DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 5
SUBJECT:
Zoning Case Z-2019-10700144
SUMMARY:
Current Zoning: "I-2 AHOD" Heavy Industrial Airport Hazard Overlay District
Requested Zoning: "IDZ-2 AHOD" Medium Intensity Infill Development Zone Airport Hazard Overlay District with uses permitted for six (6) dwelling units
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: August 6, 2019
Case Manager: Mercedes Rivas, Senior Planner
Property Owner: Jennifer Gonzalez
Applicant: Michael Shackelford
Representative: Michael Shackelford
Location: 124 East La Chappelle
Legal Description: Lot 4 and Lot 5, Block 3, NCB 2582
Total Acreage: 0.1954
Notices Mailed
Owners of Property within 200 feet: 30
Registered Neighborhood Associations within 200 feet: Lone Star Neighborhood Association
Applicable Agencies: None.
Property Details
Property History: The property was part of the original 36 square miles of the City of San Antonio and had a base zoning district of “L” Industrial District. Under the 2001 Unified Development Code, established by Ordinance 93881, dated May, 03, 2001, the property zoned “L” Industrial District converted to the current “I-2” Heavy Industrial District.
Topography: The property does not include any abnormal physical features such as slope or incursion in a flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: R-6
Current Land Uses: Vacant
Direction: South
Current Base Zoning: I-2
Current Land Uses: Metal Fabricator
Direction: East
Current Base Zoning: R-6
Current Land Uses: Vacant
Direction: West
Current Base Zoning: I-2
Current Land Uses: Art Gallery
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 La Chappelle
Existing Character: Local
Proposed Changes: Not Known
Public Transit: VIA bus routes are within walking distance of the subject property.
Routes Served: 43, 44, and 243
Traffic Impact: A TIA report is not required.
Parking Information: The minimum parking requirement for a single-family dwelling is 1 space per unit.
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject property retaining the present zoning district designation of “I-2.” This district accommodates uses that are highly hazardous, environmentally severe in character and/or generate very high volumes of truck traffic. The "I-2" district is established in order to provide sites for activities which involve major transportation terminals, and manufacturing facilities that have a greater impact on the surrounding area than industries found in the "L" or" I-1" district. These districts are located for convenient access for existing and future arterial thoroughfares and railway lines. These districts are in many instances separated from residential areas by business or light industry areas or by natural barriers; where they are adjacent to residential areas some type of artificial separation may be required.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The subject property is within the Downtown Regional Center and is not located within the Premium Transit Corridor.
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 requested "IDZ-2" Medium Intensity Infill Development Zone District base zoning district is consistent with the future land use designation.
2. Adverse Impacts on Neighboring Lands:
Staff does not find evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. The six (6) residential units are consistent with other single-family homes in the area.
3. Suitability as Presently Zoned:
The current “I-2” Heavy Industrial District is an appropriate zoning for the property and surrounding area. Heavy Industrial uses have the potential to allow very intense industrial uses that create pollution, noise and heavy truck traffic adjacent to existing residential homes. The proposed “IDZ” allows development of an underutilized lot and provides for residential uses which are more consistent with the area.
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 proposed rezoning does not appear to conflict with the following goals, principles, and objectives of the Lone Star Community Plan:
• LU-1: Establish performance standards for industrial uses. Phase out industrial uses that do not comply with performance standards with a combination of zoning changes and relocation assistance.
• LU-4: Utilize brownfield program to facilitate the redevelopment of vacant buildings and contaminated sites.
6. Size of Tract:
The subject property is 0.1954 acres, which could reasonably accommodate the proposed residential dwelling units.
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 following “IDZ” criteria apply:
• 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 Neighborhoods - Policy 1d, because it promotes conversion or adaptive reuse of vacant or underutilized commercial buildings to provide affordable infill housing.