DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 5
SUBJECT:
Zoning Case Z-2019-10700141
SUMMARY:
Current Zoning: "I-1 AHOD" General Industrial Airport Hazard Overlay District
Requested Zoning: "IDZ-3 AHOD" High Intensity Infill Development Zone Airport Hazard Overlay District with uses permitted in "C-3" General Commercial District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: August 6, 2019
Case Manager: Michael Pepe, Planner
Property Owner: Esperanza Macias
Applicant: Jaime Macias
Representative: Jaime Macias
Location: 1500 West Commerce Street
Legal Description: Lot 1-5, Block 3, NCB 2308
Total Acreage: 0.924 Acres
Notices Mailed
Owners of Property within 200 feet: 50
Registered Neighborhood Associations within 200 feet: Historic Westside Residents Neighborhood Association, Prospect Hill Neighborhood Association
Applicable Agencies: None.
Property Details
Property History: The property is part of the original 36 square miles of San Antonio. Currently it is zoned “I-1” General Industrial District and it was originally Zoned “J” Commercial District. Under the 2001 Unified Development Code, established by Ordinance 93881, dated May 4, 2001, the property was converted from “J” Commercial District to “I-1” General Industrial District.
Topography: The large portion of the property lies within the 100-year flood plain of Alazan Creek.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: “IDZ”
Current Land Uses: Industrial
Direction: South
Current Base Zoning: “C-2”
Current Land Uses: Residential Dwelling, Commercial
Direction: East
Current Base Zoning: “C-2”
Current Land Uses: Commercial Store
Direction: West
Current Base Zoning: “I-1”
Current Land Uses: Commercial Store
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: Commerce
Existing Character: Principal
Proposed Changes: None Known
Thoroughfare: Colorado
Existing Character: Minor
Proposed Changes: None Known
Public Transit: VIA bus routes are within walking distance of the subject property.
Routes Served: 25, 66, 70, 75, 76, 268, 275, 276
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 a bar is 1 per 100 square foot of gross floor area. The minimum parking requirement for a microbrewery is 1 per 2 seats. The minimum parking requirement for a mobile food court is 2 per mobile food establishment unit. The minimum parking requirement for a restaurant is 1 per 100 square foot gross floor area. In “IDZ-3” all parking requirements are reduced by 50%.
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject reaming “I-1” General Industrial District. The 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.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The subject property is not within a regional center but it is within the Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (7-1) 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 does not find evidence of likely adverse impacts on neighboring lands in relation to this zoning change request.
3. Suitability as Presently Zoned:
The current “I-1” General Industrial District is not an appropriate zoning for the property and surrounding area. The area abuts residential and neighborhood retail uses as well as multifamily, and “I-1” permits intense industrial uses. The proposed “IDZ-3” with general commercial uses downzones the property and is less intense in nature.
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 subject property is not located within any Community, Neighborhood, or Sector Plan.
6. Size of Tract:
The subject property is 0.924 Acres, which could reasonably accommodate general commercial uses.
7. Other Factors:
Infill Development Zone (IDZ) provides flexible standards for developments. IDZ is to encourage and facilitate development on vacant, bypassed lands, or the redevelopment of underutilized buildings of structures, within existing built-up areas. IDZ may be approved as either a base zoning district or an overlay zoning district. Standards required in an IDZ district shall apply to either IDZ base zoning or the IDZ overlay district except where otherwise specifically stated. Typically IDZ gives flexibility to parking requirements, lots sizes, and setbacks.
The following “IDZ” criteria apply:
• The applicant’s request meets the Master Plan’s Policy for Growth Management - Policy 1g, because it makes physical improvements on an inner city property encouraging redevelopment and infill development.
• The applicant’s request the Master Plan’s Policy for Neighborhoods - Policy 1a, because it rezones vacant or underutilized property in and around neighborhoods to encourage redevelopment that is compatible in use and intensity with the existing neighborhood.
This zoning request includes the intention to demolish buildings. In accordance with the San Antonio City Unified Development Code, the Office of Historic Preservation reviews all demolition applications for any property located within the city limits of San Antonio. Approval of a zoning change does not imply approval of or take the place of such demolition review as directed by the UDC. To date, no application for demolition at this address to accommodate the proposed use has been submitted for review to the Office of Historic Preservation.