DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 5
SUBJECT:
Zoning Case Z2018207 S
SUMMARY:
Current Zoning: "C-2 HS AHOD" Commercial Historic Significant Airport Hazard Overlay District
Requested Zoning: "C-2 S HS AHOD" Commercial Historic Significant Airport Hazard Overlay District with Specific Use Authorization for a Bail Bonds Agency
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: June 19, 2018
Case Manager: Kayla Leal, Planner
Property Owner: San Antonio Community Development Council
Applicant: Michael P. Castaneda
Representative: Walter Martinez
Location: 303 El Paso Street
Legal Description: Lot 22, Block 10, NCB 306
Total Acreage: 0.0617
Notices Mailed
Owners of Property within 200 feet: 15
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: Planning Department, Texas Department of Transportation
Property Details
Property History: The subject property is located within the Original 36 square-mile City Limits of San Antonio and was zoned “K” Commercial District. The zoning changed to “B-2” Business District, established by Ordinance 62039, dated December 19, 1985. The current “C-2” Commercial District converted from the previous “B-2” upon adoption of the 2001 Unified Development Code, 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: C-2, R-4
Current Land Uses: Computer Services, Parking Lot, Single-Family Residential
Direction: East
Current Base Zoning: IH-35
Current Land Uses: Freeway
Direction: South
Current Base Zoning: C-2, R-4
Current Land Uses: Office Buildings, Single-Family Residential
Direction: West
Current Base Zoning: C-2, R-4
Current Land Uses: Research Center, Single-Family Residential
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.
A number of surrounding properties carry the “HS” Historic Significant landmark designation, signifying the historic architectural character or cultural significance of the structure or location. Historic Landmark designations do not affect the possible uses of the property, but do regulate the exterior aesthetic of the structure. Building plans and permit applications will be subject to review by the Office of Historic Preservation and the Historic and Design Review Commission (HDRC) prior to any permits being issued.
Transportation
Thoroughfare: El Paso Street
Existing Character: Local Street
Proposed Changes: None known
Thoroughfare: IH-35
Existing Character: Freeway
Proposed Changes: None known
Public Transit: There are multiple bus stops in the near vicinity along Bus Routes 243, 246, 268, 277, 43, 44, 68, and 62.
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: Commercial zoning permits multiple uses which have their own parking requirements based off of use.
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject property retaining the present zoning district designation. The “C-2” base zoning district accommodates 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 located in the Downtown Regional Center and located within a half (½)-mile of the Metro Premium Plus 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 Downtown Plan and is currently designated as “Mixed Use” in the land use component of the plan. The requested “C-2” base zoning district is consistent with the adopted land use designation.
2. Adverse Impacts on Neighboring Lands:
Staff has not found evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. The proposed use is consistent with the established development pattern of the surrounding area. There is an existing structure on the subject property, and the bail bonds agency is being proposed for a suite within the structure.
3. Suitability as Presently Zoned:
The existing “C-2” base zoning district is appropriate for the surrounding area. The requested zoning will be maintaining the base zone of “C-2.” The applicant is requesting a Specific Use Authorization for the bail bonds agency.
4. Health, Safety and Welfare:
Staff has not found any indication of likely adverse effects on the public health, safety, or welfare. There are commercial uses in the area, and the subject property fronts Interstate Highway 35 to the east.
5. Public Policy:
The request does not appear to conflict with any public policy objective. The requested zoning district is being maintained as the applicant is only requesting Specific Use Authorization.
The property is within the Downtown Regional Center plan area, as well as the previously adopted Downtown Neighborhood Plan. Located on the eastern edge of the Vista Verde Neighborhood, the subject property sits below the elevated section of IH-35 and is a historic commercial building.
Relevant Goals and Policies of the SA Tomorrow Comprehensive Plan may include:
GCF Goal 2: Priority growth areas attract jobs and residents.
HPCH P3: Continue to promote preservation as a tool for cultural, economic and environmental sustainability. The rezone request is consistent with the policies of the SA Tomorrow Comprehensive Plan and the existing land use plan.
HPCH P8: Work with Development Services Department and historic neighborhoods to ensure that underlying zoning supports the desired character of the district.
The proposed specific use authorization is generally consistent with the goals and policies of the SA Tomorrow Comprehensive Plan. The subject property is an existing structure and the proposed bail bonds agency would occupy a suite within the structure.
6. Size of Tract:
The 0.0617 acre site is of sufficient size to accommodate the proposed development. The structure currently exists on the subject property, and the proposed bail bonds agency will be within a suite in the structure.
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.