DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Zoning Case Z2017278
SUMMARY:
Current Zoning: "IDZ H HS AHOD" Infill Development Zone King William Historic Historic Significant Airport Hazard Overlay District with uses permitted in "C-2" Commercial District and "MF-25" Low Density Multi-Family District with a Maximum density of 14 Units Per Acre and "IDZ H AHOD" Infill Development Zone King William Historic Airport Hazard Overlay District with uses permitted in "C-2" Commercial District and "MF-25" Low Density Multi-Family District with a Maximum density of 14 Units Per Acre
Requested Zoning: "IDZ H HS AHOD" Infill Development Zone King William Historic Historic Significant Airport Hazard Overlay District with uses permitted in "MF-25" Low Density Multi-Family District and "C-2" Commercial District and a Party House, Reception Hall, and Meeting Facilities and "IDZ H AHOD" Infill Development Zone King William Historic Airport Hazard Overlay District with uses permitted in "MF-25" Low Density Multi-Family District and "C-2" Commercial District and a Party House, Reception Hall, and Meeting Facilities
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: November 7, 2017
Case Manager: Nyliah Acosta, Planner
Property Owner: Urban Creative, LLC
Applicant: Stacey Hill
Representative: Karl Baker
Location: 1119 and 1127 South St. Mary's Street
Legal Description: East 97.33 feet of Lot A-21, Block 11, NCB 2963 and Lot 1, Block 5, NCB 948
Total Acreage: 0.89
Notices Mailed
Owners of Property within 200 feet: 25
Registered Neighborhood Associations within 200 feet: King William Neighborhood Association and Lavaca Neighborhood Association
Applicable Agencies: Planning Department, Office of Historic preservation
Property Details
Property History: The subject property is part of the original 36 square miles of the City of San Antonio and was originally zoned “J” Commercial District. A later case rezoned the property “B-2” Business District. Upon the adoption of the 2001 Unified Development Code the previous “B-2” converted to “C-2” Commercial District. A 2005 case, Ordinance 101004, rezoned the property to “IDZ H” Infill Development Zone Historic, with uses permitted in “C-2” Commercial District and “MF-25” Multi-Family District.
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, C-3 NA
Current Land Uses: Print Shop, Coffee Shop, Office, Various Commercial uses
Direction: East
Current Base Zoning: C-2, C-3NA
Current Land Uses: Retail, Restaurant Supply
Direction: South
Current Base Zoning: C-2, C-3NA
Current Land Uses: Single-Family Residential, Duplex, Children’s Shelter
Direction: West
Current Base Zoning: RM-4
Current Land Uses: Single-Family Residential
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.
Transportation
Thoroughfare: South St. Mary’s Street
Existing Character: Secondary Arterial
Proposed Changes: None Known
Public Transit: VIA routes 34 and 42 are within walking distance from the subject property.
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. “IDZ” Provides flexible standards for use, setbacks, and parking for the development and reuse of underutilized parcels within a qualifying area of the city. The only uses that would be applicable to this property are “C-2” and “MF-25” with a maximum density of 14 units per acre.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The Subject property is within the Downtown Regional Center, but not a Premium Transit Corridor.
Staff Analysis and Recommendation: Staff recommends Approval.
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 Downtown Neighborhood Plan, and is currently designated as “Residential” 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, as it encourages residential and mixed use development.
2. Adverse Impacts on Neighboring Lands:
Staff finds no evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. The applicant is proposing “IDZ” to allow for “C-2” and “MF-25” uses in addition to a party hall, reception space, or meeting facility. The property is already zoned “IDZ”, the base zoning will not change, however the use of a party hall, reception space or meeting facility will be added to come into compliance.
3. Suitability as Presently Zoned:
The current “IDZ” base zoning district is appropriate for the subject property’s location, the request will not change the base zoning.
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 Future Land Use Plan within the Downtown Neighborhood Plan identifies the subject properties as “Residential”. However, additional text in the plan calls for “maximum densities of 40 units per gross acre along low-rise mixed use corridors along S. Alamo and S. St. Mary’s Streets.”
Relevant Goals and Policies of the SA Tomorrow Comprehensive Plan may include:
GCF P3: Invest in neighborhood amenities and infrastructure (including green infrastructure) that will attract new residents to priority growth areas.
GCF P8: Continue to focus on the revitalization of neighborhoods adjacent to downtown and extend these efforts to regional centers, urban centers and transit corridors.
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.
JEC Goal 2: Traditional and targeted growth industries support San Antonio’s diversified economy and provide a wide range of job opportunities
JEC P31: Create gathering places that encourage interactions between people within regional centers and along transit and other transportation corridors.
JEC P33: Encourage the appropriate mixture of industries and uses within regional centers by identifying each center’s market strengths, and niches and uses that support these strengths.
HPCH P11: Target incentives that stimulate reinvestment in neighborhoods and encourage preservation, rehabilitation and adaptive reuse of existing community assets.
6. Size of Tract:
The subject property totals 0.89 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.
In accordance with the San Antonio City Unified Development Code, the Office of Historic Preservation reviews all exterior work for any property with the historic overlay. Exterior work requires a Certificate of Appropriateness before work begins. Approval of a zoning change does not imply approval of or take the place of design review as directed by the UDC.
Consideration should be given to the potential for outdoor noise impacts adjacent to residential uses. “NR” Noise Restricted overlay can only be added to the “C-2” uses and not applied to the party house. Additionally, conditions cannot be applied as this is not a Conditional Use (CD) or Specific Use Authorization (S) case.