DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Zoning Case Z2016035
SUMMARY:
Current Zoning: "C-2 H HS AHOD" Commercial King William Historic Significant Airport Hazard Overlay District
Requested Zoning: "C-2NR IDZ H HS AHOD" Commercial Noise Restrictive Infill Development Zone King William Historic Significant Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: March 15, 2016
Case Manager: Ernest Brown, Planner
Property Owner: Raymond R. Garcia
Applicant: Raymond R. Garcia
Representative: Jorge Canales
Location: 1036 South Alamo Street
Legal Description: 0.14 of an acre out of NCB 935
Total Acreage: 0.14
Notices Mailed
Owners of Property within 200 feet: 24
Registered Neighborhood Associations within 200 feet: King William Neighborhood Association
Applicable Agencies: Office of Historic Preservation
Property Details
Property History: The subject property is located within the city limits as established in 1938 and was zoned “Historic J” Historic Commercial District. In 1991 the subject property was rezoned to Historic “B-2” Historic Business District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current “C-2 H” Commercial Historic District. The subject property was developed in 1925 with a retail structure approximately 1,360 square feet. The subject property is not platted in its current configuration.
Topography: The property does not include any abnormal physical features such as slope or inclusion in a floodplain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: C-2
Current Land Uses: Office, Restaurant
Direction: East
Current Base Zoning: C-2, RM-4, MF-33
Current Land Uses: Single Family Residence
Direction: South
Current Base Zoning: C-3, RM-4
Current Land Uses: Office, Vacant
Direction: West
Current Base Zoning: C-2, RM-4, NC
Current Land Uses: Parking, Office
Overlay and Special District Information: 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.
The surrounding properties are located in the King William Historic District, which was adopted in 1968. Historic districts do not regulate use of the property, but do enforce building exterior design standards meant to maintain the architectural character or cultural significance of the designated area. Building plans and permit applications will be subject to review by the Office of Historic Preservation and the Historic and Design Review Commission (HDRC) prior to any permits being issued.
A number of surrounding properties carry the “HS” Historic Significant landmark designation, signifying the historic architectural character or cultural significance of the structure or location. Historic Landmark designations do not affect the possible uses of the property, but do regulate the exterior aesthetic of the structure. Building plans and permit applications will be subject to review by the Office of Historic Preservation and the Historic and Design Review Commission (HDRC) prior to any permits being issued.
Transportation
Thoroughfare: Alamo Street
Existing Character: Secondary Arterial, Type B; one lane each direction with parking lane and sidewalks on both sides
Proposed Changes: None known
Thoroughfare: East Sheridan, Mission Street, Pereida Street
Existing Character: Local, Type A; one lane each direction
Proposed Changes: None known
Public Transit: The nearest VIA bus line to the subject property is the 51and 54 which operate along South Alamo.
Traffic Impact: A Traffic Impact Analysis is not required. Infill Development Zone (IDZ) requests are exempt from the TIA requirement.
Parking Information: “IDZ” Infill Development Zone waives minimum parking requirements.
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject property retaining the present zoning district designation.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (10-0) 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 Downtown Neighborhood Plan and is currently designated as Low Rise Mixed Use in the future land use component of the plan. The proposed use is consistent with the Downtown Neighborhood Plan.
2. Adverse Impacts on Neighboring Lands:
Staff has found no evidence of likely adverse impacts on neighboring lands in relation to this zoning change request.
3. Suitability as Presently Zoned:
The existing “C-2” base zoning district is suitable as presently zoned.
4. Health, Safety and Welfare:
Staff has found no indication of likely adverse effects on the public health, safety, or welfare.
5. Public Policy:
The request does not appear to conflict with any public policy objective. The proposed development will provide improvements and enhance character, ambiance of mixed use with connection to downtown by transit and pedestrian walk ability in accordance to the goals and objectives of the Downtown Neighborhood plan.
6. Size of Tract:
The subject property measures 0.14 of an acre tract and accommodates the existing development with limited parking.
7. Other Factors:
Staff recommends the “NR” Noise Restricted Overlay District to prohibit use of outdoor speakers.