DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Zoning Case Z-2020-10700284
SUMMARY:
Current Zoning: "I-1 AHOD" General Industrial Airport Hazard Overlay District
Requested Zoning: “C-3 AHOD" General Commercial Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: January 19, 2021
Case Manager: Mercedes Rivas, Senior Planner
Property Owner: James Poole
Applicant: James Poole
Representative: James Poole
Location: 1515 North Zarzamora Street
Legal Description: Lots 28-30, NCB 6685
Total Acreage: 0.1377
Notices Mailed
Owners of Property within 200 feet: 44
Registered Neighborhood Associations within 200 feet: West End Hope In Action Neighborhood Association
Applicable Agencies: None
Property Details
Property History: The property was part of the original 36 square miles of the City of San Antonio and was originally zoned “J” Business District. Under the 2001 Unified Development Code, established by Ordinance 93881, dated May, 03, 2001, the property zoned “J” Business District converted to the current “I-1” General Industrial 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: Stone Curing
Direction: East
Current Base Zoning: “C-2”
Current Land Uses: Restaurant
Direction: South
Current Base Zoning: “L”
Current Land Uses: Natural
Direction: West
Current Base Zoning: None
Current Land Uses: Railroad
Overlay and Special District Information:
None.
Transportation
Thoroughfare: North Zarzamora Street
Existing Character: Secondary Arterial Type B
Proposed Changes: None known
Thoroughfare: Henry Street
Existing Character: Local
Proposed Changes: None known
Public Transit: There are VIA bus routes within walking distance of the subject property.
Route Served: 82, 88, 103, 282, and 288
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 requirement for motor vehicle sales is 1 per 500 sf GFA of sales and service building.
ISSUE:
None.
ALTERNATIVES:
Current: The present zoning designation of “I-1” General Industrial District accommodates areas of heavy and concentrated fabrication and manufacturing and industrial uses which are suitable based on the character of adjacent development. Examples of permitted uses: auto & light truck auction, truck stop, abrasives manufacturing, food & drug manufacturing, sand & gravel storage & sales, outdoor flea market, manufactured homes/oversized vehicles sales, service and storage.
Proposed: The “C-3” General Commercial districts are designed to provide for more intensive commercial uses than those located within the "NC," "C-1," "C-2" or "C-3" zoning districts. "C-3" uses are typically characterized as community and regional shopping centers, power centers and/or assembly of similar uses into a single complex under either single ownership or the structure of a property owners or condominium styled organization. "C-3" districts should incorporate shared internal circulation and limited curb cuts to arterial streets.
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The subject property is not within a Regional Center and is not located within a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (11-0) 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 not located within any Community, Neighborhood, or Sector Plan therefore a finding of consistency is not required.
2. Adverse Impacts on Neighboring Lands:
Staff finds no evidence of likely adverse impact on the neighboring lands in relation to this zoning change request. The proposed “C-3” is consistent with the surrounding area and constitutes a downzoning of the property.
3. Suitability as Presently Zoned:
The existing "I-1" base zoning district is appropriate for the subject property. The proposed “C-3” General Commercial District is more appropriate for the subject property as there are currently “C-2” and “C-3NA” uses in the surrounding area. Further, the requested “C-3” will permit less intense uses for the subject property.
4. Health, Safety and Welfare:
Staff has found no negative impacts on the public health, safety, or welfare in relation to this rezoning request.
5. Public Policy:
None.
6. Size of Tract:
The subject property totals 0.1377 acres and is sufficient size for commercial uses and motor vehicle sales.
7. Other Factors:
The property owner intends to use the property for motor vehicle sales.