: Primary Arterial
Proposed Changes: None Known
Thoroughfare: South Laredo Street
Existing Character: Local Street
Proposed Changes: None Known
Public Transit: VIA bus routes 67, 275, and 520 are 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 for Food Products - wholesale and storage is 1 parking space per 600 square feet of gross floor area.
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject property retaining the present zoning district designation of “L” Light Industrial District, “I-1” General Industrial District, and “I-2” Heavy Industrial District.
Light Industrial District provides for a mix of light manufacturing uses, office park, flex-space with limited retail and service uses that serve the industrial development in the zone. Examples of permitted uses: auto sales & repair, wrecker services, cabinet/carpenter shop, can recycle collection station (no shredding), lumber yard and building materials, mobile vending base operations, machine shop, equipment & event rentals, tree service, moving company.
General Industrial District accommodates areas of heavy and concentrated fabrication and manufacturing and industrial uses which are suitable based on the character of adjacent development. Examples of permitted uses: auto & light truck auction, truck stop, abrasives manufacturing, food & drug manufacturing, sand & gravel storage & sales, outdoor flea market, manufactured homes/oversized vehicles sales, service and storage.
Heavy Industrial District allows uses that are highly hazardous, environmentally severe in character and/or generate very high volumes of truck traffic. The district was established in order to provide sites for activities which involve major transportation terminals and manufacturing facilities that have a greater impact on the surrounding area than industries found in the L or I-1 districts. Examples of permitted uses: acetylene gas manufacturing & storage, asphalt products manufacturing, boiler & tank works, chemical process clothing manufacturing, and grain drying & milling.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The subject property is not within a Regional Center. The subject property is within a ½ of a mile of the Zarzamora 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 subject property is located within the Guadalupe Westside Community Plan and is currently designated as “Light Industrial” in the future land use component of the plan. The requested “I-1” 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 proposed rezoning to “I-1” General Industrial is requested in order to correct outdated zoning that no longer permits the current use.
3. Suitability as Presently Zoned:
The current “L” and “I-1” portions of the property are appropriate for the surrounding area. The “I-2” Heavy Industrial District is not appropriate due to the proximity to a residential neighborhood.
4. Health, Safety and Welfare:
Staff has found no indication of likely adverse effects on the public health, safety, or welfare. The proposed rezoning will remove heavy industrial zoning near a residential neighborhood.
5. Public Policy:
The proposed rezoning does not appear to conflict with the following objectives and goals of the Guadalupe Westside Community Plan:
- Economic Development - Objective 19.3.2: Strive to create plans that minimize the necessity for relocation. If relocation is deemed appropriate by the Economic Development Committee, provide resources and assistance to persons affected.
- Economic Development - Objective 19.4.2: Ensure availability of goods and services to serve the local community, in addition to
larger regional markets.
- Economic Development - Goal 17: Support existing and future business
6. Size of Tract:
The subject property is 27.0258 acres which adequately supports the current and future use of the property.
7. Other Factors:
Appropriate rezoning of this property supports continued operation and expansion of the San Antonio Produce Terminal, a business originally established at this location in 1951.