DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Zoning Case Z2016216
SUMMARY:
Current Zoning: "I-1 AHOD" General Industrial Airport Hazard Overlay District
Requested Zoning: "IDZ AHOD" Infill Development Zone Airport Hazard Overlay District with uses permitted in "C-2" Commercial District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: September 6, 2016
Case Manager: Ernest Brown, Planner
Property Owner: Marek Sieczynski
Applicant: Marek Sieczynski
Representative: Marek Sieczynski
Location: 110 Carter Street
Legal Description: N 80.8 feet of Lot 3, Block 3, NCB 2807
Total Acreage: 0.0918
Notices Mailed
Owners of Property within 200 feet: 30
Registered Neighborhood Associations within 200 feet: None
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. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current “I-1” General Industrial District. The subject property is currently vacant and undeveloped. It is platted as established in the original 36 square mile area of the City of San Antonio.
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-2
Current Land Uses: Retail Center, Walgreens
Direction: East
Current Base Zoning: I-1, C-3, I-1
Current Land Uses: Vacant, Corner Store, Vacant Bldg.
Direction: South, West
Current Base Zoning: I-1, MF-33
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: Carter Street, West Laurel Street
Existing Character: Local, Type A
Proposed Changes: None known
Thoroughfare: North Zarzamora
Existing Character: Secondary Arterial, Type B
Proposed Changes: None known
Public Transit: The nearest VIA bus line to the subject property is route 520 which operate along North Zarzamora Street.
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 property is not located within any of the adopted Neighborhood or Sector Plan. The existing “I-1” base zoning district is not consistent with the surrounding commercial development pattern.
2. Adverse Impacts on Neighboring Lands:
Staff has found no evidence of likely adverse impacts on neighboring lands in relation to this zoning change request.
3. Suitability as Presently Zoned:
The existing “I-1” base zoning district is not suitable as presently zoned. The existing zoning is to intense zoning district for the existing land uses of retail and residential.
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.
6. Size of Tract:
The subject property measures 0.0918 acres and is sufficient for a limited development with IDZ parking waiver if approved.
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