DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 5
SUBJECT:
Zoning Case Z2016280
SUMMARY:
Current Zoning: "I-2 H RIO-4 AHOD" Heavy Industrial Mission Historic River Improvement Overlay Airport Hazard Overlay District and "IDZ H RIO-4 AHOD" Infill Development Zone Mission Historic River Improvement Overlay Airport Hazard Overlay District with uses permitted in "C-2" Commercial District, "MF-40" Multi-Family District, Bar, Beer Garden, Microbrewery, and Hotel
Requested Zoning: "IDZ H RIO-4 AHOD" Infill Development Zone Mission Historic River Improvement Overlay Airport Hazard Overlay District with uses permitted in "C-2" Commercial District, Multi-Family uses not to exceed 150 units per acre, Bar with and without cover charge, Nightclub with and without cover charge, Parking Garage, Brewery, Alcohol Distillation, Winery with Bottling, Dance Hall, Live Entertainment with and without cover charge, Indoor Theater, Townhomes, Coffee Roasting, Bowling Alley, Performing Arts Center, Digital Display Monitor, Skating Rink - ice or roller skating, School - Private University or College, Food Service Establishment with cover charge 3 or more days per week, Beer Garden, Massage Parlor, Reception Hall/Meeting Facilities, Studio - Sound and Recording, Storage - outside, Outdoor Market/Farmers Market, Convenience Store with Gas and Carwash, Microbrewery, Hotel, and Hotel taller than 35 feet
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: November 1, 2016
Case Manager: Erica Greene, Planner
Property Owner: Lone Star Brewery Development Inc.
Applicant: Adam Schneider
Representative: Frank Burney
Location: 400 Block of Lonestar Boulevard
Legal Description: Lot 24 and 21.575 acres out of NCB A-17
Total Acreage: 32.012
Notices Mailed
Owners of Property within 200 feet: 10
Registered Neighborhood Associations within 200 feet: Roosevelt Park
Applicable Agencies: None
Property Details
Property History: The subject property was annexed into the City of San Antonio in 1936 and was previously zoned “L” First Manufacturing District and Historic. A 1985 case, Ordinance #61454, zoned the subject property as “I-2 H” Heavy Industrial and Historic District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current “I-2 H” Heavy Industrial Historic District. In a 2008 case, the subject property was rezoned to “IDZ” Infill Development Zone with uses permitted in "MF-40" and "C-2" with the following additional uses: bar, beer garden, microbrewery and hotel.
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, I-1
Current Land Uses: Vacant Lot, Lone Star River Operations Center
Direction: West
Current Base Zoning: I-2
Current Land Uses: CMC Recycling Materials Storage
Direction: South
Current Base Zoning: I-1
Current Land Uses: CMC Recycling Materials Storage
Direction: East
Current Base Zoning: UZROW
Current Land Uses: San Antonio River
Overlay and Special District Information: The surrounding properties are located in the Mission Historic District, which was adopted in February 17, 1977. Historic districts do not regulate use of the property, but do enforce building exterior design standards meant to maintain the architectural character or cultural significance of the designated area. Building plans and permit applications will be subject to review by the Office of Historic Preservation and the Historic and Design Review Commission (HDRC) prior to any permits being issued.
All surrounding properties carry the "RIO" River Overlay District, due to their proximity to the San Antonio River. The purpose of these districts is to establish regulations to protect, preserve, and enhance the San Antonio River and its improvements by establishing design standards and guidelines.
Transportation
Thoroughfare: Lone Star Boulevard
Existing Character: Local Street
Proposed Changes: None
Public Transit: VIA bus route #46 is 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 zoning.
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 located within the Lone Star Community Plan, and is currently designated as High Density Mixed Use in the future land use component of the plan. The requested "IDZ" Infill Development base zoning district is consistent with the future land use designation.
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 proposed project is part of a redevelopment of the former Lone Star Brewery that will revitalize the area north of IH 10 and HWY 90.
3. Suitability as Presently Zoned:
The current “I-2” and “IDZ” base zoning districts are appropriate for the subject property’s location. The requested zoning district of “IDZ” is also appropriate for the subject property’s location.
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 that support redeveloping vacant and underutilized parcels and a mix of uses into new development and redevelopment projects.
6. Size of Tract:
The subject property totals 32.012 acres in size, which should reasonably accommodate the uses proposed.
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.