DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Zoning Case Z2018325
SUMMARY:
Current Zoning: "I-1 HS RIO-7E AHOD" General Industrial Historic Significant River Improvement Overlay-7E Airport Hazard Overlay District
Requested Zoning: "IDZ HS RIO-7E AHOD" Infill Development Zone Historic Significant River Improvement Overlay-7E Airport Hazard Overlay District with uses permitted in "C-2" Commercial District, Multi-Family at 42 dwelling units, Bar/Tavern, and a Hotel
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: November 6, 2018. This case is continued from the October 16, 2018 hearing.
Case Manager: Marco Hinojosa, Planner
Property Owner: HB Properties I, LLC
Applicant: Kris Feldmann and Leonardo Hernandez
Representative: Patrick Christensen
Location: 1425 South Flores Street
Legal Description: 0.428 acres out of NCB 1009
Total Acreage: 0.428
Notices Mailed
Owners of Property within 200 feet: 20
Registered Neighborhood Associations within 200 feet: Lone Star Neighborhood Association and Collins Garden
Applicable Agencies: Office of Historic Preservation; Planning Department
Property Details
Property History: The subject property is part of the original 36 square miles of the City of San Antonio, and was zoned “K” Commercial District. Upon the adoption of the 2001 Unified Development Code, the previous “K” converted to the current “I-1”.
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: “IDZ”
Current Land Uses: Steel House Lofts
Direction: East
Current Base Zoning: “I-1”
Current Land Uses: Office Building and Vacant Building
Direction: South
Current Base Zoning: “I-1” and “IDZ”
Current Land Uses: Recycling Center and Office
Direction: West
Current Base Zoning: “I-2”
Current Land Uses: Office Warehouse
Overlay and Special District Information:
“HS”
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.
"RIO"
All surrounding properties carry the "RIO" River Overlay District, due to their proximity to the San Antonio River. The purpose of these districts is to establish regulations to protect, preserve and enhance the San Antonio River and its improvements by establishing design standards and guidelines.
“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: South Flores Street
Existing Character: Secondary Arterial Type B
Proposed Changes: None Known
Public Transit: VIA bus routes are within walking distance of the subject property. Routes served: 43, 44, 51, 54, 243, 251
Traffic Impact: A Traffic Impact Analysis (TIA) is not required. Infill Development (IDZ) is exempt from TIA requirements.
Parking Information: The “IDZ” Infill Development Zone District waives off-street vehicle parking requirements.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current base zoning district of “I-1”. This district accommodates areas of heavy and concentrated fabrication, manufacturing and industrial uses which are suitable based upon adjacent land uses, access to transportation and the availability of public services and facilities. It is the intent of this district to provide an environment for industries that is unencumbered by nearby residential or commercial development. "I-1" must be located in areas where conflicts with other uses can be minimized to promote orderly transitions and buffers between uses. These districts are located for convenient access for existing and future arterial thoroughfares and railway lines. These districts are in many instances separated from residential areas by business or light industry areas or by natural barriers; where they are adjacent to residential areas some type of artificial separation may be required. Examples of permitted uses include: 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 within the Downtown Regional Center and half a mile of a Premium Transit Corridor
Staff Analysis and Recommendation: Staff recommends Approval. Zoning Commission recommendation pending the December 4, 2018 hearing.
Criteria for Review: According to Section 35-421, zoning amendments shall be based on the approval criteria below.
1. Consistency:
The property is located within the Lone Star Neighborhood Plan, and is currently designated as “High Density Mixed Use” in the future land use component of the plan. The requested “IDZ” Infill Development Zone base zoning district is consistent with the future land use designation.
2. Adverse Impacts on Neighboring Lands:
Staff finds no evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. Allowing the change in zoning will downzone the General Industrial zoning district, which is currently inappropriate next to multi-family and residential uses. “IDZ” is prevalent in this neighborhood to accommodate smaller lot sizes, and give flexibility.
3. Suitability as Presently Zoned:
The current “I-1” General Industrial district is not appropriate for the subject property’s location. Industrial next to residential and multi-family uses is against best planning practices, due to the potential nuisance, and safety concerns.
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 adopted future land use map classifies the subject properties, and surrounding properties, as “High Density Mixed Use.” The subject property is occupied by two historic mixed-use buildings and zoned “I-1” Industrial. A zoning change is requested in order to permit redevelopment as apartments, a hotel, bar & tavern, and other commercial uses.
Relevant goals and policies of the SA Tomorrow Comprehensive Plan include:
• GCF Goal 1: Higher-density uses are focused within the city’s 13 regional centers and along its arterial and transit corridors.
• GCF Goal 2: Priority growth areas attract jobs and residents.
• GCF Goal 5: Growth and city form support improved livability in existing and future neighborhoods.
• GCF P9: Allow higher-density and mixed uses in portions of, or adjacent to, single-family residential areas to encourage shopping, services and entertainment amenities in closer proximity to housing and where appropriate.
• GCF P13: Evaluate commercial and industrial land use and zoning designations in the core of the city, regional centers, urban centers and primary transit corridors to determine areas that could be converted to residential or mixed-use.
• GCF P14: Establish appropriate buffers and transitions (land use, form and/or landscaping) between residential neighborhoods and surrounding higher-density development.
• GCF P31: Promote development that leverages and protects the public’s investment in major green infrastructure and natural resources projects (e.g., the San Antonio River Improvements Project and other creek and trail restoration projects).
• H P30: Ensure infill development is compatible with existing neighborhoods.
The proposed rezoning does not appear to conflict with the following goals, principles, and objectives of the Lone Star Community Plan.
Lone Star Community Plan Relevant Goals and Objectives:
• LU-1: Establish performance standards for industrial uses. Phase out industrial uses that do not comply with performance standards with a combination of zoning changes and relocation assistance.
• LU-2: Incorporate site and building design principles including attractive and functional streetscapes, inviting public spaces, creative design and material selection, sustainable development techniques, and a mix of uses into new development and redevelopment projects.
6. Size of Tract:
The subject property totals 0.428 acres in size, which reasonably accommodates the uses permitted in “IDZ” Infill Development Zone District.
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 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.
• The applicant’s request the Master Plan’s Policy for Urban Design - Policy 1c, because it develops zoning that allows mixed-use development (i.e. residential and commercial) to be placed in the same building.