DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Zoning Case Z2015212
SUMMARY:
Current Zoning: "I-1 AHOD" General Industrial Airport Hazard Overlay District
Requested Zoning: "O-1.5 AHOD" Mid-Rise Office Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: June 16, 2015
Case Manager: Ernest Brown, Planner
Property Owner: Pace Exhibitions LLC (by Rick Moore, President)
Applicant: Rick Moore (Pace Exhibitions LLC)
Representative: Trey Jacobson (Golden Steves Cohen & Gordon LLP)
Location: 142 thru 152 Camp Street
Legal Description: Lot 2, Block 5, NCB 2561
Total Acreage: 1.543
Notices Mailed
Owners of Property within 200 feet: 14
Registered Neighborhood Associations within 200 feet: NA
Planning Team: Lone Star Planning Team-1
Applicable Agencies: NA
Property Details
Property History: The subject property is located within the city limits as established in 1938 and was zoned "L" First Manufacturing District. In 1991 the subject property was rezoned to "I-1" Light Industrial District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current "I-1" General Industrial zoning district. In 1950 a 14,387 square feet Office/Warehouse structure was developed on the property. The subject property was platted in its current configuration in 2009 as described by deed and plat records (volume 9601, page 80 of the Deed and Plat Records of Bexar County, Texas).
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: I-1
Current Land Uses: Vacant, Single-Family Resident
Direction: East
Current Base Zoning: IDZ
Current Land Uses: Lofts, Parking
Direction: South
Current Base Zoning: I-2, C-3NA
Current Land Uses: Office Buildings
Direction: West
Current Base Zoning: C-3NA
Current Land Uses: Vacant, Post 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.
Transportation
Thoroughfare: Camp Street
Existing Character: Local, Type A; one lane each direction
Proposed Changes: None known
Thoroughfare: South Alamo Street
Existing Character: Secondary Arterial, Type A; Two lanes each direction with center turn lane
Proposed Changes: None known
Public Transit: VIA transit route 43, 44, and 62 east of the subject property are the nearest transit routes and operate along South Flores Street.
Traffic Impact: A Traffic Impact Analysis (TIA) report is not required. The traffic generated by the proposed development does not exceed the threshold requirements.
Parking Information: Off-street vehicle parking requirements are typically determined by the type of use and building size. The zoning application refers to Exhibition Gallery or a Museum.
Minimum Parking Requirement: 1 per 1,000 square feet of Gross Floor Area (GFA);
Maximum Parking Requirement: 1.5 per 1,000 square feet of Gross Floor Area (GFA).
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 recommends Approval.
The subject 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 Lone Star Community Plan and is currently designated as High Density Mixed Use in the land use component of the plan. The requested "O-1.5" Mid-Rise Office zoning district is consistent with the adopted land use designation.
2. Adverse Impacts on Neighboring Lands:
Staff has not found evidence of likely adverse impacts on the neighboring lands in relation to this zoning change request. The proposed use is consistent with the established development pattern of the surrounding area.
3. Suitability as Presently Zoned:
The existing "I-1" base zoning district is not appropriate for the surrounding area.
4. Health, Safety and Welfare:
Staff has not found any likely effects on the public health, safety, or welfare.
5. Public Policy:
The request does not appear to conflict with any public policy objective.
6. Size of Tract:
The 1.543 acre site is sufficient size to accommodate the proposed development.
7. Other Factors:
"O-1.5" Mid-Rise Office zoning district is intended to allow for taller and mid-rise office buildings or campuses. Building size in an "O-1.5" district is unlimited; however any building in an "O-1.5" district shall not exceed a maximum height of sixty (60) feet or five (5) stories.