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Case Number: |
A-18-068 |
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Applicant: |
Julie Howard |
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Owner: |
Independent Electrical Contractors, San Antonio Chapter |
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Council District: |
7 |
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Location: |
5511 Ingram Road |
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Legal Description: |
Lot 6, Block 7, NCB 14165 |
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Zoning: |
“C-3 NCD-3 AHOD” General Commercial Ingram Hills Neighborhood Conservation Airport Hazard Overlay District |
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Case Manager: |
Dominic Silva, Planner |
Request
A request for a parking adjustment, as described in Section 35-526, to allow a trade school to have up to 133 parking spaces.
Executive Summary
The subject property is at 5511 Ingram Road, approximately 2,600 feet from Callaghan Road. The training center regularly holds 3 to 5 classes with an average of 25 students/1 instructor per class. Currently, the training center parking lot is allowed a maximum of 72 spots. The applicant is requesting an increase to 133 spots equal to the maximum occupancy for the building at a ratio of 1 parking space per 60 gross floor area.
Subject Property Zoning/Land Use
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Existing Zoning |
Existing Use |
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“C-3 NCD-3 AHOD” General Commercial Ingram Hills Neighborhood Conservation Airport Hazard Overlay District |
Trade School |
Surrounding Zoning/Land Use
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Orientation |
Existing Zoning District(s) |
Existing Use |
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North |
“MH NCD-3 AHOD” Manufactured Housing Ingram Hills Neighborhood Conservation Airport Hazard Overlay District |
Vacant |
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South |
“R-5 AHOD” Residential Single-Family Airport Hazard Overlay District |
Single-Family Dwelling |
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East |
“C-2 NCD-3 AHOD” Commercial Ingram Hills Neighborhood Conservation Airport Hazard Overlay District |
Vacant |
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West |
Unzoned Right of Way |
Drainage |
Comprehensive Plan Consistency/Neighborhood Association
The property is within the Ingram Hills Neighborhood Community Plan and designated as Neighborhood Commercial in the future land use component of the plan. The subject property is located within the boundaries of the Ingram Hills Neighborhood Association. As such, they were notified and asked to comment.
Criteria for Review
According to Section 35-526 (b) 7 of the UDC, in order for a parking modification to be granted, the applicant must demonstrate that a hardship is created by strict interpretation. The UDC currently permits 76 parking spaces. The classrooms are staffed by both a teacher as many as 25 students, most of which commute to the location. The hardship is created by limiting the number of parking stalls to a number known by most to be insufficient to accommodate demand. In neighborhoods surrounding schools, residents are accustomed to being inundated by vehicle parking for special events, but as a daily routine, this is clearly a negative impact.
Staff Recommendation:
Staff recommends APPROVAL of A-18-068 because of the following reasons:
1) The request does not negatively affect the surrounding district and helps alleviate off-site parking, and;
2) The increased parking spaces are necessary to the continued operation of the training center at full capacity.