DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: Council District 3
SUBJECT:
Zoning Case Z2014086 CD
SUMMARY:
Current Zoning: "C-2 MC-2 AHOD" Commercial South Presa Metropolitan Corridor Airport Hazard Overlay District, "C-2 AHOD" Commercial Airport Hazard Overlay District, "MF-33 MC-2 AHOD" Multi-Family South Presa Metropolitan Corridor Airport Hazard Overlay District and "MF-33 AHOD" Multi-Family Airport Hazard Overlay District.
Requested Zoning: "C-2 CD MC-2 AHOD" Commercial South Presa Metropolitan Corridor Airport Hazard Overlay District with a Conditional Use for Food And Food Products - Processing and "C-2 CD AHOD" Commercial Airport Hazard Overlay District with a Conditional Use for Food And Food Products - Processing.
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: May 6, 2014
Case Manager: Pedro Vega, Planner
Property Owner: AMG Realty LLC (by Ana Maria Garza, Director)
Applicant: Ana Maria Garza
Representative: Patricia Goodell
Location: 4602 and 4606 South Presa Street and a portion of the 100 Block of Linda Lou Drive
Legal Description: Lots A and B, Block 8, and Lots C, C-1 and 1, NCB 8615
Total Acreage: 0.769
Notices Mailed
Owners of Property within 200 feet: 19
Neighborhood Associations: None
Planning Team Members: South Central San Antonio Community Plan - 15
Applicable Agencies: None
Property Details
Property History: The property was annexed in August of 1944 and was originally zoned "J" Commercial District and "D" Apartment District. Upon adoption of the 2001 Unified Development Code, the previous base zoning districts converted to "I-1" General Industrial District and "MF-33" Multi-Family District. In a 2011 City-initiated large-area rezoning case, the "I-1" General Industrial District was rezoned to the current "C-2" Commercial District.
The property is currently occupied with one office/commercial building measuring 6,709 square feet and one detached shed measuring 438 square feet. The buildings were constructed in 1954.
Topography: The property does not include any abnormal physical features such as significant slope or inclusion in a flood plain.
Adjacent Zoning and Land Uses
Direction: North across Linda Lou Drive
Current Base Zoning: "MF-18" and "MF-33"
Current Land Uses: Apartments, Single-Family Dwellings and Motel
Direction: East and South
Current Base Zoning: "MF-33" and "BP"
Current Land Uses: Single-Family Dwellings, Offices, Southern Folger Detention Equipment Company
Direction: West across South Presa Street
Current Base Zoning: "C-2"
Current Land Uses: Dairy Office/Warehouse
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 "MC-2" South Presa Metropolitan Corridor provides site and building design standards for properties located along South Presa Street between Interstate Highway 10 and Southeast Loop 410. Metropolitan Corridors follow arterial streets or expressways in developed portions of the city and shall be directed toward reduction of existing visual clutter, improved design features, and preservation of developed areas of the city. A zoning review is performed by the Zoning Section of the Development Services Department.
Transportation
Thoroughfare: South Presa Street
Existing Character: Secondary Arterial Type B; 2 lanes in each direction with sidewalks
Proposed Changes: None known
Thoroughfare: Linda Lou Drive
Existing Character: Local Street; 1 lane in each direction with sidewalks
Proposed Changes: None known
Public Transit: The nearest VIA bus lines are the 36 and 242, which operate along South Presa Street with stops in the immediately vicinity to the subject property.
Traffic Impact: A Traffic Impact Analysis (TIA) is not required because traffic generated by the proposed development does not exceed the threshold requirements.
Parking Information: Off-street vehicle parking requirements typically are determined by the type of use and building size. The rezoning application refers to a proposed Food and Food Products - Processing.
Minimum Requirement: 1 space per 1,500 square feet of Gross Floor Area (GFA)
Maximum Allowance: 1 space per 300 square feet of Gross Floor Area (GFA)
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current commercial and multi-family zonings, restricting future land uses to those permissible in the "C-2" and "MF-33" zoning districts.
FISCAL IMPACT:
None. The applicant has paid the required zoning fees.
RECOMMENDATION:
Staff and Zoning Commission (8-0) recommend approval pending the plan amendment.
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 South Central San Antonio Community Plan and is currently designated as Low Density Residential and Business Park in the future land use component of the plan. The requested "C-2" base zoning district is not consistent with the Low Density Residential land use designation; however the request is consistent with the Business Park designation. A master plan amendment has been submitted, requesting to change the Low Density Residential portion of the property to Business Park. Staff and Planning Commission recommend approval of the plan amendment request.
2. Adverse Impacts on Neighboring Lands:
Staff finds no likely adverse impact on the surrounding properties related to the requested Conditional Use for Food and Food Products - Processing. This zoning change would be appropriate at this location and will not alter the character of the neighborhood.
Conditional zoning is designed to provide for a land use that is not permitted by the established zoning district, but due to individual site considerations or unique development requirements, would be compatible with the adjacent uses under given conditions.
3. Suitability as Presently Zoned:
The "C-2" base zoning is appropriate for properties with frontage on a major thoroughfare. The subject property is located on South Presa Street, a major thoroughfare, and is situated on a corner lot with frontage on Linda Lou Drive, a local access street.
The site has been vacant for many years and was previously utilized as a Food Distribution Center and Wholesale Produce Company.
4. Health, Safety and Welfare:
Staff has found no indication of likely adverse effects on the public health, safety, or welfare due to this request. Approval of the rezoning request will allow viable use of the property.
The existing buildings will be required to comply with all commercial building and safety codes prior to the issuance of a Certificate of Occupancy.
5. Public Policy:
Should the plan amendment request be approved, the request does not appear to conflict with any public policy objective. Goal 1 Objective 1.0: Improve the quality of commercial corridors including South Flores Street, South Presa Street and Roosevelt Avenue. Objective 1, Strategy 1.2 -Economic Development: Attract investors for vacant land and building sites available for development.
The subject property and the proposed development meet the criteria of the Inner City Reinvestment Infill Policy (ICRIP). This policy provides development fee waivers to applicants and grant funded reimbursement for city departments, in an effort to encourage redevelopment of under-utilized urban properties.
6. Size of Tract:
The subject site 0.769 of an acre tract is of sufficient size to accommodate the uses permitted in the "C-2" district as well as the requested conditional use and required parking. The applicant has submitted a site plan in order to comply with the Conditional Use requirements.
7. Other Factors:
The "C-2" district requires a minimum 10-foot side and 30-foot rear setback where abutting residential zoning or uses. Similarly, a 15-foot Type B landscape buffer is required where abutting single-family residential zoning.
The applicant requests this zoning change and associated plan amendment in order to complete their relocation into the existing vacant office/commercial facility and allow full utilization of the parking area in the operation of the proposed use.