DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 10
SUBJECT:
Zoning Case Z2020-10700078 CD
SUMMARY:
Current Zoning: "C-3NA AHOD" General Commercial Nonalcoholic Sales Airport Hazard Overlay District
Requested Zoning: "C-2 CD AHOD" Commercial Airport Hazard Overlay District with Conditional Use for Construction Trades Contractors
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: June 2, 2020
Case Manager: Victoria Castro, Planner
Property Owner: Pozzi Enterprises, Inc. and Addrey LLC
Applicant: Pozzi Enterprises, Inc. and Addrey LLC
Representative: Killeen, Griffin & Farrimond, PLLC
Location: 14726 Bulverde Road
Legal Description: 1.514 acres out of NCB 17365
Total Acreage: 1.514
Notices Mailed
Owners of Property within 200 feet: 36
Registered Neighborhood Associations within 200 feet: Briarwick Neighborhood Association
Applicable Agencies: San Antonio International Airport
Property Details
Property History: The property was annexed by Ordinance 83132 on December 31, 1995 and zoned Temporary “R-1” Single Family Residence District. The subject property was rezoned by Ordinance 86429, dated August 14, 1997, from Temporary “R-1” Single Family Residence District to “B-3 NA” Non-alcoholic Sales Business District. Under the 2001 Unified Development Code, established by Ordinance 93881, dated May, 03, 2001, the property zoned “B-3 NA” Non-alcoholic Sales Business District converted to the current “C-3 NA” General Commercial Nonalcoholic Sales District.
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: “I-1”
Current Land Uses: Vacant Land
Direction: East
Current Base Zoning: “R-6”
Current Land Uses: Single-Family Residences
Direction: South
Current Base Zoning: “R-6”
Current Land Uses: Single-Family Residences
Direction: West
Current Base Zoning: “C-3NA” and “I-1”
Current Land Uses: Storage Warehouse
Overlay and Special District Information:
"AHOD"
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: Bulverde Road
Existing Character: Primary Arterial A
Proposed Changes: None Known
Public Transit: 502
Traffic Impact: Traffic Impact Analysis (TIA) can’t be determined at this time.
Parking Information: The minimum parking requirement for storage is 1 parking space per 600 square foot of Gross Floor Area.
ISSUE:
None.
ALTERNATIVES:
Current: “C-3” districts are intended to provide for more intensive commercial uses than those located within the “NC”, “C-1” or “C-2” zoning districts. “C-3” uses are typically characterized as regional shopping centers, power centers, and/or assembly of similar uses into a single complex. There are no building size limitations, and building height is limited to 35 feet. Examples of permitted uses: bar/tavern & nightclub, amusement/theme parks, dance hall, indoor movie theater, auto repair, auto sales, auto glass sales (installation permitted), auto muffler (sales and installation only), hotel, bookbinder, dry cleaning or laundry plant, indoor flea market, home improvement center, body piercing/massage/tattoo parlor. No outdoor storage is permitted. Outdoor operations and display shall be permitted in areas which are screened as provided in 35-510 of the Unified Development Code.
“C-2” districts accommodate 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.
The current zoning district designation of “C-3NA” districts are identical to “C-3” districts except that the sale of alcoholic beverages is prohibited.
Proposed: The proposed zoning district designation of “C-2NA “districts are identical to “C-2” districts except that the sale of alcoholic beverages is prohibited.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The property is not within a Regional Center and is not within a premium transit corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends Approval with a Condition to maintain a 15 foot Type B Landscape buffer adjacent to residential zoning and land uses.
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 San Antonio International Airport Vicinity Land Use Plan and is currently designated as “Community Commercial” in the land use component of the plan. The requested “C-2NA” 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 rezoning is more consistent with the established development pattern of the surrounding area than the existing “C-3” General Commercial
3. Suitability as Presently Zoned:
The existing “C-3 NA” base zoning district is appropriate for the surrounding area. The proposed “C-2NA” constitutes a downzoning of a more intense zoning district and is more appropriate abutting residential uses and zoning.
4. Health, Safety and Welfare:
Staff has not found indication of likely adverse effects on the public health, safety, or welfare.
5. Public Policy:
The request does not appear to conflict with any public policy objective.
Objective 2.2 Encourage commercial development that respects the integrity of existing
residential development.
Objective 4.4 Support commercial redevelopment through comprehensive rezoning and
incentive zoning.
6. Size of Tract:
The 1.514-- acre site is of sufficient size to accommodate the proposed general commercial development.
7. Other Factors:
The applicant is requesting to rezone to store equipment, material and provide additional parking for the existing business.
Should Council approve, staff recommends a condition:
1. Maintain a 15 foot Type B Landscape buffer adjacent to residential zoning and land uses.