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5.A.
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| P&Z and CIAC |
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| GENERAL INFORMATION: |
| Owner / Applicant: Bowline Ventures, LLC |
| APPLICATION SUBMITTAL DATE: |
| Date |
Application Type |
| November 28, 2022 |
Zone Change Request |
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| PUBLIC NOTICE: |
| Fourteen (14) public hearing notices were mailed to surrounding property owners on January 27, 2023 with a public hearing notice to be published in the "San Antonio Express" prior to the City Council public hearing. Additionally, on January 27, 2023 Public Hearing notice signs were placed on the property. At the time of this staff report, staff has received zero (0) responses to the public hearing notices. |
| ITEM SUMMARY: |
| The applicant is proposing to rezone approximately 87 acres of land to General Business District II (GB-2). The subject property currently has two zoning designations, approximately 31.6 acres is currently zoned General Business District (GB). The remaining approximately 54.9 acres to the rear of the property is currently zoned Single-Family Residential / Agricultural District (RA). The subject property is currently undeveloped. |
| LAND USES AND ZONING: |
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Zoning |
Land Use |
| Existing |
General Business District (GB)
Single-Family Residential / Agricultural District (RA) |
Undeveloped |
| Proposed |
General Business District II (GB-2) |
Commercial |
Adjacent Properties:
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Zoning |
Land Use |
| North |
Single-Family Residential / Agricultural District (RA) |
Residential / Agricultural / Undeveloped |
| South |
Right of Way |
IH 10 Access Road |
| East |
Single-Family Residential / Agricultural District (RA) and General Business District (GB) |
Undeveloped |
| West |
Single-Family Residential / Agricultural District (RA) and General Business District (GB) |
Undeveloped |
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| PROPOSED ZONING: |
| The proposed zoning is for approximately 87 acres of land from General Business District (GB) and Single-Family Residential / Agricultural District (RA) to General Business District II (GB-2). Per the letter of intent submitted with the application the applicant desires to develop the property for commercial purposes to include such uses as trailer sales and repair, transport refrigeration, and other associated sales. |
| CONFORMANCE WITH THE COMPREHENSIVE PLAN: |
The Comprehensive Land Use Plan (CLUP), through the Future Land Use Plan and Schertz Sector Plan, designates this subject property as Commercial Campus.The objective of the Commercial Campus land use designation is intended to accommodate the development of lower intensity commercial and office uses that utilize a variety of mostly office, flex-office, light industrial, and creating a campus like environment.
- Comprehensive Plan Goals and Objectives: The proposed zone change to General Business II District (GB-2) is in conformance with the Comprehensive Land Use designation of Commercial Campus. The General Business District II (GB-2) zoning designation would allow for the desired office, flex office, light industrial or office / warehouse.
- Impact of Infrastructure: The proposed zoning request should have minimal impact on existing infrastructure. If the zone change were approved, the property would be required to go through the development process including platting, commercial site plan, and building permits. During this development process any infrastructure improvements would be determined and required.
- Impact of Public Facilities/Services: The proposed zoning request should have a minimal impact on existing public services.
- Compatibility with Existing and Potential Adjacent Land Uses: The subject property is currently surrounded by undeveloped land, IH 10 right of way, and residential / agricultural. The proposed General Business District II (GB-2) would be compatible with other commercial business that currently exist along IH 10 frontage, including businesses to the east of the subject property.
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| STAFF ANALYSIS AND RECOMMENDATION: |
The subject property currently has two zoning designations, the rear of the property being Single Family Residential / Agricultural (R-A) and the front of the property along IH 10 being General Business District (GB). The proposed zone change would allow for one consistent zoning designation for the entire property.
In addition to having split zoning, the rear of the property is also within Accident Potential Zone II or APZ II for Joint Base San Antonio (JBSA) Randolph. Per UDC Article 5 Section 21.5.9.A in relation to properties within the AICUZ or APZ's in order to submit an application for a zone change a written acknowledgment from Randolph Air Force Base is required to be obtained prior to submitting the zone change application. The applicant has submitted a letter from JBSA Installation Encroachment Management from Randolph which indicated that JBSA does not object with the proposed request. The letter did indicate that proposed development within APZ II is limited to a maximum Floor Area Ratio of 0.28. Since JBSA Randolph does not object to the proposed zone change and development of the site, the applicant was able to submit for the zone change application.
The proposed General Business District II (GB-2) is compatible with the Comprehensive Land Use designation of Commercial Campus as it would allow for the desired commercial, office, and light industrial uses that are desired per the plan.
Based on the compatibility with the Comprehensive Land Use Plan, the compatibility with existing businesses in the area, and that JBSA Randolph does not object to the proposed zone change, staff is recommending approval of the request to rezone the approximately 87 acres to General Business District II (GB-2).
| Planning Department Recommendation |
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| X |
Approve as submitted |
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Approve with conditions* |
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Denial |
* While the Commission can impose conditions; conditions should only be imposed to meet requirements of the UDC. |
| COMMISSIONERS CRITERIA FOR CONSIDERATION: |
| The Planning and Zoning Commission is making a recommendation to City Council on the proposed zoning application in considering action on a zoning application, the Commission should consider the criteria within UDC, Section, 21.5.4 D. |
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