DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 4
SUBJECT:
Zoning Case Z-2020-10700069 S
SUMMARY:
Current Zoning: “MI-1 MLOD-2 MLR-2 AHOD” Mixed Light Industrial Lackland Military Lighting Overlay Military Lighting Region 2 Airport Hazard Overlay District
Requested Zoning: “MI-1 S MLOD-2 MLR-2 AHOD” Mixed Light Industrial Lackland Military Lighting Overlay Military Lighting Region 2 Airport Hazard Overlay District with Specific Use Authorization for Auto and Light Truck Auction
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: May 19, 2020
Case Manager: Michael Pepe, Planner
Property Owner: Rawls Investments, LP
Applicant: Husch Blackwell LLP
Representative: Micah King
Location: 11739 South Zarzamora Street and 11265 South Zarzamora Street
Legal Description: 45 acres out of CB 4005
Total Acreage: 45 acres
Notices Mailed
Owners of Property within 200 feet: 13
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: Lackland Air Force Base, Planning Department
Property Details
Property History: The property was annexed by the City of San Antonio by Ordinance 96558 on January 5, 2003. The property was originally zoned “MI-1” Mixed Light Industrial District by Ordinance 98228.
Topography: A portion of the property is within the flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: “I-1”
Current Land Uses: Recycling Facility
Direction: East
Current Base Zoning: “MI-1”
Current Land Uses: Agricultural Uses
Direction: South
Current Base Zoning: “MI-1”
Current Land Uses: Agricultural Uses
Direction: West
Current Base Zoning: “MI-1”
Current Land Uses: Auto Part Recycler
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.
"MLOD-2"
All surrounding properties carry the "MLOD-2" Military Lighting Overlay District, due to their proximity to Lackland Air Force Base. The "MLOD-2" does not restrict permitted uses, but does regulate outdoor lighting in an effort to minimize night-time light pollution and its effects on operations at the military installation.
Transportation
Thoroughfare: South Zarzamora
Existing Character: Secondary Arterial A
Proposed Changes: Enhanced Secondary Arterial A
Public Transit: There are no VIA bus routes are within walking distance of the subject property.
Traffic Impact: A Traffic Impact Analysis (TIA) analysis is not available at this time.
Parking Information: The minimum parking requirements for an Auto and Light Truck Auction is 1 space per 500 square foot of sales and service building
ISSUE:
None.
ALTERNATIVES:
Current: The present zoning district designation of “MI-1” Mixed Light Industrial District is established to encourage the development of mixed agricultural, commercial and light industrial uses that are internally compatible in an effort to achieve well designed development and provide a more efficient arrangement of land uses, building, and circulation systems. These districts are located for convenient access from existing and future arterial thoroughfares and railway lines. Furthermore, these districts shall protect and enhance the rural character of the area, attract sources of economic development and growth, promote clean industry, and minimize the adverse effects to adjacent uses. The “S” specific use authorization allows an Auto and Light Truck auction where designated on the approved site plan.
Proposed: The proposed zoning district designation of “MI-1” accommodates uses as noted above.
The “S” Specific Use Authorization would allow Auto and Light Truck Auction, in addition to the “MI-1” Mixed Light Industrial District.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The property is not part of a Regional Center and but it is within a 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 Heritage South Sector Plan and is currently designated as “Agribusiness RIMSE Tier” in the future land use component of the plan. The requested “MI-1 S” is consistent with the land use designation.
2. Adverse Impacts on Neighboring Lands:
Staff does not find evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. The request maintains the base “MI-1” Mixed Light Industrial District.
3. Suitability as Presently Zoned:
The current “MI-1” Mixed Light Industrial District zoning is appropriate for the property and surrounding area. The “MI-1” district supports industrial uses and as a special district also takes into consideration the rural location of the proposed uses. The proposed “S” Specific Use Authorization allows consideration of the use Auto and Light Truck Auction in addition to the mixed industrial.
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 proposed rezoning does not appear to conflict with the following goals, principles, and objectives of the Heritage South Sector Plan:
• ED-2.1 Support workforce development programs for targeted industries
• ED-6.3 Promote low impact industry, high and biotechnologies, and international trade
6. Size of Tract:
The subject property is 45 acres, which could reasonably accommodate the proposed mixed industrial development and auto and truck auction.
7. Other Factors:
The subject property is located within the Lackland AFB Awareness Zone/Military Influence Area. In accordance with the signed Memorandum of Understanding, JBSA was notified of the proposed request. The Military has indicated that there are no objections to this request.
The proposed Auto and Light Truck Auction is an expansion of an existing business to the north of the subject site. They are making additional accommodations in the rear of the property.