DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 5
SUBJECT:
Zoning Case Z-2019-10700015
SUMMARY:
Current Zoning: “IDZ AHOD” Infill Development Zone Airport Hazard Overlay District with uses permitted in “R-4” Residential Single-Family District and “NC” Neighborhood Commercial District
Requested Zoning: “IDZ-1 AHOD” H Limited Intensity Infill Development Zone Airport Hazard Overlay District with uses permitted in “C-1” Light Commercial District and "O-1" Office District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: March 19, 2019. This case is continued from the March 5, 2019 zoning hearing.
Case Manager: Dominic Silva, Planner
Property Owner: 231 E. Cevallos St., LLC
Applicant: Kevin R. Chaney
Representative: Kevin R. Chaney
Location: 242 East Cevallos Street
Legal Description: Lot 4 and Lot 5, NCB 2569
Total Acreage: .41
Notices Mailed
Owners of Property within 200 feet: 51
Registered Neighborhood Associations within 200 feet: Lone Star Neighborhood Association
Applicable Agencies: N/A
Property Details
Property History: The subject properties were included in the original 36 square miles of the City of San Antonio and were zoned “I-2” Heavy Industrial District. The property was rezoned from “I-2” Heavy Industrial District to the current “IDZ” Infill Development Zone with uses permitted in “R-4” Residential Single-Family and “NC” Neighborhood Commercial District by Ordinance 2006-12-14-1441.
Topography: The subject property is not located within the 100-year flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: “I-2”
Current Land Uses: Industrial
Direction: East
Current Base Zoning: “RM-4”
Current Land Uses: Residential
Direction: South
Current Base Zoning: “IDZ”
Current Land Uses: Residential
Direction: West
Current Base Zoning: “IDZ”
Current Land Uses: Residential
Overlay and Special District Information:
"AHOD"
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: East Cevallos Street
Existing Character: Minor
Proposed Changes: None Known
Public Transit: VIA bus routes are within walking distance of the subject property.
Routes Served: 46 and 246.
Thoroughfare: Clay Street
Existing Character: Minor
Proposed Changes: None Known
Public Transit: VIA bus routes are within walking distance of the subject property.
Routes Served: 46 and 246.
Traffic Impact: A Traffic Impact Analysis (TIA) is not required.
Parking Information: Parking is reduced by 50% for “IDZ-3.”
Restaurant: 1 per 100 sf GFA.
Office: 1 per 300 sf GFA.
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject properties retaining the present zoning district designations. Examples of permitted uses within “IDZ” are commercial, residential, and mixed uses.
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The subject property is located within the Downtown Regional Center.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (8-1) 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 Lone Star Community Plan, and is currently designated as “Low Density Mixed Use” in the future land use component of the plan. The requested “IDZ-1” 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 development is for mixed use of commercial offices and café/restaurant which is an appropriate use for the area.
3. Suitability as Presently Zoned:
The current “IDZ” Infill Development Zone is an appropriate zoning for the property and surrounding area. The proposed “IDZ-1” maintains the base zoning.
4. Health, Safety and Welfare:
Staff has not found indication of likely adverse effects on the public health, safety, or welfare.
5. Public Policy:
The rezoning request does not appear to conflict with the land use goals and strategies of the Lone Star Community Plan.
Lone Star Community Plan Goals:
LU-1.1: Eliminate existing zoning that allows industrial uses that do not meet the performance criteria in Table LU-1.1
LU-1.4: Encourage efforts to provide buffer areas and landscaping or neighborhood/ community commercial uses between Business Park and adjoining uses. Encourage the use of buffer areas for community events as business needs allow.
6. Size of Tract:
The subject property is 0.41 acres, which would adequately support retail, commercial and office uses.
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.
• The applicant’s request meets the Master Plan’s Policy for Growth Management - Policy 1g, because it makes physical improvements on an inner city property encouraging redevelopment and infill development.
• The applicant’s request the Master Plan’s Policy for Neighborhoods - Policy 1a, because it rezones vacant or underutilized property in and around neighborhoods to encourage redevelopment that is compatible in use and intensity with the existing neighborhood.
• The applicant’s request the Master Plan’s Policy for Urban Design - Policy 1d, because it develops criteria and procedures for infill development which will enhance the character of neighborhoods.
• The applicant’s request the Master Plan’s Policy for Urban Design - Policy 4b, because it incentivizes property to encourage development in underutilized urban areas.