DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Zoning Case Z2017048
SUMMARY:
Current Zoning: "C-2 NCD-1 AHOD" Commercial South Presa/South St. Mary’s Neighborhood Conservation Airport Hazard Overlay District
Requested Zoning: "IDZ NCD-1 AHOD" Infill Development Zone South Presa/South St. Mary's Neighborhood Conservation Overlay Airport Hazard Overlay District with uses permitted in "C-2" Commercial District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: February 7, 2017
Case Manager: Nyliah Acosta, Planner
Property Owner: 1200 S Presa St LLC
Applicant: William J Lambert
Representative: William J Lambert
Location: 1200 South Presa Street
Legal Description: Lot 1, Block 7, NCB 734
Total Acreage: 0.1594
Notices Mailed
Owners of Property within 200 feet: 34
Registered Neighborhood Associations within 200 feet: Lavaca Neighborhood Association
Applicable Agencies: Department of Planning and Community Development
Property Details
Property History: The subject property was included in the original 36 square miles of the City of San Antonio and zoned “J” Commercial District. A 1991 case (Ordinance 74924) zoned the subject property as “B-2” Business District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current “C-2” Commercial Sales District.
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: RM-4
Current Land Uses: Single-Family Residences
Direction: West
Current Base Zoning: C-2
Current Land Uses: Gas Station
Direction: South
Current Base Zoning: C-2 and IDZ
Current Land Uses: Office Building, Dental Office, Vacant Lot
Direction: East
Current Base Zoning: C-1
Current Land Uses: Single-Family Residence
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 South Presa/South St. Mary’s Neighborhood Conservation District (NCD-1) is an overlay zoning district that contains design guidelines for rehabilitation of existing residential and commercial development. Property owners, together with the Department of Planning and Community Development staff, develop the design guidelines. These guidelines can address building materials, height, size, massing, signage, sidewalk location, etc. A zoning review is performed by the Zoning Section of the Development Services Department.
Transportation
Thoroughfare: South Presa Street
Existing Character: Secondary Arterial.
Proposed Changes: None Known.
Thoroughfare: Riddle Street
Existing Character: Local Road.
Proposed Changes: None Known.
Thoroughfare: Vance Street
Existing Character: Local Road.
Proposed Changes: None Known.
Public Transit: VIA route 36 is within walking distance from 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 base zoning district.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (10-0) recommend 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 Lavaca Neighborhood Plan, and is currently designated as Mixed Use in the future land use component of the plan. The requested “IDZ” Infill Development Zone 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. “IDZ” provides the opportunity to develop unique projects that service the neighborhood.
3. Suitability as Presently Zoned:
The current “C-2” base zoning district is appropriate for the subject property’s location; however, “IDZ” aims to create community environment that is enhanced by a mix of residential and commercial and can help make development on a small lot more practical.
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 subject property is located within the Lavaca Neighborhood Plan, which designates the site as Mixed Use future land use. Additionally, the site is located within the South Presa/South Saint Mary’s Streets Neighborhood Conservation District.
The Lavaca Neighborhood Plan expresses a desire for small business development through redevelopment of neighborhood commercial establishments and utilization of vacant buildings with South Presa Street specifically being identified as an area of focus. Furthermore, the neighborhood plan explicitly states that intense uses, such as automotive repair are not desired in the mixed use category. The subject property is currently occupied by an automotive repair shop and a design studio, workshop, and gallery. The requested rezoning is to allow the redevelopment of the automotive repair shop for retail and gallery use.
Relevant Goals and Policies of the Comprehensive Plan may include:
GCF Goal 4: Sustainable infill and mixed-use development provide walkable and bikeable destinations for all residents.
GCF P8: Continue to focus on the revitalization of neighborhoods adjacent to downtown and extend these efforts to regional centers, urban centers and transit corridors.
GCF P12: Develop programs to encourage and incentivize adaptive reuse.
The request is consistent with guiding principles of the Comprehensive Plan and with the goals and objectives of the Lavaca Neighborhood Plan. This area is typical of the Urban Centers described by the Comprehensive Plan as compact, walkable, mixed-use destinations outside of the regional centers. The proposed reuse of an automotive repair shop as a neighborhood commercial establishment will avoid vacancy and eliminate an incompatible land use.
6. Size of Tract:
The subject property totals 0.1594 acres in size, which should reasonably accommodate the uses permitted in “IDZ” Infill Development Zone District.
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.