DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 3
SUBJECT:
Zoning Case Z2018127 S
SUMMARY:
Current Zoning: “I-1” General Industrial District
Requested Zoning: "L S" Light Industrial District with Specific Use Authorization for Outside Storage (Open with No Screening Required) on 14.63 acres out of NCB 10846 and “I-2” Heavy Industrial District on 0.5739 acres
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: May 15, 2018
Case Manager: Nyliah Acosta, Planner
Property Owner: Delhi Services, LLC
Applicant: Jason McCullar
Representative: Brown & Ortiz, P.C.
Location: 7500 S WW White Road
Legal Description: 15.21 acres out of NCB 10846
Total Acreage: 15.21
Notices Mailed
Owners of Property within 200 feet: 11
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: Planning Department
Property Details
Property History: The subject property was annexed into the City of San Antonio in 1985and was zoned “I-1” Light Industrial District by Ordinance 70570. Upon the adoption of the 2001 Unified Development Code, the previous “I-1
Converted to the current “I-1” General Industrial District.
Topography: A portion of the property is within the 100 year floodplain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: I-1, C-3
Current Land Uses: Vacant Lots
Direction: East
Current Base Zoning: I-1
Current Land Uses: Vacant Lot
Direction: South
Current Base Zoning: I-1, NP-10
Current Land Uses: Vacant Lot
Direction: West
Current Base Zoning: C-3, I-1
Current Land Uses: Vacant Lot, Parking Lot, Southwest Texas Sign Services, Inc Reliance Truck and Equipment, Bartek Construction
Overlay and Special District Information: None.
Transportation
Thoroughfare: S WW White Road
Existing Character: Secondary Arterial
Proposed Changes: None Known
Public Transit: There are no VIA bus routes within walking distance from 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: Processing: Minimum vehicle spaces-1 per 1,500 sf GFA
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current base zoning district. The 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. The 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 or within a Regional Center or a Premium Transit Corridor.
Staff Analysis and Recommendation: Staff and Zoning Commission (7-1) 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 any Sector, Neighborhood, or Community 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 applicant proposes to use the site for shingle recycling. The grinder will be located on a carved out piece of the property, and the remainder of the property will have a Specific Use Authorization for Outside Storage with conditions.
3. Suitability as Presently Zoned:
The current “I-1” base zoning district is appropriate for the subject property’s location; however, a downzoning from “I-1” to “L” is encouraged as it decreases the intensity of uses.
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 15.27 acres in size, which reasonably accommodates the uses permitted in “L” Light Industrial District and “I-2” Heavy Industrial District.
7. Other Factors:
The purpose of the Specific Use Authorization is to provide for certain uses which, because of their unique characteristics or potential impacts on adjacent land uses, are not generally permitted in certain zoning districts as a matter of right, but may, under the right set of circumstances and conditions be acceptable in certain specific locations.
If approved the following conditions are recommended:
1. No access for delivery or pick-up of materials or large equipment allowed from South W.W. White Road.
2. No metal debris (i.e. nails or washers) to be located on or around entry road area.
3. Hours of operation from 6:30 a.m. to 5:30 p.m. Monday through Friday; and 9:00a.m. to 5:00p.m. on Saturday.
4. Landscaping buffer yard and solid screen fencing between site and adjacent properties to the west, as shown on zoning site plan.