DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Zoning Case Z2016145
SUMMARY:
Current Zoning: "I-1 AHOD" General Industrial Airport Hazard Overlay District and "C-3 NA AHOD" General Commercial Non-Alcoholic 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 a Bar
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: June 7, 2016. This case is continued from the May 17, 2016 hearing.
Case Manager: Ernest Brown, Planner
Property Owner: 1811 South Alamo, LP
Applicant: Urban Capital Strategies Jose Nino
Representative: Jose Nino
Location: 1302 S. Flores Street & 1811 S. Alamo Street
Legal Description: Lots 1, 2, 3, 11, 12, 13, 14, 15, 16, 17, & E. 75 ft of 9 & 10, Block C, NCB 2563
Total Acreage: 0.7748
Notices Mailed
Owners of Property within 200 feet: 28
Registered Neighborhood Associations within 200 feet: King William Neighborhood Association
Applicable Agencies: None
Property Details
Property History: The subject property is located within the city limits as established in 1938 and was zoned “J” Commercial District. In 1991 the subject property was rezoned to “B-3NA” Business Nonalcoholic Sales District, and “I-1” Light Industrial District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current “C-3 NA” General Commercial Nonalcoholic Sales District and “I-1” General Industrial District. The subject property was platted in its current configuration as established in the Original 36 Squares Mile of the City of San Antonio City Limits. The subject property was developed in 1940 with a retail and storage warehouse in an approximately 4,280 square foot building and in 1950 with an Office and Light Manufacturing in a 13, 287 square foot building.
Topography: The property does not include any abnormal physical features such as slope or inclusion in a flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: C-3NA, RM-4HS, C-1, RM-4
Current Land Uses: Lofts, Single-Family Residence
Direction: East
Current Base Zoning: RM-4HS, RM-4, C-2HS
Current Land Uses: Single-Family Residences, Commercial Structure
Direction: South
Current Base Zoning: I-2HS, I-1HS
Current Land Uses: Salvation Army
Direction: West
Current Base Zoning: C-3NA, IDZ
Current Land Uses: Development Service, Vacant Building
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 Flores
Existing Character: Secondary Arterial, Type B; two lanes each direction with sidewalks both sides.
Proposed Changes: None known
Thoroughfare: South Alamo
Existing Character: Secondary Arterial, Type A; two lanes both directions with a center turn lane and sidewalks both sides.
Proposed Changes: None known
Thoroughfare: Daniel Street, Sweet, Nathan Street
Existing Character: Local, Type A; one lane each direction with sidewalks both side.
Proposed Changes: None known
Public Transit: The nearest VIA bus route to the subject property is the 43, 44, and Trolley Blue route which operates along South Flores.
Traffic Impact: A Traffic Impact Analysis is not required. Infill Development Zone (IDZ) requests are exempt from the TIA requirement.
Parking Information: “IDZ” Infill Development Zone waives minimum parking requirements.
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
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 Low Density Mixed Use in the future land use component of the plan. The proposed “IDZ” base zoning district is consistent with the adopted land use designation.
2. Adverse Impacts on Neighboring Lands:
Staff has found no evidence of likely adverse impacts on neighboring land in relation to this zoning change request.
3. Suitability as Presently Zoned:
Due to the transitional changes of the land uses within the area, the existing “C-3NA” and “I-2” base zoning districts are not appropriate for the subject property.
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 request does not appear to conflict with any public policy objective. Low Density Mixed Use includes a mix of low intensity residential and commercial uses integrated into one structure or found n the same lot or block.
6. Size of Tract:
The subject property is 0774 of an acre in size, which is sufficient for the proposed development.
7. Other Factors:
None.