DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 3
SUBJECT:
Zoning Case Z2018074 CD
SUMMARY:
Current Zoning: "I-1 AHOD" General Industrial Airport Hazard Overlay District and "MF-33 AHOD" Multi-Family Airport Hazard Overlay District
Requested Zoning: "C-2 NA CD AHOD" Commercial Nonalcoholic Sales Airport Hazard Overlay District with a Conditional Use for Motor Vehicle Sales on the north 100-feet of Lot 1 and Lot 2, Block 23, NCB 7683 and "C-1 AHOD" Light Commercial Airport Hazard Overlay District on Lot 3, Block 23, NCB 7683
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: February 20, 2018
Case Manager: Nyliah Acosta, Planner
Property Owner: Ramiro and Adriana Guevara
Applicant: Chuck Christian
Representative: Chuck Christian
Location: 6200 South Flores Street
Legal Description: North 100 feet of Lot 1, Lot 2 and Lot 3, Block 23, NCB 7683
Total Acreage: 0.4857
Notices Mailed
Owners of Property within 200 feet: 27
Registered Neighborhood Associations within 200 feet: Mission San Jose Neighborhood Association
Applicable Agencies: Aviation
Property Details
Property History: The subject property was annexed into the City of San Antonio in 1944 and was zoned “J” Commercial District and “D” Apartment District, from a 1948 case. Upon the adoption of the Unified Development Code the previous “J” and “D” converted to the current “I-1” General Industrial and “MF-33” Multi-Family 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: C-2, C-2 CD, MF-33
Current Land Uses: Snack Shop, Church, Parking Lot, Single-Family Residences
Direction: East
Current Base Zoning: MF-33
Current Land Uses: Single-Family Residences
Direction: South
Current Base Zoning: I-1, MF-33
Current Land Uses: Bakery, Cleaners & Laundry, Gas Station,
Direction: West
Current Base Zoning: R-6, C-2, C-2NA, C-3NA,
Current Land Uses: Gas Station, Laundromat, Fruit & Food Stand, Funeral Home, Parking Lot, Thrift Shop, Adult Day Care
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 Pyron Avenue
Existing Character: Local Road
Proposed Changes: None Known
Thoroughfare: South Flores Street
Existing Character: Secondary Arterial
Proposed Changes: None Known
Public Transit: VIA route 43 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: Minimum vehicle spaces- 1 per 500 sf of sales and service building.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current base zoning district. Any uses permitted in “MF-25” but with a maximum density of 33 units per acre. The “I-1” 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.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The subject property is not within a Regional Center, but is ½ a mile from the South Looper Metro Premium route.
Staff Analysis and Recommendation: Staff and Zoning Commission (9-0) 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 property is located within the South Central San Antonio Community Plan, and is currently designated as “Mixed Use” in the future land use component of the Plan. The requested “C-1” Light Commercial district and “C-2” Commercial base zoning districts are 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 property is currently a Motor Vehicle Full Service shop and is not consistent with the use of the property or the surrounding zoning. The rezoning will allow the property owner to continue operating under a consistent zoning district. Additionally, the Conditional Use allows conditions to be added to the use of the property for further regulation.
3. Suitability as Presently Zoned:
The current “I-1” base zoning district is not appropriate for the subject property’s location due to its intensity and close proximity to the neighborhood.
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 0.4857 acres in size, which reasonably accommodates the uses permitted in the “C-1” Light Commercial and “C-2” Commercial District.
7. Other Factors:
The Conditional Use zoning procedure is designed to provide for a land use 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.
The applicant amended the request at the Zoning Commission meeting of February 20, 2018 to rezone to both “C-1” and “C-2 CD.”
Should the rezoning be approved, staff recommends the following conditions:
1. No temporary signs, no pennant flags, no feather flags and no streamers or strings.
2. No outdoor amplification speakers permitted.
3. Lighting shall be directed onto the property only.