DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 5
SUBJECT:
Zoning Case Z2017038
(Associated Plan Amendment 17012)
SUMMARY:
Current Zoning: "C-3NA AHOD" General Commercial Nonalcoholic Sales Airport Hazard Overlay District
Requested Zoning: "IDZ AHOD" Infill Development Zone Airport Hazard Overlay District with uses permitted in "C-2" Commercial District and Multi-Family not to exceed 70 units per acre
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: January 17, 2017
Case Manager: Erica Greene, Planner
Property Owner: Stephen B. Foster
Applicant: Mario Gonzalez
Representative: Russell Yeager (Big Red Dog Engineers)
Location: 1915 South Presa Street
Legal Description: 0.429 acres out of NCB 2986
Total Acreage: 0.429
Notices Mailed
Owners of Property within 200 feet: 23
Registered Neighborhood Associations within 200 feet: Lavaca Neighborhood Association and Roosevelt Park Neighborhood Association
Applicable Agencies: None
Property Details
Property History: The subject property was part of the original 36 square miles of the City and was previously zoned “K” Commercial District. A 1991 case, Ordinance #74924 zoned the subject property as “B-3NA” Business Non Alcoholic Sales District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current “C-3NA AHOD” General Commercial Non Alcoholic 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: UZROW
Current Land Uses: ROW, Vacant Lot
Direction: West
Current Base Zoning: UZROW
Current Land Uses: Vacant Lot
Direction: South
Current Base Zoning: I-1
Current Land Uses: Commercial Business
Direction: East
Current Base Zoning: IDZ
Current Land Uses: Vacant Lot
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 Presa
Existing Character: Major Arterial
Proposed Changes: None
Thoroughfare: Groveton Street
Existing Character: Local Street
Proposed Changes: None
Thoroughfare: Boyer Street
Existing Character: Local Street
Proposed Changes: None
Public Transit: The nearest VIA bus route is #36 within walking distance of 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 "C-3NA AHOD" General Commercial Nonalcoholic Sales Airport Hazard Overlay District.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (11-0) recommend Approval, pending Plan Amendment.
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 Low Density Mixed Use in the future land use component of the plan. The requested “IDZ” Infill Development Zone base zoning district is not consistent with the future land use designation. The applicant has requested a Plan Amendment to High Density Mixed Use. Staff and Planning Commission recommend approval.
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 properties that are located around the subject property include several apartment complexes and commercial businesses/offices.
3. Suitability as Presently Zoned:
The current “C-3NA” base zoning district is appropriate for the subject property’s location. The requested zoning district of "IDZ AHOD" Infill Development Zone Airport Hazard Overlay District with uses permitted in "C-2" Commercial District and Multi-Family not to exceed 70 units per acre is also appropriate due to the surrounding properties having a mixture of commercial and multi-family uses.
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 rezoning request does not appear to conflict with land use goals and strategies of the Lone Star Community Plan strategies and goals to rezone to provide for a range of housing types including single-family detached, townhouses, senior housing, live/ work units, and apartments.
6. Size of Tract:
The subject property totals 0.429 acres in size, which should reasonably accommodate the uses permitted in “IDZ” Infill Development Zone Airport Hazard Overlay District with uses permitted in "C-2" Commercial District and 30 Multi-Family Units.
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 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 has been submitted for review.