DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 6
SUBJECT:
Zoning Case Z2018206
SUMMARY:
Current Zoning: "MF-33" Multi-Family District
Requested Zoning: "C-2" Commercial District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: June 19, 2018
Case Manager: Daniel Hazlett, Planner
Property Owner: MJBS Holdings, LLC
Applicant: Garret Neumann
Representative: Garret Neumann
Location: 12300 block of Culebra Road
Legal Description: 2.621 acres out of NCB 18296
Total Acreage: 2.621
Notices Mailed
Owners of Property within 200 feet: 6
Registered Neighborhood Associations within 200 feet: None.
Applicable Agencies: Texas Department of Transportation
Property Details
Property History: The property was annexed into the City of San Antonio and zoned Temporary “R-1” Residential Single-Family District by Ordinance 64026, dated December 31, 1986. The property converted from Temporary “R-1” to “R-6” Residential Single-Family District with the adoption of the 2001 Unified Development Code (UDC), established by Ordinance 93881, on May 3, 2001.The property was rezoned from “R-6” to “R-5” Residential Single-Family District and “C-2 CD” Commercial District with a Conditional Use for a Home Improvement Center by Ordinance 101010, dated June 9, 2005. The property was rezoned from “R-5” and “C-2 CD” to the current “MF-33” Multi-family District by Ordinance 2007-08-02-0839, dated August 2, 2007.
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: “MF-33”, Not Zoned (Outside City Limits)
Current Land Uses: Vacant Land
Direction: East
Current Base Zoning: “C-2 CD”
Current Land Uses: Vacant Land
Direction: South
Current Base Zoning: Not Zoned (Outside City Limits)
Current Land Uses: Vacant Land
Direction: West
Current Base Zoning: “MF-33”
Current Land Uses: Single-Family Residences
Overlay and Special District Information:
None.
Transportation
Thoroughfare: Culebra Road
Existing Character: Primary Arterial
Proposed Changes: None Known
Thoroughfare: Roft Road
Existing Character: Local Street
Proposed Changes: None Known
Public Transit: There are no VIA bus routes within walking distance of the 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 a Meat Market is 1 parking space per 300 square feet of the gross floor area.
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject property retaining the present zoning district designations of “MF-33”Mult-Family District which permits multi-family dwellings, single-family dwellings (detached, attached or townhouses), two-family dwellings, three-family dwellings, four-family dwellings, row-house or zero-lot line dwellings, with a maximum density of 33 units per acre, assisted living home, skilled nursing facility, foster family home, public and private schools.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The property is not located within a Regional Center or within a ½ of a mile of a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (10-0) recommend 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 West/Southwest Sector Plan and is currently designated as “General Urban Tier” in the future land use component of the plan. The requested “C-2” 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.
3. Suitability as Presently Zoned:
The current “MF-33” base zoning is appropriate for the current use and the surrounding area. The requested “C-2” base zoning is also an appropriate base zoning district for the property.
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 proposed rezoning does not appear to conflict with the goals, objectives, and strategies of the West/Southwest Sector Plan. The proposed rezoning from “MF-33” to “C-2” base zoning is appropriate for the area. The surrounding area has recently been developed into residential and multi-family uses. The requested rezoning to “C-2” could offer retail development to serve the residents in the immediate vicinity.
Relevant Goals and Strategies of the West/Southwest Sector Plan include:
• Goal ED-1: The West/Southwest Sector is an economically sustainable community in which residents have a variety of employment opportunities
• ED-1.1: Locate business offices near existing residential areas within the Sector
• Goal ED-2: Existing and planned future corridors and accessible, pedestrian commercial nodes contain strong, vibrant business activities with a mix of uses and employment opportunities
• Goal ED-3: The West/Southwest Sector community values existing and future businesses; businesses which in turn support the neighborhoods
6. Size of Tract:
The subject property is 2.621 acres, which could accommodate the proposed commercial development.
7. Other Factors:
The proposed rezoning is requested in order to develop a Specialty Retail Shop.