DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Zoning Case Z2017046 S
SUMMARY:
Current Zoning: "FBZD T4-1 AHOD" Form Based Zone Airport Hazard Overlay District
Requested Zoning: "FBZD T4-1 S AHOD" Form Based Zone Airport Hazard Overlay District with Specific Use Authorization for a Noncommercial Parking Lot
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: January 17, 2017
Case Manager: Logan Sparrow, Principal Planner
Property Owner: Fine Vision Real Estate, LLC
Applicant: KLove Engineering, Priscilla Gonzalez
Representative: KLove Engineering, Priscilla Gonzalez
Location: 616 Camden Street
Legal Description: Lot A-7, Block 20, NCB 822
Total Acreage: 0.24
Notices Mailed
Owners of Property within 200 feet: 11
Registered Neighborhood Associations within 200 feet: Downtown Residents Association
Applicable Agencies: Office of Historic Preservation
Property Details
Property History: The subject property was included within the original zoning ordinance of the City of San Antonio, Ordinance O.I. 191, dated November 3, 1938, and was zoned “F” Local Retail District. The zoning then converted to “C-2” Commercial District following the adoption of the 2001 Unified Development Code. A 2010 zoning case, Z2010027 rezoned the property to the current "FBZD T4-1 AHOD" Form Based Zone Airport Hazard Overlay District following the adoption of Ordinance 2010-04-01-0279.
Topography: None
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: FBZD T4-1
Current Land Uses: Medical Center
Direction: East
Current Base Zoning: FBZD T4-1
Current Land Uses: Medical Office
Direction: South
Current Base Zoning: FBZD T4-1
Current Land Uses: Medical Office
Direction: West
Current Base Zoning: FBZD T4-1
Current Land Uses: Parking Lot
Overlay and Special District Information: The subject property is located within the “AHOD” Airport Hazard Overlay District. The “AHOD” does not restrict permitted uses, but may require additional review by both the Federal Aviation Administration and Development Services Department.
Transportation
Thoroughfare: Camden Street
Existing Character: Local Street
Proposed Changes: None known
Thoroughfare: McCullough Avenue
Existing Character: Secondary Arterial Type B
Proposed Changes: None known
Public Transit: VIA bus route 5 operates at the intersection of McCullough Avenue and Camden Street.
Traffic Impact: No Traffic Impact Analysis is required. The proposed development does not exceed the threshold requirements.
Parking Information: Required parking is based on use. There are no parking requirements for a surface parking lot as a primary use.
ISSUE:
None
ALTERNATIVES:
Denial of the requested zone change would result in the subject property retaining its current “FBZD T4-1” zoning.
FISCAL IMPACT:
None
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 within the Downtown Neighborhood Plan and is currently designated “Mixed Use” in the future land use component of the plan. The requested “FBZD T4-1” Form Based Zone base zoning district is consistent with the future land use designation.
In addition, the property immediately to the west already has Specific Use Authorization for a surface parking lot. Many medical offices are located within close proximity to the subject property, and the additional parking will help to provide parking spaces for patients.
2. Adverse Impacts on Neighboring Lands:
Staff can find no adverse impacts on adjacent properties in relation to this zone change request. The additional parking will help nearby businesses with parking needs. Also, the abutting property to the west is already zoned for a noncommercial parking lot.
3. Suitability as Presently Zoned:
The existing “FBZD T4-1” base zoning district is appropriately zoned.
4. Health, Safety and Welfare:
Staff can find no adverse effects on the health, safety, or welfare of the public in relation to this zone change request. The proposed development seeks to provide additional parking opportunity within the area.
5. Public Policy:
As the request is consistent with the future land use plan identified within the Downtown Neighborhood Plan, staff finds that the requests is not contrary to any stated public policy objective.
6. Size of Tract:
The 0.24 acre parcel is of sufficient size for a noncommercial parking lot.
7. Other Factors:
Per Section 35-209(e)(D)(8), the following design standards are applicable to primary use parking lots within the “FBZD” Form-Based Zone District:
a) Parking areas shall not be located within ten (10) feet of the primary frontage or within the minimum building setback, whichever is greater.
b) Primary use parking lots shall be masked along the primary, secondary, and river frontages by a streetscreen.
c) Parking lot shading shall be required and shall be installed in accordance with the standards outlined in 35-511(c)(7) and (e)(3).
d) Exterior lighting shall conform to the following criteria:
i. Lighting fixtures are shielded with a cutoff of less than ninety (90) degrees. All structural parts of the fixture providing the ninety (90) degree cutoff angle are permanently affixed to the general light structure.
ii. Fixtures with a land or lamps rated at a total of more than one thousand eight hundred (1,800) lumens, and flood lamps rated at a total of more than nine hundred (900) lumens, do not emit any direct light above a horizontal plane through the lowest direct-light-emitting part of the fixture.
iii. All lighting is aimed, located, designed, shielded, fitted, and maintained so as not to project light into a neighboring use or property.
The purpose of the Specific Use Authorization is to provide for certain uses which, because of their unique characteristics or potential impacts on adjacent land uses, are not generally permitted in certain zoning districts as a matter of right, but may, under the right set of circumstances and conditions be acceptable in certain specific locations.