DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 3
SUBJECT:
Zoning Case Z-2020-10700286 CD
SUMMARY:
Current Zoning: "RD" Rural Development District
Requested Zoning: "C-2 CD" Commercial District with a Conditional Use for Manufactured Home Sales and Storage
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: January 19, 2021
Case Manager: Michael Pepe, Planner
Property Owner: Ralph Bradford
Applicant: Ralph Bradford
Representative: Parra & Co LLC
Location: 14000 block of South Interstate Highway 37
Legal Description: Lot P-297, NCB 16626
Total Acreage: 2.9150 acres
Notices Mailed
Owners of Property within 200 feet: 5
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: Texas Department of Transportation
Property Details
Property History: The subject property was annexed into the City of San Antonio
by Ordinance 99558 dated August 12, 2004 as “RD” Rural Development District”.
Topography: A portion of a property includes a flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: “RD”
Current Land Uses: Vacant, Gas Station
Direction: South
Current Base Zoning: “OCL”
Current Land Uses: Pasture
Direction: East
Current Base Zoning: “UZROW”
Current Land Uses: Interstate 37
Direction: West
Current Base Zoning: “RD”
Current Land Uses: Fire Station
Overlay and Special District Information:
None.
Transportation
Thoroughfare: IH-37 Access
Existing Character: Access Road
Proposed Changes: None
Public Transit: There are no VIA bus routes within walking distance.
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 Manufactured Home Sales is 1 space for every 300 square feet of sales building.
ISSUE:
None.
ALTERNATIVES:
Current: “RD” encourages the development of a land use pattern that reflects rural living characteristics by encouraging low density, single family residential land use patterns with limited commercial uses placed in a manner that conserves open land.
Proposed: “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 “CD” would allow for Manufactured Home Sales pursuant to a site plan.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The subject property is not within a Regional Center nor is it located within the 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 located within the Heritage South Sector Plan and is currently designated as “Suburban Tier” in the future land use component of the plan. The requested “C-2” is consistent with the future 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. There are other “C-2” Commercial properties within the block, which lies along Interstate 37.
3. Suitability as Presently Zoned:
The current “RD” Rural Development District is not an appropriate zoning for the property and surrounding area along a major interstate and within a developing commercial intersection The proposed “C-2 CD” would allow for commercial utilization of the currently vacant property.
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-6.3 Promote low impact industry, high and biotechnologies, and international trade
6. Size of Tract:
The subject property is 2.9150 acres, which could reasonably accommodate the proposed commercial uses.
7. Other Factors:
The Conditional Use zoning procedure is designed to provide for a land use that is not permitted by the established zoning district, but due to individual site considerations or unique development requirements would be compatible with adjacent land uses under given conditions.