city of San Antonio

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File #: 19-5946   
Type: Zoning Case
In control: City Council A Session
On agenda: 8/22/2019
Posting Language: ZONING CASE Z-2019-10700123 (Council District 2): Ordinance amending the Zoning District Boundary from “I-1 AHOD” General Industrial Airport Hazard Overlay District to “IDZ-3 AHOD” High Intensity Infill Development Zone Airport Hazard Overlay District with Uses Permitted in “C-3” General Commercial District on 0.9379 acres out of NCB 656, located at 533 Delaware Street. Staff and Zoning Commission recommend Approval.
Attachments: 1. Location Map, 2. Site Plan, 3. Ground Plan Comparison, 4. Zoning Minutes, 5. Draft Ordinance, 6. Metes and Bounds, 7. Ordinance 2019-08-22-0673

DEPARTMENT: Development Services                     


DEPARTMENT HEAD: Michael Shannon





Zoning Case Z-2019-10700123



Current Zoning:  “I-1 AHOD” General Industrial Airport Hazard Overlay District


Requested Zoning:  “IDZ-3 AHOD” High Intensity Infill Development Zone Airport Hazard Overlay District with Uses Permitted in “C-3” General Commercial District



Zoning Commission Hearing Date:  July 16, 2019


Case Manager:  Mirko Maravi, Planner


Property Owner:  533 Delaware, LLC


Applicant:  533 Delaware, LLC


Representative:  Brown & Ortiz, P.C.


Location:  533 Delaware Street


Legal Description:  0.9379 acres out of NCB 656


Total Acreage:  0.9379


Notices Mailed

Owners of Property within 200 feet:  16

Registered Neighborhood Associations within 200 feet:  Denver Heights 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 zoned as “L” First Manufacturing District.  The property was rezoned from “L” First Manufacturing District to the current “I-1” Light Industry District by Ordinance 79329, dated December 16, 1993. 


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:  “I-1”

Current Land Uses:  Industrial use


Direction:  South

Current Base Zoning:  “I-1”

Current Land Uses:  Vacant Industrial


Direction:  East

Current Base Zoning:  “I-1”

Current Land Uses:  Vacant Industrial


Direction:  West

Current Base Zoning:  “I-1”

Current Land Uses:  Concrete Yard


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.



Thoroughfare:  Delaware Street

Existing Character:  Local

Proposed Changes:  None known


Public Transit:  VIA bus routes are within walking distance of the subject property.

Routes Served: 28, 30, 230


Traffic Impact:  A Traffic Impact Analysis (TIA) is not required. The traffic generated by the proposed development does not exceed the threshold requirements.


Parking Information:  The minimum parking requirement for a microbrewery is 1 space for every 2 seats and for an office is 1 space for every 300 square feet.






Denial of the requested zoning change would result in the subject property retaining the present zoning district designation of “I-1”.  This district accommodates areas of heavy and concentrated fabrication, manufacturing and industrial uses which are suitable based upon adjacent land uses, access to transportation and the availability of public services and facilities. It is the intent of this district to provide an environment for industries that is unencumbered by nearby residential or commercial development. "I-1" must be located in areas where conflicts with other uses can be minimized to promote orderly transitions and buffers between uses. 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.






The subject property is within the Downtown Regional Center and not located within the Premium Transit Corridor. 



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 subject property is located within the Arena District / Eastside Community Plan and is currently designated as “Light Industrial” in the future land use component of the plan. The requested “IDZ-3” 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.


3.  Suitability as Presently Zoned: 

The current “I-1” General Industrial District is an appropriate zoning for the property and surrounding 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 Arena District / Eastside Community Plan:


1.2 New light industrial development

1.3 New retail, medical office, and business services space


6.  Size of Tract: 

The subject property is 0.9379 acres, which could reasonably accommodate industrial and commercial 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 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 2b, because it creates mixed-use districts.