Tuesday, November 18, 2014 12:45 PM - San Antonio...Maria Alvarado – District 3 Paula McGee –...

CITY OF SAN ANTONIO Zoning Commission Agenda

Cliff Morton Development and Business Services Center

1901 S. Alamo Street

Tuesday, November 18, 2014 12:45 PM

ZONING COMMISSIONERS

Mariana Ornelas – District 1 Santos Villarreal – District 7 William Shaw III – District 2 Francine Romero – District 8 Maria Alvarado – District 3 Paula McGee – District 9 Ricardo Briones – District 5 Milton R. McFarland – District 10 Christopher Martinez – District 6 Susan Heard – District Mayor

Orlando Salazar – District 4 Chairman

1. 12:45 PM - Work Session – Tobin Room – Briefing on a voluntary annexation of approximately

1,906.12 acres located within the Government Canyon State Natural Area; Discussion of policies and administrative procedures and any items for consideration on the agenda for November 18, 2014.

2. 1:00 P.M. – Call to Order.

3. Roll Call.

4. Pledge of Allegiance.

5. Consideration of November 4, 2014 Zoning Commission Minutes.

6. ZONING CASE NUMBER Z2014215 (Council District 7): A request for a change in zoning from “RE AHOD” Residential Estate Airport Hazard Overlay District to “R-20 AHOD” Residential Single-Family Airport Hazard Overlay District on 1.645 acres out of Tract 7, Block K, NCB 14663; 6850 Oxford Trace.

7. ZONING CASE NUMBER Z2014238 CD (Council District 5): A request for a change in zoning from “R-5 AHOD” Residential Single-Family Airport Hazard Overlay District to “C-1 CD AHOD” Light Commercial Airport Hazard Overlay District with a Conditional Use for Motor Vehicle Sales (Full Service) on Lots 46 & 47, Block 21, NCB 8877; 112 North San Ignacio Avenue.

8. ZONING CASE NUMBER Z2014269 (Council District 5): A request for a change in zoning from “R-4 AHOD” Residential Single-Family Airport Hazard Overlay District to “RM-6 AHOD” Residential-Mixed Airport Hazard Overlay District on Lot 17 and Lot 18, Block 12, NCB 2640; 714 Green Street.

9. ZONING CASE NUMBER Z2015004 (Council District 1): A request for a change in zoning from “MF-33 H AHOD S” Multi Family King William Historic Airport Hazard Overlay District with a Specific Use Authorization for a Child Care Institution (Specialized) to “IDZ H AHOD” Infill Development Zone King William Historic Airport Hazard Overlay District with Single-Family Residential uses (attached townhomes) at a density not to exceed 25 units per acre on Lots 7, 8 and the north 12.4 feet of Lot 9, Block B, NCB 935 and “RM-4 H AHOD” Residential Mixed King William Historic Airport Hazard Overlay District on the south 43.8 feet of the west 69 feet of Lot 9 and the west

69 feet of Lot 10, Block B, NCB 935 all on Lots 7, 8, the north 12.49 feet and south 43.8 feet west of 69 feet of Lot 9 and west 69 feet of Lot 10, Block B, NCB 935; 139 Cedar Street and 311 Pereida.

10. ZONING CASE NUMBER Z2015012 (Council District 2): A request for a change in zoning from “I-1 RIO-1 DN AHOD” General Industrial River Improvement Overlay-1 Development Node Airport Hazard Overlay District to “C-1 IDZ RIO-1 DN AHOD” Light Commercial Infill Development Zone River Improvement Overlay-1 Development Node Airport Hazard Overlay District on Lot 17-B, NCB A-52; 3502 North St. Mary's Street.

11. ZONING CASE NUMBER Z2015013 (Council District 5): A request for a change in zoning from “R-6 AHOD” Residential Single-Family Airport Hazard Overlay District to “RM-6 AHOD” Residential Mixed Airport Hazard Overlay District on Lot 1 and Lot 2, Block 6, NCB 9628; 334 Sylvia Avenue.

12. ZONING CASE NUMBER Z2015014 (Council District 1): A request for a change in zoning from “C-3NA AHOD” General Commercial Nonalcoholic Sales Airport Hazard Overlay District to “MF-40 IDZ AHOD” Multi Family Infill Development Zone Airport Hazard Overlay District on Lot 1, Block 3, NCB 1726; 201 E. Courtland Place.

13. ZONING CASE NUMBER Z2015015 (Council District 8): A request for a change in zoning from “MF-25 PUD MSAO-1 MLOD” Multi Family Planned Unit Development Camp Bullis Military Sound Attenuation Overlay Camp Bullis Military Lighting Overlay District to “O-1 MSAO-1 MLOD” Office Camp Bullis Military Sound Attenuation Overlay Camp Bullis Military Lighting Overlay District on 3.202 acres out of NCB 16385; 8 Dominion Drive.

14. ZONING CASE NUMBER Z2015016 (Council District 1): A request for a change in zoning from “I-2 AHOD” Heavy Industrial Airport Hazard Overlay District to “C-2 AHOD” Commercial Airport Hazard Overlay District on A 0.4452 acre tract of land out of Lot 1, NCB A63; 1964 South Alamo Street.

15. ZONING CASE NUMBER Z2015017 (Council District 1): A request for a change in zoning from “R-6 AHOD” Residential Single-Family Airport Hazard Overlay District to “IDZ AHOD” Infill Development Zone Airport Hazard Overlay District with single-family residential uses no more than 14 units per acre on Lot E, Block 1, NCB 1714; 222 East Russell Place.

16. ZONING CASE NUMBER Z2015019 (Council District 3): A request for a change in zoning from “R-6 AHOD” Residential Single-Family Airport Hazard Overlay District to “C-2 AHOD” Commercial Airport Hazard Overlay District on Lot 55, Block 6, NCB 11099; 141 West Ansley Boulevard.

17. ZONING CASE NUMBER Z2015020 S (Council District 4): A request for a change in zoning from “C-2NA AHOD” Commercial Nonalcoholic Sales Airport Hazard Overlay District and “I-2 AHOD” Heavy Industrial Airport Hazard Overlay District to “C-2 S AHOD” Commercial Airport Hazard Overlay District with a Specific Use Authorization for a Party House, Reception Hall, Meeting Facilities for Lot 3 and "C-2 AHOD" Commercial Airport Hazard Overlay District for Lot 8 on Lots 3 and 8, Block 2, NCB 17550 on a portion of the 2600 block of Southwest Military Drive.

18. ZONING CASE NUMBER Z2015021 (Council District 2): A request for a change in zoning from “C-1 AHOD” Light Commercial Airport Hazard Overlay District and “O-2 AHOD” High-Rise Office Airport Hazard Overlay District to “IDZ AHOD” Infill Development Zone Airport Hazard Overlay District with uses permitted in “C-2” Commercial District for Food, Mobile Vending (Base Operations), a Bar and/or Tavern Without Cover Charge 3 or More Days per Week, Coffee Roasting, Microbrewery and Food, Mobile Food Court on the east 116 feet of Lot 14 or Lot 14A, Block 2, NCB 982 and the east 100 feet of the west 177.90 feet of Lot 14 or Lot A15, Block 2, NCB 982 (0.325 Acres); 1311 Austin Street and 520 East Grayson Street.

19. ZONING CASE NUMBER Z2015022 (Council District 6): A request for a change in zoning from “C-3NA AHOD” General Commercial Nonalcoholic Sales Airport Hazard Overlay District and “R-6 AHOD” Residential Single-Family Airport Hazard Overlay District to “C-2 AHOD” Commercial Airport Hazard Overlay District on 1.687 acres out of NCB 15403; 7500 and 7504 West Military Drive and a portion of 7600 West Military Drive.

20. ZONING CASE NUMBER Z2015023 S (Council District 8): A request for a change in zoning from “RM-6 MSAO-1 MLOD” Residential Mixed Camp Bullis Military Sound Attenuation Overlay Camp Bullis Military Lighting Overlay District to “R-20 S MSAO-1” Residential Single-Family Camp Bullis Military Sound Attenuation Overlay Camp Bullis Military Lighting Overlay District with a Specific Use Authorization for a Wireless Communication System on 0.459 acres out of Lot 3, Block 10, NCB 18333; 18104 Babcock Road.

21. ZONING CASE NUMBER Z2015024 S (Council District 6): A request for a change in zoning from “C-3 AHOD” General Commercial Airport Hazard Overlay District to “C-3 S AHOD” General Commercial Airport Hazard Overlay District with a Specific Use Authorization for Auto Paint And Body - Repair With Outside Storage Of Vehicles And Parts Permitted But Totally Screened From View Of Adjacent Property Owners And Public Roadways on Lots 3 and 4, Block 1, NCB 17634 at intersection of West Military Drive and West Loop 1604.

22. ZONING CASE NUMBER Z2015027 CD (Council District 2): A request for a change in zoning from “R-4 NCD-6” Residential Single-Family Mahncke Park Neighborhood Conservation District to “R-4 CD NCD-6” Residential Single-Family Mahncke Park Neighborhood Conservation District with a Conditional Use for a Food Service Establishment without cover charge 3 or more days per week on Lot 21, Block 1, NCB 6227; 118 Davis Court.

23. Director’s Report.

24. Executive Session: consultation on attorney-client matters (real estate, litigation, personnel and security matters) as well as any of the above agenda items may be discussed.

25. ADJOURNMENT.

Accessibility Statement

This meeting is wheelchair accessible. Accessible entrances are located at the front and side of the building at 1901 South Alamo Street. Accessible parking spaces are located at

the front and rear of the building. Auxiliary Aids and Services are available upon request (Interpreters for the Deaf must be requested forty-eight [48] hours prior to

the meeting). For Assistance, Call (210) 207-7268 Voice/TTY.

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Scale: 1" approx. = 150 Feet

Council District: 7 TEXT(TEXT)

Current ZoningRequested Zoning Change

Zoning Case Notification PlanCase Z-2014-215

LegendSubject Properties

200' Notification Area

Subject Property Legal Description(s):

(1.645 Acres)

100-Year DFIRM Floodplain

1.645 acres out of Tract 7, Block K, NCB 14663 Single Family Residential 1R

Note: All Current and Requested Zoning includes AHOD (Airport Hazard Overlay District).

Development Services DeptCity of San Antonio

(08/19/2014 - R. Martinez)

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Case # Z2014215 Hearing Date: November 18, 2014

City of San Antonio Development Services Department Staff Report To: Zoning Commission

Zoning Case #: Z2014215

Hearing Date: November 18, 2014

Property Owner: Ion Luca Termure, Estera Ionela Termure, Daniel Termure, and Estera Termure

Applicant: Daniel Termure

Representative: Brown & Ortiz, P.C.

Location: 6850 Oxford Trace

Legal Description: 1.645 acres out of Tract 7, Block K, NCB 14663

Total Acreage: 1.645

City Council District: 7

Case Manager: Brenda V. Martinez, Planner

Case History: This is the fifth public hearing for this zoning case; the case was continued at the September 2, 2014, September 16, 2014, October 21, 2014 and November 4, 2014 Zoning Commission public hearings.

Proposed Zoning Change

Current Zoning: "RE AHOD" Residential Estate Airport Hazard Overlay District

Requested Zoning: "R-20 AHOD" Residential Single-Family Airport Hazard Overlay District

Procedural Requirements

The request was publicly noticed in accordance with Section 403 of the Unified Development Code (UDC). The application was published in The Daily Commercial Recorder, an official newspaper of general circulation on August 15, 2014. Notices were sent to property owners and registered neighborhood associations within two hundred (200) feet of the subject property on August 20, 2014. Additionally, notice of this meeting was posted at city hall and on the city’s internet website on November 14, 2014, in accordance with Section 551.043(a) of the Texas Government Code.

Notices Mailed

Owners of Property within 200 feet: 24

Registered Neighborhood Associations within 200 feet: Alamo Farmsteads Babcock Road Neighborhood Association

Planning Team: Huebner/Leon Creeks Community Plan - 18

Applicable Agencies: None


Property Details

Property History: The subject property is currently developed with a 2,354 square foot single-family residence that was built in 1951. The property was annexed in 1972 and was originally zoned “Temp R-1” Temporary Single-Family Residence District. In a 2001 large area rezoning, the subject property was rezoned to “RE” Residential Estate District. The property consists of a portion of a previously platted lot.

The purpose of the rezoning request is to allow subdivision of the existing lot into three individually platted 20, 000-square foot lots and allow a total of three single-family residences.

Topography: The property does not include any abnormal physical features such as significant slope or inclusion in a flood plain.

Adjacent Base Zoning and Land Uses

Direction: North Current Base Zoning: “R-5” Current Land Uses: Single-Family Residences

Direction: South, East and West Current Base Zoning: “RE” and “R-20” Current Land Uses: Single-Family Residences

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.

Transportation

Thoroughfare: Oxford Trace Existing Character: Local Street; 1 lane in each direction Proposed Changes: None known

Thoroughfare: Rochelle Road Existing Character: Local Street; 1 lane in each direction Proposed Changes: None known

Public Transit: The nearest VIA bus line is the number 604 line, which operates along Oxford Trace and Abe Lincoln.

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

Parking Information: Single-family residential uses are generally required to provide at least one parking space per dwelling unit.


Staff Analysis and Recommendation: Approval pending the plan amendment

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 Huebner/Leon Creeks Community Plan, and is designated as “Low Density Residential Estate” in the future land use component of the plan. The applicant has requested a plan amendment for a “Low Density Residential” land use classification for the property. Staff and Planning Commission recommend approval of the plan amendment request.

The proposed zoning is consistent with the goals and objectives of the Huebner/Leon Creeks Community Plan. Specifically, Goal 1 which encourages the preservation of the “character and quality of life of the Huebner/Leon Creeks Community”. Objective 1.1: Encourages “new commercial and residential development that is respectful of the primarily residential character of the area”. While, Objective 1.2: Encourages maintaining the “low density development pattern” in the area.

2. Adverse Impacts on Neighboring Lands:

Staff has found no evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. The area around the property is primarily single-family residences, and the proposed development on the subject property will be single-family residences on 20,000 square foot lots.

3. Suitability as Presently Zoned:

The current "RE" Residential Estate District and the proposed "R-20" Single-Family Residential District are both appropriate for the subject property and the surrounding neighborhood.

4. Health, Safety and Welfare:

Staff has found no indication of likely adverse effects on the public health, safety, or welfare due to this request.

5. Public Policy:

Should the plan amendment request be approved, the zoning change request does not appear to conflict with any public policy objective.

6. Size of Tract:

The subject property is 1.645 acres in size, which should be able to reasonably accommodate the proposed single-family development. The “R-20” Single-Family Residential District carries a minimum lot size of 20,000 square feet and allows a maximum density of two dwelling units per acre. Should the zoning change request be approved, the subject property could accommodate a maximum of three dwelling units.

7. Other Factors:

The proposed Low Density Residential land use classification and the proposed “R-20” zoning district are both consistent with the existing uses of the properties within the area. This location is suitable for proposed Low Density Residential land uses as encouraged by the goals and objectives of the Huebner/Leon Creeks Community Plan.

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200' Notification Area(0.132 Acres)


Subject Property Legal Description(s): NCB 8877 - BLOCK 21 - LOT 046 & 047Single Family Residential 1R



(08/22/2014 - R. Martinez)

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School District: Edgewood I.S.D.

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Case # Z2014238 CD Hearing Date: November 18, 2014


Zoning Case #: Z2014238 CD


Property Owner: Damaso Garza

Applicant: Damaso Garza

Representative: Damaso Garza

Location: 112 North San Ignacio Avenue

Legal Description: Lots 46 & 47, Block 21, NCB 8877



Case Manager: Trenton Robertson, Planner

Case History: This is the third public hearing for this zoning case. The rezoning request was continued from the September 16, 2014 and October 21, 2014 Zoning Commission public hearing.


Current Zoning: "R-5 AHOD" Residential Single-Family Airport Hazard Overlay District

Requested Zoning: "C-2 CD AHOD" Commercial Airport Hazard Overlay District with a Conditional Use for Auto and Light Truck Repair


The request was publicly noticed in accordance with Section 403 of the Unified Development Code (UDC). The application was published in The Daily Commercial Recorder, an official newspaper of general circulation on August 29, 2014. Notices were sent to property owners and registered neighborhood associations within two hundred (200) feet of the subject property on September 2, 2014. Additionally, notice of this meeting was posted at city hall and on the city’s internet website on November 14, 2014, in accordance with Section 551.043(a) of the Texas Government Code.

Notices Mailed


Registered Neighborhood Associations within 200 feet: None

Planning Team: West/Southwest Sector Plan-35



Property Details

Property History: The subject property was annexed in 1945 and was originally zoned “J” Commercial District. Upon adoption of the 2001 Unified Development Code, the previous base zoning districts converted to the current "I-1" General Industrial District. In a 2003 case, the property was rezoned to “R-5” Residential Single-Family District. The property is not platted or developed with structures; however, the property is fully paved.

Topography: The subject property does not include any abnormal physical features such as significant slope or inclusion in a flood plain.


Direction: North, East and West Current Base Zoning: “R-5” and “R-6” Current Land Uses: Church, Parking Lot, Vacant and Single-Family Residences

Direction: South Current Base Zoning: “C-3”, “C-1” and “MF-25” Current Land Uses: Auto Repair, Restaurant, Barber Shop, Apartments, Single-Family Residential and Vacant


Transportation

Thoroughfare: N San Ignacio and N San Horacio Existing Character: Local; one lane in each direction with sidewalks Proposed Changes: None known

Thoroughfare: West Commerce Street Existing Character: Secondary Arterial Type A 86’; one lane in each direction with partial sidewalks Proposed Changes: None known

Public Transit: VIA bus lines 44 and 243 operates along Pleasanton Road, west of the subject property.

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: Off-street vehicle parking requirements are typically determined by building size and use. Auto and Light Truck Repair Minimum requirement: 1 per 500 square feet of Gross Floor Area (GFA) including service bays, wash tunnels and retail areas. Maximum allowance: 1 per 375 square feet of Gross Floor Area (GFA) including service bays, wash tunnels and retail areas.


Staff Analysis and Recommendation: Denial


1. Consistency:

The property is located within the West/Southwest Sector Plan and is currently designated as General Urban Tier in the future land use component of the plan. The requested “C-2” base zoning district is consistent with the adopted land use designation.


Approval of the requested rezoning will likely increase in traffic and on-street parking on a local street designed for single-family residential uses and traffic. At times, commercial zoning districts may provide an appropriate transition between low-density residential uses and major arterial thoroughfares; however, the zoning districts that should be utilized as a buffer are districts with a low intensity such as: “C-1” or “NC”.


The existing “R-5” base zoning district is appropriate for the subject property. The surrounding blocks include a mix of vacant lots and single-family dwellings with auto repair, restaurants, apartments and vacant commercial lots on the periphery abutting West Commerce Street.


Staff finds possible negative effects on the health, safety and welfare of the surrounding neighborhood due to the proposed commercial use on the subject property. The area experiences a high occurrence of on-street parking. Staff is concerned that the on-street parking situation will worsen if commercial uses continue to encroach into the neighborhood.

5. Public Policy:

The request does not appear to conflict with any public policy objective.

6. Size of Tract:

The subject property is 0.132 of an acre in size, which would accommodate the commercial use and the required buffer.

7. Other Factors:

The conditional zoning procedure is designed to provide for a land use that is not permitted by the established zoning district, but due to individual site considerations or unique development requirements would be compatible with adjacent land uses under given conditions.

Staff recommends the following conditions if approved:

1. A six-foot tall, solid screen fence shall be maintained where the subject property abuts residential zoning or uses. 2. A 15-foot, Type B landscape buffer shall be required along the rear and side property line where the property abuts residential zoning or uses. 3. All on-site lighting shall be directed onto the site and point away from any residential zoning or uses using 90-degree or less cut-off fixtures. 4. No outdoor speaker or amplification systems shall be permitted. If the request were amended to “C-1 CD” with a conditional use for motor vehicle sales (full service), staff would support the amendment with the aforementioned conditions being applied. An amended site plan has been submitted and reviewed by staff.

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(0.165 Acres)


NCB 02640 - BLOCK 012 - LOT 17 & 18Single Family Residential 1R



(09/24/2014 - R. Martinez)

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Property Owner: Reinaldo Barrientos and Salma Barrientos

Applicant: Reinaldo Barrientos and Salma Barrientos

Representative: Reinaldo Barrientos and Salma Barrientos

Location: 714 Green Street

Legal Description: Lot 17 and Lot 18, Block 12, NCB 2640



Case Manager: Pedro Vega, Planner

Case History: This is the second public hearing for this zoning case. The case was continued at the October 21, 2014 Zoning Commission public hearing.



Requested Zoning: "RM-6 AHOD" Residential-Mixed Airport Hazard Overlay District


The request was publicly noticed in accordance with Section 403 of the Unified Development Code (UDC). The application was published in The Daily Commercial Recorder, an official newspaper of general circulation on October 3, 2014. Notices were sent to property owners and registered neighborhood associations within two hundred (200) feet of the subject property on October 8, 2014. Additionally, notice of this meeting was posted at city hall and on the city’s internet website on November 14, 2014, in accordance with Section 551.043(a) of the Texas Government Code.

Notices Mailed


Neighborhood Associations: Palm Heights Neighborhood Association

Planning Team Members: Nogalitos/South Zarzamora Community Plan - 26



Property Details

Property History: The subject property is located within the city limits as recognized in 1938, and was originally zoned “C” Apartment District. In a 1992 City-initiated case, the property was rezoned to the current “R-7” Small Lot Residence District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current “R-4” Residential Single-Family District. The property is developed with a single one story structure measuring approximately 1,152 square feet built in 1954. The property consists of two lots that were platted into the current configuration.

Topography: The property does not include any abnormal physical features such as significant slope or inclusion in a flood plan.

Adjacent Zoning and Land Uses

Direction: West, East and South Current Base Zoning: “R-4” Current Land Uses: Single-Family Dwellings

Direction: North Current Base Zoning: Drainage Channel Current Land Uses: Vacant Land


Transportation

Thoroughfare: Green Street Existing Character: Local Street; one way in each direction with sidewalks Proposed Changes: None known

Thoroughfare: Mauerman Street Existing Character: Local Street; one way in each direction without sidewalks Proposed Changes: None known

Public Transit: The nearest VIA bus lines are number 51, which operates along Nogalitos Street, west of the subject property.


Parking Information: Dwelling, 1 Family – Minimum Parking Requirement: 1 per unit. Maximum Parking Requirement: N/A




1. Consistency:

The property is located within the Nogalitos/South Zarzamora Community Plan, and is currently designated as High Density Residential in the Future Land Use Plan. The requested "RM-6" Residential-Mixed District is consistent with the future land use designation.

High-density residential uses include multi-family residential developments with more than four units, such as apartments, condominiums, and assisted living facilities, but can also include Low-density and Medium-density residential uses.

The Nogalitos/South Zarzamora Community Plan strives to preserve the existing single-family housing stock.


Granting of the"RM-6" Residential-Mixed District will likely have an adverse impact on the neighboring lands.


The existing single-family zoning is appropriate for the subject property and is consistent with the adopted Nogalitos/South Zarzamora Community Plan designation.


Staff has found indication of likely adverse effects on the public health, safety, or welfare related to the "RM-6" Residential-Mixed District request. The surrounding residential neighborhood is solidly single-family; and approval of the zoning change request would allow a slight increase in density within the neighborhood.

5. Public Policy:


Goal 1: Housing-Improve the quality, appearance, and variety of existing and new housing for people of all ages while preserving the character of the neighborhoods. Goal 2: Community Character and the Environment-Preserve and enhance the walkable, neighborhood-friendly character of the neighborhoods in a way that incorporates the arts and improves the environment. Objective 2.2 Code Compliance-Educate residents on the importance of keeping a clean and safe environment and complying with code regulations.

One of the neighborhood’s highest priorities is to conserve the existing housing stock, and they recognize and appreciate the varying residential densities. However, the neighborhood prefers no further conversion of single-family housing into multi-family residential uses.

6. Size of Tract:

The subject property is not of sufficient size to accommodate two detached single-family dwellings and parking area. Consequently, mere compliance with the generally applicable requirements may not be sufficient and additional measures may be necessary to mitigate the impact of the proposed two story structure.

7. Other Factors:

The subject property includes a two story structure that is under construction; however, a stop work order has been issued because no building permits were obtained. The recent construction activities have placed the two story structure within the required building setbacks. The work was started without obtaining proper plan review or building permits.

The proposed rezoning will not bring the construction into compliance unless variances are granted by the Board of Adjustment. If the current zoning request is approved, and the needed variances are not, the proposed two story structure will not be permitted on the property.

Cedar St

Pereida St

S Alam

o St

Mission St

BeauregardRM4 H HE

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MF33 H HS

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RM4-CD H

C3NA H HS

C2 H HS

C3 H HS

C2 H

RM4 H HS RM4 H HS

C3 HRM4 H

IDZ H HE

RM4 H HS

MF25 H IDZ








(0.640 Acres)


NCB 00935 - BLOCK B - LOT 7 & 8 & N 12.4 ft of 9 (139 Cedar)and S 43.8 ft. of W 69 ft OF 9 & W 69 ft of 10 (311 Pereida)

Single Family Residential 1R



(10/09/2014 - R. Martinez)

^

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Location Map


Vacant

Office

(IDZ)

(RM4)Vacant

1R

Office

1R

1R

Parking Lot1R 1R

Studio

Gallery

Office

Restaurant

Restaurant

Office

1R

1R

1R

1R

Children's Shelter

1R

1R

1R

1R

1R

1R

1R 1R

1RC.S.

Playground

1R

1R

1R

1R





Property Owner: The Children’s Shelter Foundation

Applicant: 1836 Asset Development, LLC (Frank Pakuszewski)

Representative: Steve Yndo

Location: 139 Cedar Street and 311 Pereida

Legal Description: Lots 7, 8, the north 12.49 feet and south 43.8 feet west of 69 feet of Lot 9 and west 69 feet of Lot 10, Block B, NCB 935

Total Acreage: 0.64


Case Manager: Krystin Ramirez, Planner

Case History: This is the second public hearing for this zoning case. The case was continued at the November 4, 2014 Zoning Commission Public Hearing.


Current Zoning: "MF-33 H AHOD S" Multi-Family King William Historic Airport Hazard Overlay District with a Specific Use Authorization for a Child Care Institution (Specialized)

Requested Zoning: "IDZ H AHOD" Infill Development Zone King William Historic Airport Hazard Overlay District with Single-Family Residential uses (attached townhomes) at a density not to exceed 25 units per acre on Lots 7, 8 and the north 12.4 feet of Lot 9, Block B, NCB 935 and "RM-4 H AHOD" Residential Mixed King William Historic Airport Hazard Overlay District on the south 43.8 feet of the west 69 feet of Lot 9 and the west 69 feet of Lot 10, Block B, NCB 935 all


The request was publicly noticed in accordance with Section 403 of the Unified Development Code (UDC). The application was published in The Daily Commercial Recorder, an official newspaper of general circulation on October 17, 2014. Notices were sent to property owners and registered neighborhood associations within two hundred (200) feet of the subject property on October 22, 2014. Additionally, notice of this meeting was posted at city hall and on the city’s internet website on October 31, 2014, in accordance with Section 551.043(a) of the Texas Government Code.

Notices Mailed


Registered Neighborhood Associations within 200 feet: King William Association

Planning Team: Downtown Neighborhood Plan – 67

Applicable Agencies: Office of Historic Preservation


Property Details

Property History: The subject property is located within the original city limits as established in 1938, and was originally zoned “D” Apartment District. In a 1991 case, the property was rezoned to “R-3 CC” Multi-Family Residence District with a Conditional Use for Child Care Institution (Specialized). Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current “MF-33” Multi-Family District. The property currently houses The Children’s Shelter.

Topography: The property does not include any abnormal physical features such as slope or inclusion in a floodplain.


Direction: North and East Current Base Zoning: “C3-H”, “C-3NA H HS”, “C-3 H HS”, “MF-33 H”, “MF-33 H HS”, “RM-4 H HS” and “RM-4 H” Current Land Uses: Office, restaurant, single-family residence, and parking lot

Direction: South Current Base Zoning: “RM-4 H”, “RM-4 H HE” and “RM-4 H HS” Current Land Uses: Single-family residence

Direction: West Current Base Zoning: “C-2 H HS”, “C-2 H” and “RM-4 H HS” Current Land Uses: Restaurant, office, studio and 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. Properties to the north, east, and south east of the subject property are located within the King William Historic District. Although the historic district does not restrict possible uses, it does require all construction plans be reviewed and approved by the City’s Historic and Design Review Commission (HDRC).

Transportation

Thoroughfare: Cedar Street Existing Character: Local street; one lane in each direction with sidewalks Proposed Changes: None known

Thoroughfare: Pereida Street Existing Character: Local street; one lane in each direction with a sidewalk on one side Proposed Changes: None known

Public Transit: The nearest VIA bus lines are the 34, 42, 232 and 242 which operate along South Saint Mary’s Street..

Traffic Impact: A Traffic Impact Analysis (TIA) report is not required. Infill Development Zone overlays are exempt from this process.

Parking Information: The “IDZ” Infill Development Zone District eliminates off-street parking requirements.


Staff Analysis and Recommendation: Approval


1. Consistency:

The subject property is located within the Downtown Neighborhood Plan and is currently designated as Residential in the future land use component of the plan. The Residential designation for this plan entails single-family, multi-family and mixed use land uses. The requested “IDZ” and “RM-4” base zoning districts are consistent with Residential land use designation. The property currently is occupied by The Children’s Shelter and redevelopment of the subject properties would increase density and housing opportunities for the neighborhood.


Staff finds no evidence of likely adverse impacts on neighboring lands in relation to this zoning change request.


The current “MF-33” base zoning district is appropriate for the subject property’s location in an inner city neighborhood near South Alamo Street, a Secondary Arterial Type B. However, the property does not presently feature multi-family dwellings available for public use. Therefore, the proposed zoning will provide more economic development and housing prospects.


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 any public policy objective.

6. Size of Tract:

The subject property totals 0.64 of an acre in size, which should reasonably accommodate the uses permitted in “IDZ” and “RM-4”.

7. Other Factors:

Redevelopment of the subject properties shall be consistent with the character of the surrounding neighborhood.

755

840

819

34283438

3440

3420

3510

3506

3502

N St Mary

sE Mulberry Ave

E Huisache Ave

Brackenridge

Brackenridge

C3

C3

C2 PUD

R6 HS RIO-1

C3

I1-DN RIO-1

I1 RIO-1R6 HS RIO-1

MF50-DN RIO-1

I1 RIO-1I1 RIO-1

I1 RIO-1

MF33-DN RIO-1C2 RIO-1C2 RIO-1

I1-DN RIO-1

MF33-DN RIO-1

MF33 RIO-1MF33 RIO-1

MF33 RIO-1MF33 RIO-1MF33 RIO-1

C2 PUD

MF33 RIO-1MF33 RIO-1








(0.1061 Acres)


NCB A52 - BLOCK 000 - LOT 17BSingle Family Residential 1R



(10/23/2014 - R. Martinez)

^US HWY

281

MULBERRY

BROA

DWAY

SHOO

K

RIVE

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TRAIL

ARMY

TULETA

MISTLETOE

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BRAHAN

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HUISACHE

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Location Map


(C1 IDZDN RIO-1)

Office

Restaurant

Parking Lot Gas Station

High Rise Office

Parking Garage

Bank

Retail CenterVacant





Property Owner: PF Corporation (James Pat Ferris)

Applicant: Seidel & Associates, Inc. (Don Seidel)

Representative: Seidel & Associates, Inc. (Don Seidel)

Location: 3502 North St. Mary's Street

Legal Description: Lot 17-B, NCB A-52



Case Manager: Trenton Robertson, Planner

Case History: This is the first public hearing for this zoning case. This case has been expedited and is scheduled for City Council on December 4, 2014.


Current Zoning: "I-1 RIO-1 DN AHOD" General Industrial River Improvement Overlay-1 Development Node Airport Hazard Overlay District

Requested Zoning: "C-1 IDZ RIO-1 DN AHOD" Light Commercial Infill Development Zone River Improvement Overlay-1 Development Node Airport Hazard Overlay District

Procedural Requirements.

The request was publicly noticed in accordance with Section 403 of the Unified Development Code (UDC). The application was published in The Daily Commercial Recorder, an official newspaper of general circulation on October 31, 2014. Notices were sent to property owners and registered neighborhood associations within two hundred (200) feet of the subject property on November 5, 2014. Additionally, notice of this meeting was posted at city hall and on the city’s internet website on November 14, 2014, in accordance with Section 551.043(a) of the Texas Government Code.

Notices Mailed


Registered Neighborhood Associations within 200 feet: River Road Neighborhood Association

Planning Team: River Road Neighborhood Plan-11

Applicable Agencies: Office of Historic Preservation


Property Details

Property History: The subject property is located within the city limits as established in 1938 and was originally zoned “J” Commercial District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current “I-1” General Industrial District. In a 2006 case, the “DN” Development Node Overlay was added to the subject property. The subject property is not platted in its current configuration but is developed with multiple commercial structures that were built starting in 1950.

Topography: The property does not include abnormal physical features such as significant slope or inclusion in a flood plain.


Direction: North Current Base Zoning: “I-1” and “C-3” Current Land Uses: Restaurant, Parking Garage and Professional Office

Direction: East Current Base Zoning: “I-1” Current Land Uses: Parking Lot and Gas Station

Direction: West Current Base Zoning: “C-3” Current Land Uses: Professional Office and Bank

Direction: South Current Base Zoning: “MF-50” and “I-1” Current Land Uses: Retail Center and Vacant


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.

The subject property is in a “DN” Development Node within the “RIO” River Overlay District. A river improvement overlay district development nodes shall be restricted to areas lying fully within a river improvement overlay district that are located at 1) the intersection of a major thoroughfare and the San Antonio River or 2) the intersection of two (2) major thoroughfares or 3) if not located at an above mentioned intersection, abut the San Antonio River and be a minimum of twelve (12) acres. Development nodes must range in size from three (3) to twenty (20) acres and shall be located a minimum of one-half (½) mile apart. A development node must include property located on both sides of the street and/or river. A development node must provide at least two (2) of the following uses: office, retail and multi-family residential. Designation of a development node provides for a minimum setback of zero (0) feet from all property lines including riverside and the ability to increase the building height by fifty (50) percent from the requirements set out in article VI.

Transportation

Thoroughfare: East Mulberry Avenue Existing Character: Local B; one lane in each direction with sidewalks Proposed Changes: None known

Thoroughfare: North St. Mary’s Street Existing Character: Local B; one lane in each direction with sidewalks Proposed Changes: None known

Public Transit: VIA bus line 7 operates along North St. Mary’s Street and East Mulberry Avenue

Traffic Impact: A Traffic Impact Analysis is not required. Infill Development Zone (IDZ) requests are exempt from the TIA requirement.


Parking Information: Off-street vehicle parking requirements are typically determined by building size and use. Food (Restaurant/Cafeteria) Minimum requirement: 1 per 100 square feet of Gross Floor Area (GFA). Maximum allowance: 1 per 40 square feet of Gross Floor Area (GFA).



1. Consistency:

The property is located within the Heritage South Sector Plan and is currently designated as General Urban Tier in the future land use component of the plan. The requested “C-1” base zoning district is consistent with the adopted land use designation.


Staff has found no evidence of likely adverse impacts on neighboring lands in relation to this zoning change request.


The current “I-1” district is not appropriate for the subject property due to the small size of the lot and the strenuous development standards of the industrial zoning district. Although, much of the surrounding area carries industrial zoning, the area has emerged as a commercial corridor. The “C-1” zoning will be consistent with the existing uses in the surrounding area.



5. Public Policy:


6. Size of Tract:

The subject property is 0.1061 of an acre in size. The “IDZ” zoning district does not carry any minimum lot size requirements allowing the applicant to have additional flexibility when it comes to developing the site.

7. Other Factors:

None.

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lo

Ceralvo St

Sylvia Ave

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R5R5 R5 RM4

R5 RM4

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C3R

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RM4R5

R5

R5








(0.302 Acres)





(10/20/2014 - R. Martinez)

^HWY 90

CUPP

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BRADY

CASTROVILLE

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CERALVO

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Location Map

School District: Edgewood I.S.D.

Vacant

Vacant Vacant Vacant

1R1R1R1R

1R 1R 1R 1R 1R 1R 1R 1R 1R 1R

1R 1R 1R 1R

1R 1R 1R 1R 1R

1R 1R 1R

1R 1R 1R 1R 1R1R 1R

1R

(RM6) (RM6)





Property Owner: Raymond and Dolores Cortinas

Applicant: Raymond and Dolores Cortinas

Representative: Raymond and Dolores Cortinas

Location: 334 Sylvia Avenue

Legal Description: Lot 1 and Lot 2, Block 6, NCB 9628




Case History: This is the first public hearing for this zoning case.



Requested Zoning: "RM-6 AHOD" Residential-Mixed Airport Hazard Overlay District



Notices Mailed


Neighborhood Associations: None

Planning Team Members: None



Property Details

Property History: The subject property is located within the city limits as recognized in 1938, and was originally zoned “C” Apartment District. In a 1981 City-initiated case, the property was rezoned to “R-1” Single-Family Residence District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current “R-6” Residential Single-Family District. The property is developed with a single two story structure measuring approximately 1,612 square feet built in 1952 and detached dwelling unit measuring approximately 720 square feet. The property consists of two lots that were platted into the current configuration.



Direction: East and South Current Base Zoning: “R-6” Current Land Uses: Single-Family Dwellings

Direction: North across Sylvia Avenue Current Base Zoning: “R-6” Current Land Uses: Vacant Land

Direction: West across Camilo Current Base Zoning: “R-6” Current Land Uses: Single-Family Dwellings


Transportation

Thoroughfare: Sylvia Avenue Existing Character: Local Street; one way in each direction with sidewalks Proposed Changes: None known

Thoroughfare: Camilo Existing Character: Local Street; one way in each direction without sidewalks Proposed Changes: None known

Public Transit: The nearest VIA bus lines are number 66, which operates along Ceralvo Street, south of the subject property.


Parking Information: Dwelling, 1 Family – Minimum Parking Requirement: 1 per unit. Maximum Parking Requirement: N/A




1. Consistency:

The subject property is not located within any neighborhood, community or sector land use plan. In the 1981 City-initiated zoning case, staff’s analysis was to preserve the existing single-family housing stock.


Granting of the"RM-6" Residential-Mixed District will likely have an adverse impact on the neighboring lands.


The existing "R-6" Residential Single-Family District is appropriate for the subject property and neighborhood.


Staff has found indication of likely adverse effects on the public health, safety, or welfare related to the "RM-6" Residential-Mixed District request. The surrounding residential neighborhood is solidly single-family; and approval of the zoning change request would allow a slight increase in density within the neighborhood.

5. Public Policy:


The subject property and the proposed development meet the criteria of the Inner City Reinvestment Infill Policy (ICRIP). This policy provides development fee waivers to applicants and grant funded reimbursement for city departments, in an effort to encourage redevelopment of under-utilized urban properties.

6. Size of Tract:

The subject property is of sufficient size to accommodate two detached single-family dwellings and parking area.

7. Other Factors:

The applicant has applied for "RM-6" Residential Mixed District in order to allow a second electrical meter. The subject property was originally built as a single-family dwelling under the “C” zoning district, which allowed for both single-family dwellings and duplexes. Although previous zoning allowed the current use, the existing detached dwelling unit cannot be registered as a legal nonconforming use because the property owner cannot prove legal establishment or continuous use. While most of the properties in the immediate area have single-family zoning, there are several areas located within the neighborhood with residential mixed zoning.

923921

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Ogden St

McCu

lloug

h Ave

E Ashby Place

E Courtland Place

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MF33 HMF33 H

IDZ

MF33 H

IDZ

IDZ

IDZ

IDZIDZ

C2 H

C3NA

C3

C3

MF33

MF33 IDZ

MF33 IDZ








(0.177 Acres)


NCB 01726 - BLOCK 3 - LOT 1Single Family Residential 1R



(10/17/2014 - R. Martinez)

^

MAIN

PARK

MULBERRY

SAN

PEDR

O

ASHBY PLACE

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NMC

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HOWARD

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CAMDEN

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Location Map


(MF40 IDZ) Vacant

Vacant

Vacant

Vacant

ParkingLot Vacant ResidentialApts. Apts.

2RVacant1RApartments

1R 1R Apts.

ParkingLot1R1R Apts.

Office Apts. Apts. Apts.Apts.Event Center Apts.Gas Station

Retail Center

1R

Parking Lot

1R





Property Owner: Verge Productions LLC-Series Courtland (By Rafael Marfil, Manager)

Applicant: Rafael Marfil

Representative: Rafael Marfil

Location: 201 East Courtland Place

Legal Description: Lot 1, Block 3, NCB 1726



Case Manager: Ernest Brown, Planner



Current Zoning: "C-3NA AHOD" General Commercial Nonalcoholic Sales Airport Hazard Overlay District

Requested Zoning: "MF-40 IDZ AHOD" Multi Family Infill Development Zone Airport Hazard Overlay District



Notices Mailed


Registered Neighborhood Associations within 200 feet: Tobin Hill Neighborhood Association

Planning Team: Tobin Hill Planning Team - 14

Applicable Agencies: NA


Property Details

Property History: The subject property is located within the city limits as recognized in 1938 and originally zoned “D UC”, Apartment Main/McCullough Urban Corridor District. In 1995 a city initiated rezoning case changed the subject property to “R-3 UC”, Apartments Main/McCullough Urban Corridor District. In 1996 the subject property was rezoned to “B-3 NA SUP”, Business District Nonalcoholic Sale Special Use Permit for a Correction Institute with a 5 year time limit. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current “C-3 NA”, Commercial Nonalcoholic Sales District. The subject property configuration contains NCB 1726, Block 3, Lot 1 platted in volume 368/ page 38. The subject property was developed with a 6,742 square foot single family and detached structure in 1929.



Direction: North Current Base Zoning: “MF-33” Current Land Uses: Apartment Direction: East Current Base Zoning: “MF-33” Current Land Uses: Apartment Direction: South Current Base Zoning: “C-2” Current Land Uses: Apartment Direction: West Current Base Zoning: “MF-33” Current Land Uses: Apartment 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.

Transportation

Thoroughfare: East Courtland and Ogden Street Existing Character: Local Streets; one lane in each direction Proposed Changes:

Thoroughfare: Ashby Place Existing Character: Collector; two lanes in each direction with sidewalks on both sides Proposed Changes: None known

Public Transit: The nearest VIA bus line is the 5, which operate along McCullough Street, with a bus stop one block east of subject property on McCullough Ave. Another VIA bus line is 20 and 90 which operates along Main Ave. and Ashby with the nearest bus stop to the subject property located at Ashby and Main Ave.

Traffic Impact: A Traffic Impact Analysis (TIA) is not required because Infill Development Zone (IDZ) is exempt from the TIA.

Parking Information: Off-street vehicle parking requirements for Multi-Family are typically determined by the number of dwelling units.

Minimum Requirement: 1 space per dwelling unit; Maximum Allowance: 1.9 space per dwelling unit.


Parking is waived with Infill Development Zone (IDZ) as an overlay district.

Staff Analysis and Recommendation: Approval, pending the approval of the plan amendment


1. Consistency:

The subject property is located within the Tobin Hill Neighborhood Plan and is currently designated as Low Density Mixed Use in the future land use component of the plan. The requested “MF-40” base zoning district is not consistent with the adopted land use designation. The applicant has submitted a Pan Amendment request to change the land use plan from Low Density land use to High Density Residential land use. Staff recommends approval of the Plan Amendment. Planning Commission recommended denial.


Staff has found no evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. The proposed zoning request is not increasing the intensity of use as defined by the Tobin Hill Neighborhood Plan and surrounding area.


Both the existing and requested zoning are suitable for the subject property. The current and proposed uses are consistent with the surrounding pattern of development. The transportation network supports such uses.


Staff has found no indication of likely adverse effects on the public health, safety or welfare

5. Public Policy:


6. Size of Tract:

The subject property measures 0.1779 of an acre in size, which is sufficient to accommodate the proposed increase of density for multi-family development but not the required parking. The subject property is fully developed with a vacant building structure and parking area. Considering the approval of the plan amendment the proposed zoning request for “MF-40” will allow 7 units based on the size of the tract. The difference between the proposed changes and the existing will create 3 additional units for the subject property. The changes will also require 3 additional parking spaces for a total of 7 parking spaces. The existing site will support 4 parking spaces. The applicant is requesting the IDZ Overlay District which will waive the minimum parking requirements for the subject property from the 7 parking spaces. Therefore, approval of the IDZ Overlay District will allow the applicant to be in compliance with the 4 parking spaces with 7 units.

7. Other Factors:

None

MF25 PUD MSAO-1

O1 PUD

O1 PUD MSAO-1

R6 PUD MSAO-1

MF25 PUD MSAO-1

R6-S PUD GC-1 MSAO-1

R6-CD PUD MSAO-1

C2-CD PUD MSAO-1

MF25 PUD MSAO-1

R6-CD PUD MSAO-1

MF25 PUD MSAO-1R6 PUD MSAO-1

MF25 PUD GC-1 MSAO-1

R6 PUD GC-1 MSAO-1

O1 PUD MSAO-1

R6-S PUD GC-1 MSAO-1

R6 PUD MSAO-1








(3.202 Acres)


3.202 acres out of NCB 16385 Single Family Residential 1R Development Services Dept

City of San Antonio(10/27/2014 - R. Martinez)

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Location Map

Note: All Current and Requested Zoning includes MLOD (Military Lighting Overlay District).


MF25 PUD MSAO-1(O1 MSAO-1)

8

4

Vacant

VacantDrainageArea

1R

Offices

Vacant

Office

319

339

215

1970

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1901

1331

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1319

1920 S Alamo St

W Peden Alley S Flor

es St

Camp St

Union Pacific

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I2

C3NA

I2

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I2

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I2 HS IDZ

IDZ

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I2

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IDZ

IDZ

I2

I2

I2 IDZ

I1

IDZ

I1 HS

C3NA








(0.442 Acres)


NCB 00063 - BLOCK 000 - LOT W IRR 86.98 ft. of E IRR 437.15 ft. of S IRR 124.11 FT OF 1 Single Family Residential 1R



(10/20/2014 - R. Martinez)

^

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IH 35

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IH 10

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Location Map


(C2)

City of San AntonioOne-Stop

Development Center

Vacant Commercial

Vacant Commercial

Office Bldg.

Vacant Commercial

Parking Lot Studio LoftsParking Lot

pv92484

Typewritten Text

Warehouse





Property Owner: VillaGarcia Investments, LLC

Applicant: Paul Garcia

Representative: Paul Garcia

Location: 1964 South Alamo Street

Legal Description: A 0.4452 acre tract of land out of Lot 1, NCB A63

Total Acreage: A 0.4452





Current Zoning: "I-2 AHOD" Heavy Industrial Airport Hazard Overlay District

Requested Zoning: "C-2 AHOD" Commercial Airport Hazard Overlay District



Notices Mailed


Neighborhood Associations: None

Planning Team Members: Lone Star Community Plan (No Planning Team)



Property Details

Property History: The subject property is located within the city limits as they were recognized in 1938, and was originally zoned "L" First Manufacturing District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current "I-2" Heavy Industrial District. The property is developed with a commercial structure measuring 11,200 square feet in size that was built in 1963. The property is not platted in its current configuration.



Direction: Northeast Current Base Zoning: “I-2” Current Land Uses: Office/Warehouses

Direction: Northeast across South Alamo Street Current Base Zoning: “C-3NA” Current Land Uses: Offices (City of San Antonio Development Services Department)

Direction: Southeast Current Base Zoning: “I-1 IDZ” Current Land Uses: Vacant Structure

Direction: Southwest across Union Pacific Railroad Current Base Zoning: “I-2”, “IDZ” and “I-2 IDZ” Current Land Uses: Office/Warehouses and Studio Lofts


Transportation

Thoroughfare: South Alamo Street Existing Character: Secondary Arterial Type A; two lanes in each direction with sidewalks. Proposed Changes: None known

Thoroughfare: South Flores Street Existing Character: Secondary Arterial Type B; two lanes in each direction with sidewalks. Proposed Changes: None known

Public Transit: The VIA bus line 62, which operates along South Alamo Street.


Parking Information: Off-street vehicle parking requirements are typically determined by the type of use and building size. Therefore, accurate parking requirements for the subject property cannot be determined at this time.




1. Consistency:

The subject property is located within the Lone Star Community Plan and is identified as Mixed Use in the future land use component of the plan. The “C-2” Commercial District is consistent with the adopted land use designation.


Granting of the "C-2" Commercial District will not likely have an adverse impact on the neighboring lands. The subject property is surrounded by a variety of zoning designations, ranging from general industrial districts and general commercial districts to IDZ.


The existing "I-2" Heavy Industrial District is not consistent with the adopted “Mixed Use” land use designation. The current "I-2" Heavy Industrial District is not representative of the uses in this area.

The request is a down-zoning from the existing "I-2" Heavy Industrial District and the proposed use will compliment the mix of residential and commercial zoning on South Flores Street and South Alamo Street.


Staff has found no indication of likely adverse effects on the public health, safety, or welfare related to the "C-2” Commercial District request.

It is currently a vacant commercial building and the proposed office use does not comply with the current "I-2" Heavy Industrial District and is now nonconforming. The property owner seeks to bring the property into compliance through rezoning.

5. Public Policy:


The zoning change request is in accordance with the City’s Master Plan. Goal 3: Create an environment of entrepreneurship, productivity and innovation in San Antonio that promotes business start-up and business growth.


6. Size of Tract:

The 0.4452-acre tract is of sufficient size to accommodate the requested "C-2" Commercial District as well as parking.

7. Other Factors:

The applicant requests "C-2" as the base zoning district for the property in order to allow for offices. Staff finds the requested "C-2" Commercial District zoning to be appropriate and in character with some of the surrounding zoning and uses.

This inner-city area of San Antonio is currently undergoing extensive redevelopment. Several residential, commercial, and mixed-use redevelopment projects have been completed or are currently underway in the area.

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French Court

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MF33 H IDZ

MF33 H








(0.146 Acres)


NCB 01714 - BLOCK 001 - LOT ESingle Family Residential 1R



(10/27/2014 - R. Martinez)

^

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SUMMIT

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Location Map


Parking Lot Vacant

Vacant

School BusParking Lot

1R 1R 1RVacant

1R 1R 1R 1R 1R 1R 1R 1R

1R1R 1R 1R 1R 1R

Calling Center

U.S. Post OfficeOffice Apartments

1R1R 1R 1R 1R

(IDZ)

160 138142 126130

127141149155165

158 150 142

38313847

38393835

W Ansley Blvd

Moursund BlvdPleasanton Rd

C3NA

R6R6

R6R6 R6R6R6

R6R6R6R6

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C3

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R6-CD

C2R6

R6

R6

R6

RM4

R6-CD

C3

RM4

C3

C2

C3

C3NA

C3NA








(1.000 Acres)


NCB 11099 - BLOCK 006 - LOT 055Single Family Residential 1R



(10/24/2014 - R. Martinez)

^BAETZ

FORMOSA

PLEA

SANT

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GILLETTE

COMM

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ASHLEY

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DORSEY

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Location Map

School District: Harlandale I.S.D.

(C2)

Vacant Vacant

Vacant

Vacant

Vacant Vacant

VacantVacant

Vacant

1R 1R 1R 1R

1R 1R

1R

1R 1R

1R 1R

1R

Auto Repairs

Auto RepairsVacant

1R 1R 1R 1R

Cabinet Shop

Vacant

Vacant





Property Owner: Jose & Martha Zamora

Applicant: Cypress Acquisitions, LLC (Felipe Castillo)

Representative: Cypress Acquisitions, LLC (Felipe Castillo)

Location: 141 West Ansley Boulevard


Total Acreage: 1


Case Manager: Trenton Robertson, Senior Planner







Notices Mailed


Registered Neighborhood Associations within 200 feet: None

Planning Team: Heritage South Sector Plan-37



Property Details

Property History: The subject property was originally annexed in 1952 and was originally zoned “B” Residence District. In a 1988 case, the property was rezoned to “R-1” Single-Family Residence District. Upon adoption of the 2001 Unified Development Code, the previous base zoning districts converted to the current "R-6" Residential Single-Family District. The property is not platted but is developed with a residential structure measuring 1,316 square feet in size that was built in 1946.

Topography: The property does not include abnormal physical features such as significant slope or inclusion in a flood plain.


Direction: North Current Base Zoning: “C-3 NA” and “R-6” Current Land Uses: Single-Family Residences, Auto Repair and Vacant

Direction: South and West Current Base Zoning: “R-6” Current Land Uses: Single-Family Residences and Vacant

Direction: East Current Base Zoning: “C-3 NA”, “C-3”, “C-2”and “R-6” Current Land Uses: Vacant, Auto Repair and Cabinet Shop


Transportation

Thoroughfare: West Ansley Boulevard Existing Character: Local; one lane in each direction with sidewalks Proposed Changes: None known

Thoroughfare: Moursund Boulevard Existing Character: Secondary Arterial Type A 86’; two lanes in each direction with sidewalks Proposed Changes: None known

Public Transit: VIA bus lines 44 and 243 operate along Moursund Boulevard, east of the subject property

Traffic Impact: A Traffic Impact Analysis (TIA) is required. A traffic engineer must be present at the Zoning Commission Meeting.

Parking Information: Off-street vehicle parking requirements are typically determined by building size and use. Grocery Store Minimum requirement: 1 per 300 square feet of Gross Floor Area (GFA). Maximum allowance: 1 per 200 square feet of Gross Floor Area (GFA).




1. Consistency:

The property is located within the Heritage South Sector Plan and is currently designated as General Urban Tier in the future land use component of the plan. The requested “C-2” base zoning district is consistent with the adopted land use designation.


Staff has found no evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. The proposed use is consistent with the established development pattern of the neighborhood. Most of the properties on this block of West Ansley Boulevard are zoned for single-family residential dwellings to the west and commercial uses to the east of the subject property.


The existing “R-6” zoning district is not consistent with the adopted land use designation. This portion of West Ansley Boulevard is being developed for commercial uses. The properties to the east are zoned “C-3”, the proposed “C-2” base zoning district will act as a buffer between the existing single-family residential neighborhood to the west and the emerging commercial development to the east.



5. Public Policy:


6. Size of Tract:

The subject property is 1.51 of an acre in size, which should be able to reasonably accommodate the proposed commercial use.

7. Other Factors:

The “C-2” base zoning district does not allow outdoor display or storage of equipment or merchandise.

In accordance with Section 35-310.01 (Table 310-1) of the Unified Development Code (UDC), there will be a mandatory 10 (feet) side setback and 30 (feet) rear setback requirement where the subject property abuts either residential zoning districts and/or residential uses. Additionally, in accordance with Section 35-510 of the UDC, a Type B 15 (feet) buffer will be required on the side and rear yards of the subject property where it abuts residential zoning districts and/or residential uses.

SW Military Dr

Wabash St

Union Pacific

I2

I2

C3

I2

I2

I1

C3

I2 I2

I2

I2

I2

I1

I2

I2

C3

I1C2NA

C2

I2

I2I2








(3.628 Acres)


NCB 17550 - BLOCK 002 - LOT 3 & 8 Single Family Residential 1R



(10/28/2014 - R. Martinez)

^ MILITARY

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MAYFIELD

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IH 35 S

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Location Map

School District: South San I.S.D.

Vacant

(C2 S)

(C2 S)

(C2 S)

(C2 S)

Vacant

Vacant

Restaurant

Home Depot

Lowe's Home ImprovementVacant

Drainage ROWDrainage ROW

VacantCommercial Vacant

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MG Building Materials MG Building Materials

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Austin St

E Grayson St

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W Carson

N Alam

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Owen Court

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(0.167 Acres)


NCB 00982 - BLOCK 002 - LOT E 116 ft. of 14 or 14A and E 100 ft. of W 177.90 ft. of 14 or A15Single Family Residential 1R



(10/22/2014 - R. Martinez)

^ PINE

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MASONCARSON

SHERMAN

JOSEPHINE

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IH 35 N

Hwy 281 N

IH 37

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Location Map


Apartments

Vacant

Vacant

VacantVacant

VacantVacant Vacant

1R

Print Shop

ChurchRestaurant

1R 1R 1R1R

Vacant1R

Vacant Commercial

(IDZ) (IDZ)

1R

1R

1R

VacantDog Kennel

Bakery 1R

1R

1RS.A.I.S.D. Office

S.A.I.S.D. Office

Parking Lot

1R





Property Owner: River North Ventures, LLC

Applicant: Patrick Shearer

Representative: Patrick Shearer

Location: 1311 Austin Street and 520 East Grayson Street

Legal Description: The east 116 feet of Lot 14 or Lot 14A, Block 2, NCB 982 and the east 100 feet of the west 177.90 feet of Lot 14 or Lot A15, Block 2, NCB 982 (0.325 Acres)






Current Zoning: "C-1 AHOD" Light Commercial Airport Hazard Overlay District and "O-2 AHOD" High-Rise Office Airport Hazard Overlay District

Requested Zoning: "IDZ AHOD" Infill Development Zone Airport Hazard Overlay District with uses permitted in "C-2" Commercial District for Food, Mobile Vending (Base Operations), a Bar and/or Tavern Without Cover Charge 3 or More Days per Week, Coffee Roasting, Microbrewery and Food, Mobile Food Court.



Notices Mailed


Neighborhood Associations: Government Hill Alliance; The Downtown Residents Association is within 200 feet of the subject property.

Planning Team Members: Government Hill Neighborhood Plan - 10



Property Details

Property History: The subject property is located within the city limits as they were recognized in 1938, and was originally zoned "E" Office District. Through a zoning case, a portion of the subject property was rezoned to “B-1” Business District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current "C-1" Light Commercial District and "O-2" High-Rise Office District. The subject site is not platted and is currently undeveloped.



Direction: West Current Base Zoning: “IDZ” and “C-2” Current Land Uses: Single-Family Dwellings

Direction: North across East Grayson Street Current Base Zoning: “I-1” and “IDZ” Current Land Uses: Restaurant, Single-Family Residences and a Church

Direction: South Current Base Zoning: “I-1” and “O-2” Current Land Uses: Vacant Land and SAISD Warehouse and Bus Parking Lot

Direction: East across Austin Street Current Base Zoning: “C-2” Current Land Uses: Print Shop and Vacant Land


Transportation

Thoroughfare: Austin Street Existing Character: Local Street; 1 lane in each direction with sidewalks. Proposed Changes: None known

Thoroughfare: East Grayson Street Existing Character: Local Street; 1 lane in each direction with sidewalks. Proposed Changes: None known

Public Transit: The nearest VIA bus line is the number 20 line, which operates along East Grayson Street and Austin Street.

Traffic Impact: A Traffic Impact Analysis is not required. Infill Development Zone (IDZ) requests are exempt from the TIA requirement.

Parking Information: Off-street vehicle parking requirements are determined by use, and often size or density of the development. The zoning application refers generally to mixed use development, possibly including a mix of uses. Therefore, staff cannot calculate the amount of parking that would be required of such a development. The “IDZ” Infill Development Zone District eliminates off-street vehicle parking requirements.




1. Consistency:

The subject property is located within the Government Hill Neighborhood Plan area, and is identified as Mixed Use in the Future Land Use component of the Plan. The "IDZ AHOD" Infill Development Zone Airport Hazard Overlay District with uses permitted in "C-2" Commercial District for Food, Mobile Vending (Base Operations), a Bar and/or Tavern Without Cover Charge 3 or More Days per Week, Coffee Roasting, Microbrewery and Food, Mobile Food Court is consistent with the adopted land use designation.


Staff has found no evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. The “IDZ” zoning district is meant to provide flexible standards for the development and reuse of underutilized parcels. Further, the “IDZ” district includes design criteria intended to create infill development that is proportional to surrounding development.

The subject property is surrounded by a variety of zoning designations, ranging from office to industrial, many of which are meant to accommodate large office or manufacturing uses. This area is in the process of revitalization and rezoning the project will encourage and promote the revitalization goals in the Future Land Use Plan.


Both the current "C-1" Light Commercial District and "O-2" High-Rise Office District and proposed "IDZ AHOD" Infill Development Zone Airport Hazard Overlay District with uses permitted in "C-2" Commercial District for Food, Mobile Vending (Base Operations), a Bar and/or Tavern Without Cover Charge 3 or More Days per Week, Coffee Roasting, Microbrewery and Food, Mobile Food Court are appropriate for the subject property. In order to provide sustainable development, land uses should transition from more intense uses to less intense uses.

The subject property is located in close proximity to high-intensity mixed-use redevelopment along Broadway, North Alamo Street, and East Grayson Street, with access to public transit.


Staff has found no evidence of likely negative impacts on public health, safety or welfare related to the "IDZ AHOD" Infill Development Zone Airport Hazard Overlay District with uses permitted in "C-2" Commercial District for Food, Mobile Vending (Base Operations), a Bar and/or Tavern Without Cover Charge 3 or More Days per Week, Coffee Roasting, Microbrewery and Food, Mobile Food Court.

The “IDZ” district is meant to encourage and facilitate development on vacant, bypassed lands, or the redevelopment of underutilized buildings or structures, within existing built-up areas.

5. Public Policy:

The request does not appear to conflict with any public policy objective. The zoning change request is in accordance with the City’s Master Plan. Goal 3: Create an environment of entrepreneurship, productivity and innovation in San Antonio that promotes business start-up and business growth.


6. Size of Tract:

The 0.325-acre tract is of sufficient size to accommodate the proposed development with the flexibility offered by the “IDZ” district.

7. Other Factors:

Staff finds the requested "IDZ AHOD" Infill Development Zone Airport Hazard Overlay District with uses permitted in "C-2" Commercial District for Food, Mobile Vending (Base Operations), a Bar and/or Tavern


Without Cover Charge 3 or More Days per Week, Coffee Roasting, Microbrewery and Food, Mobile Food Court zoning to be appropriate and in character with some of the surrounding zoning and uses.

The proposed use will be subject to the Mobile Food Court supplemental use regulations specified in Section 35-399 of the Unified Development Code.

Each mobile food court shall be located at least two hundred (200) feet away from any single-family residential use or single-family zoning district. The two-hundred-foot minimum distance shall be measured from property line to property line. A two hundred (200) foot variance by the Board of Adjustment will be required.

A "mobile food court" is a parcel or group of parcels of land where three (3) or more mobile food establishments congregate to offer food or beverages for sale to the public as the principal use of the land.

74757002

7474

7102

75207504

75087500

7103

7515

W Mi

litary

Dr

Marbach Rd

Woodgate Dr

Westwood Village

R6

C3C3

O2

R6

C2

C2

C3

C2

C3NA

C3

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MF33

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R6 MH

C3R

C3

C3R

C3NA

R6R6 R6R6

RM4

R6

R6

R6

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C3NA








(1.687 Acres)


1.687 acres out of NCB 15403 Single Family Residential 1R



(11/04/2014 - R. Martinez)

^ PINN

MILIT

ARY

MARBACH

REMUDA

TIMBER CREEK

ELMER

WESTLAWN

WESTSHIRE

SHADY GROVE

GALLOP

CASTLERIDGE

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Location Map

VacantCommercial


R6(C2)(C2)

(C2)

Walgreens

Mobile Home Park

Mobile Home Park

Car Wash

Auto Parts

Gas Station

Retail Center

Retail Center

Retail Center

Karate Academy

VacantCommercial

Vacant





Property Owner: Westwood Estates MHP Partners, L.P. by Nate Nelson, President, Kingsley Management Corporation; Amhurst Business, LLC, by Muzafar Iqbal, Director and Tri Star Investment Inc. by Adarsh Hari, Manager

Applicant: Westwood Estates MHP Partners, L.P. by Nate Nelson, President, Kingsley Management Corporation; Amhurst Business, LLC, by Muzafar Iqbal, Director and Tri Star Investment Inc. by Adarsh Hari Manager

Representative: P. W. Christensen, P. C. (Patrick Christensen)

Location: 7500 and 7504 West Military Drive and a portion of 7600 West Military Drive

Legal Description: 1.687 acres out of NCB 15403




Case History: This is the first public hearing for this zoning change request. This case has been expedited to City Council for consideration on December 4, 2014.


Current Zoning: "C-3NA AHOD" General Commercial Nonalcoholic Sales Airport Hazard Overlay District and "R-6 AHOD" Residential Single-Family Airport Hazard Overlay District




Notices Mailed


Registered Neighborhood Associations within 200 feet: United Westwood Resident Organization. Meadow Village and Lackland Terrace are located within 200 feet

Planning Team: West/Southwest Sector Plan - 35

Applicable Agencies: None.


Property Details

Property History: The subject properties were annexed in 1972 and were originally zoned “Temp R-1” Temporary Single Family Residence District. In 1996, one of the subject properties (7504 West Military Drive) was rezoned to “B-3NA” Business Non-Alcoholic Sales District. Upon the adoption of the 2001 Unified Development Code, the previous base zoning districts converted to the current “R-6” Residential Single-Family District and “C-3NA” General Commercial Non-Alcoholic Sales District. The subject property located at 7504 West Military Drive is currently developed with a non-residential structure measuring 3,420 square feet, which was built in 1969. The subject property located at 7500 West Military Drive is also developed with a non-residential structure measuring 2,100 square feet, which was built in 1970. The portion of property located at 7600 West Military Drive that is being rezoned is currently utilized as a mobile home park.

The purpose of the rezoning request is to allow the development of a CVS Pharmacy.

Topography: The property does not include any abnormal physical features such as significant slope or inclusion in a flood plain.


Direction: North Current Base Zoning: “C-3” and “R-6” Current Land Uses: Auto Parts Retail and Mobile Home Park

Direction: South and West Current Base Zoning: “C-3” Current Land Uses: Gas Station, Retail Center and Walgreens

Direction: East Current Base Zoning: “R-6” Current Land Uses: Mobile Home Park


Transportation

Thoroughfare: Marbach Road Existing Character: Secondary Arterial Type A; 2 lanes in each direction with a center turning lane. Proposed Changes: None known

Thoroughfare: West Military Drive Existing Character: Secondary Arterial Type A; 2 lanes in each direction with a center turning lane. Proposed Changes: None known

Public Transit: The nearest VIA buslines are the number 613 line and 615 line, which operate along West Military Drive and Marbach Road.

Traffic Impact: A Traffic Impact Analysis is required. A traffic engineer must be present at the Zoning Commission hearing.

Parking Information: Off-street vehicle parking requirements are typically determined by the type of use and building size. The rezoning application refers to a pharmacy.

Drugstore- apothecary - Minimum Parking Requirement: 1 space per 300 square feet of Gross Floor Area (GFA); Maximum Parking Requirement: 1 space per 200 square feet of GFA.




1. Consistency:

The subject property is located within the West/Southwest Sector Plan and is currently designated as General Urban Tier in the future land use component of the plan. The requested “C-2” zoning district is consistent with the adopted land use designation.


Staff has found no evidence of likely adverse impacts on surrounding properties. The requested zoning will allow a range of office, retail and service uses on the property.


The existing residential zoning is not appropriate for the subject property. New residential development is not likely on the subject property due to the property’s location along two major thoroughfares.


Staff has found no indication of likely adverse effects on the public health, safety or welfare.

5. Public Policy:

The existing “R-6” and “C-3” zoning districts are not consistent with the adopted “General Urban Tier” land use designation.

6. Size of Tract:

The subject property is 1.687 acres, which is of sufficient size to accommodate uses permitted in “C-2”.

7. Other Factors:

The subject site located at 7600 West Military Drive consists of a small portion of a Mobile Home Park, which currently houses a few existing mobile homes. These mobile homes will be relocated to another vacant area of the Westwood Estates Mobile Home Park.

Luskey Blvd

Babcock Rd

Hays Hill

Crownridge Canyon

RM6 MSAO-1

MF18 MSAO-1

R6 MSAO-1

R6 MSAO-1

OCL

R6 MSAO-1

OCL

R6 MSAO-1

R6 MSAO-1

R6 MSAO-1R6 MSAO-1

R6 MSAO-1 R6 MSAO-1








(0.459 Acres)


NCB 18333 - BLOCK 010 - LOT 003Single Family Residential 1R Development Services Dept


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LUSKEY

BRAN

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FALL

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Location Map

Note: All Current and Requested Zoning includes MLOD (Military Lighting Overlay District).


San Antonio City Limits

Bexar County Limits

Vacant

1R

Vacant

VacantRM6 MSAO-1

(R20 S MSAO-1)

18480

18104

7222

Case # Z2015023 S Hearing Date: November 18, 2014


Zoning Case #: Z2015023 S


Property Owner: Lutheran High School Association of San Antonio (Patrick Maynard)

Applicant: AT & T Mobility (Dale Brittain)

Representative: Vincent Gerard & Associates, Inc. (Vincent Huebinger)

Location: 18104 Babcock Road

Legal Description: 0.459 acres out of Lot 3, Block 10, NCB 18333



Case Manager: Trenton Robertson, Senior Planner



Current Zoning: "RM-6 MSAO-1 MLOD" Residential Mixed Camp Bullis Military Sound Attenuation Overlay Camp Bullis Military Lighting Overlay District

Requested Zoning: "R-20 S MSAO-1 MLOD" Residential Single-Family Camp Bullis Military Sound Attenuation Overlay Camp Bullis Military Lighting Overlay District with a Specific Use Authorization for a Wireless Communication System



Notices Mailed


Registered Neighborhood Associations within 200 feet: Friends of Friedrich Wilderness Park and Crownridge of Texas Owners Association

Planning Team: North Sector Plan-39

Applicable Agencies: Camp Bullis


Property Details

Property History: The subject property was originally annexed in 1998 and was originally zoned “Temp R-1” Temporary Single-Family Residence District. Upon adoption of the 2001 Unified Development Code, the previous base zoning districts converted to the current "R-6" Residential Single-Family District. In a 2005 case, the property was rezoned to “RM-6” Residential Mixed District The subject property was platted into its current configuration in 2013 (volume 9651, page 59 of the Deed and Plat Records of Bexar County, Texas). The property is undeveloped.

Topography: The property is located within the 100 year floodplain and is predominantly covered in wild grasses, trees and shrubs.


Direction: South and East Current Base Zoning: “RM-6” Current Land Uses: Vacant

Direction: West Current Base Zoning: “R-6” and “MF-18” Current Land Uses: Vacant and Single-Family Residences

Overlay and Special District Information: All surrounding properties carry the "MLOD-1" Military Lighting Overlay District, due to their proximity to Camp Bullis. The "MLOD-1" does not restrict permitted uses, but does regulate outdoor lighting in an effort to minimize night-time light pollution and its effects on operations at the military installation.

All surrounding properties carry the "MSAO-1" Camp Bullis Military Sound Attenuation Overlay District, due to their proximity to Camp Bullis. The "MSAO-1" does not restrict permitted uses, but does enforce construction standards intended to lessen the impact of external noise from the nearby military installation. The “MSAO-1” regulations apply to new construction of habitable structures.

Transportation

Thoroughfare: Luskey Boulevard Existing Character: Local; one lane in each direction with sidewalks Proposed Changes: None Known

Public Transit: There is no public transit lines located within the immediate vicinity of the subject property.


Parking Information: Off-street vehicle parking requirements are typically determined by building size and use. Wireless Communication Systems Minimum requirement: 1 per Service Employee Maximum allowance: N/A




1. Consistency:

The property is located within the North Sector Plan and is currently designated as Rural Estate Tier in the future land use component of the plan. The requested “R-20” base zoning district is consistent with the adopted land use designation.


Staff has found no evidence of likely adverse impacts on surrounding properties.


Both the current “RM-6” and requested “R-20” base zoning districts are appropriate for the subject property. The requested “R-20” base zoning district is consistent with the future land use designation and the existing development pattern. The majority of the adjacent property is vacant. The requested Specific Use Authorization for a Wireless Communication System will not have any effects on future development, but rather provide additional services to any existing and potential development.



5. Public Policy:


6. Size of Tract:

The subject property is 0.459 of an acre in size, which accommodates the proposed development with adequate space for parking.

7. Other Factors:

In accordance with Section 35-385(d)(2) of the Unified Development Code (UDC), antenna support structures in residential districts shall be spaced at least two hundred (200) feet from a residential structure. Spacing requirements for antenna support structures on property zoned residential shall not apply if the property is vacant, undeveloped, and or unplatted and is located at least two hundred (200) feet, measured from the base of the antenna support structure to the nearest residential land use.

The property to the east of the subject property has an existing single-family residential structure. If the residential structure is within 200 feet of the antenna support structures a variance will be required to suffice the development standard set forth in Section 35-385(d)(2) of the UDC.

Loop W 1604 N

W Military Dr

C3

C2-CD

C3C3C2-CD

C3

C3

OCL

OCL OCLOCL

C2








(1.704 Acres)





(10/29/2014 - R. Martinez)

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Location Map


San Antonio City Limits

Bexar County Limits

W. Military Dr.

16191603

11103

11123

Vacant

Vacant

(C3 S)

(C3 S)

Vacant

Vacant

Vacant VacantWalgreens

133129127

128126122120106

111 115 119 121 125 135 139

138134130122118

4306

4400

2119

4318

2131

4302

2103 21052109 2127

Broa

dway

Perry Court

Davis Court

E Hildebrand Ave

C2

MF50 RIO-1

C2 NCD-6

C3NA NCD-6

MF33 NCD-6

C3NA NCD-6

C2 NCD-6

R4 NCD-6

C2 NCD-6

C2 NCD-6

R4 NCD-6

R4 NCD-6

MF50

C2 NCD-6 O1 NCD-6

R4 NCD-6

C2 NCD-6

R4 NCD-6 R4 NCD-6R4 NCD-6

MF50 RIO-1

C2 NCD-6

R4 NCD-6

R4 NCD-6

R4 NCD-6

C2 NCD-6

R4 NCD-6 R4 NCD-6

R4 NCD-6

R4 NCD-6 R4 NCD-6

R4 NCD-6

R4 NCD-6

C2 NCD-6

C2 NCD-6

R4 NCD-6

C1 NCD-6

R4 HS NCD-6R4 HS NCD-6

RM4 NCD-6RM4 NCD-6

RM4 NCD-6




Zoning Case Notification PlanCase Z-2015-027 CD




(0.160 Acres)


NCB 06227 - BLOCK 001 - LOT 021Single Family Residential 1R Development Services Dept


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NEW

BRAU

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DICK

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Location Map


(R4 CD NCD-6)

Vacant Vacant Vacant

Retail Center

Car Wash

Bank

1R 1R 1R

2R

1R1R1R 1R

2R

1R

1R 4R Hair Studio

Retail Center 1R

2RRetail Center



Zoning Case #: Z2015027 CD


Property Owner: Ivonne Arreola

Applicant: City of San Antonio Development Services Department

Representative: City of San Antonio Development Services Department

Location: 118 Davis Court





Case History: This is the first public hearing for this zoning change request. This case has been expedited to City Council for consideration on December 4, 2014.


Current Zoning: "R-4 NCD-6" Residential Single-Family Mahncke Park Neighborhood Conservation District

Requested Zoning: "R-4 CD NCD-6" Residential Single-Family Mahncke Park Neighborhood Conservation District with a Conditional Use for a Food Service Establishment without cover charge 3 or more days per week



Notices Mailed


Registered Neighborhood Associations within 200 feet: Mahncke Park Neighborhood Association

Planning Team: Mahncke Park Neighborhood Plan - 21



Property Details

Property History: The subject property is located within the City Limits as recognized in 1938, and was originally zoned “B” Residence District. Upon adoption of the 2001 Unified Development Code (UDC), the previous base zoning district converted to the current “R-4” Residential Single-Family District. The property was platted into its current configuration in 1914 and was developed in 1925 as a 1,272-square foot single-family residence.

In February 2014, the Development Services Department (DSD) began issuing building permits allowing the conversion of the residential structure into a small food service establishment. Permits were issued based on a zoning map error which mistakenly labeled the subject property as “C-1” Light Commercial District. The map error originated when the neighboring property was rezoned in 1983.

DSD initiated a rezoning case (Z2014225 CD) to correct the map error. The rezoning request was unsuccessful. Council District 2 has worked with the neighborhood association and developer and is initiating this case for consideration.

Topography: The subject property does not include any abnormal physical features such as slope or inclusion in a flood plain.


Direction: North and East Current Base Zoning: “R-4” and “RM-4” Current Land Uses: Single-family residences and townhomes

Direction: South Current Base Zoning: “C-2” Current Land Uses: Vacant residences, salon, and office

Direction: West and Northwest Current Base Zoning: “C-3NA”, “C-1”, and “C-2” Current Land Uses: Bank, carwash, and retail centers

Overlay and Special District Information: The Mahncke Park Neighborhood Conservation District (NCD-6) is an overlay zoning district that contains design guidelines for rehabilitation of existing residential structures. 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.

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: Davis Court and Perry Court Existing Character: Local streets, one lane in each direction with sidewalks Proposed Changes: None known

Thoroughfare: Broadway Existing Character: Primary Arterial Type B; three lanes in each direction with center turn lanes and sidewalks Proposed Changes: None known

Thoroughfare: East Hildebrand Avenue Existing Character: Secondary Arterial Type B; two lanes in each direction with turn lanes and sidewalks Proposed Changes: None known

Public Transit: The subject property’s area is served by multiple public transit lines. Bus lines 9, 10, 14, 209, and 214 operate along Broadway, with a stop at the southeast corner of Davis Court. Additionally, the number 8 and 509 bus lines operate along East Hildebrand Avenue and North New Braunfels Avenue.



Parking Information: Off-street vehicle parking requirements are typically determined by the type of use and building size. The subject property’s intended use is a coffee shop (food service establishment) including office space. The business owner has indicated that 700 square feet of the structure will be used as coffee shop space, with the remaining 500 square feet as office space. Although the restaurant and office space will be part of the same business and use, the areas are reviewed separately when determining the parking requirement.

The office and coffee shop use will both require at least 1 space per 300 square feet of Gross Floor Area (GFA). Therefore, the minimum required parking will be 5 parking spaces including one ADA-accessible space. An ADA-accessible space has been added in front of the structure. The business owner has indicated that additional spaces will be accommodated to the rear of the structure. The number of spaces that may fit on the property depends on the site design and development standards (angle of parking, width of drive aisles) included in Section 35-526 of the UDC.

Typically, conditional use requests require approval of and adherence to a site plan that would show the proposed parking configuration. However, City-initiated zoning cases are exempt from the site plan requirement.

Staff Analysis and Recommendation: Approval with conditions


1. Consistency:

The subject property is located within the Mahncke Park Neighborhood Plan, and is currently designated as Urban Low Density Residential in the future land use component of the plan. The “R-4” base zoning district is consistent with the adopted land use designation.

The Mahncke Park Neighborhood Plan includes multiple goals and objectives that are applicable to this zoning change request. The plan supports commercial development along the Broadway corridor, but also promotes protection of the existing residential character of the side streets such as Davis Court. The plan encourages limited-impact transition between the commercial corridor and the residential neighborhood. Typically, the Conditional Use provision can be used as a transition between commercial and residential areas.


Staff finds the “R-4 CD” to be appropriate given that the subject property will continue to permit residential development. The Conditional Use will only permit the food service establishment. The application of a conditional use provides an opportunity to limit the impact of the proposed use on surrounding properties.

The area suffers from on-street, over-flow parking from the nearby commercial uses and university. Additionally, with few exceptions, on-street parking is prohibited along both sides of Davis Court between the hours of 7 a.m. and 6 p.m. However, staff does recognize that the area is well-served by public transit, as well as pedestrian and bicycle traffic from the adjacent university.

The applicant has attempted to mitigate concerns relating to inadequate parking by providing the required parking spaces for the proposed uses.


The current “R-4” base zoning district is appropriate for the subject property. However, for many years the property was mistakenly labeled as being zoned “C-1” on the City’s official zoning map. DSD issued building, electric, plumbing, and site work permits for the property prior to discovering the zoning map error.

The Mahncke Park Neighborhood Conservation District (“NCD-6”) does not include design standards for non-residential uses in structures originally designed for commercial use. However, structures within the district that were originally built for residential use, and then converted to commercial use shall be required to comply with NCD standards. Compliance with the NCD standards was reviewed for prior to the recent building permits being issued.


The conditional zoning procedure is designed to provide for a land use that is not permitted by the established zoning district, but due to individual site considerations or unique development requirements would be compatible with adjacent land uses under given conditions. The granting of conditional zoning shall not be for


all of the uses permitted in a given district, but shall be only for the conditional use named in the ordinance approving the conditional zoning district.

Should the proposed food service establishment provide appropriate parking accommodations for their employees and customers, staff finds no likely impact on the health, safety and welfare of the community in relation to the proposed zoning change.

5. Public Policy:


6. Size of Tract:

The subject property measures approximately 7,000 square feet in size (0.1607 of an acre) and is developed with a 1,272-square foot structure. The small size of the subject property should serve to limit the scale and impact of the proposed conditional use.

7. Other Factors:

In February 2014, the current property owner purchased the subject property with the understanding that the lot was zoned “C-1” and allowed small commercial uses. Between February and July, multiple permits and a Certificate of Occupancy were issued by DSD. While the permitted improvements were underway, a neighboring property owner inquired about the zoning history of the property and staff discovered the map error that originated with the neighboring property was rezoned in 1983.

Per Section 35-422 of the Unified Development Code, the following conditions apply to all conditional use requests in residential zoning districts unless altered by City Council:

A. There shall be no exterior display or sign with the exception that a nameplate, not exceeding three (3) square feet in area, may be permitted when attached to the front of the main structure.

B. No construction features shall be permitted which would place the structure out of character with the surrounding residential neighborhood.

C. Business or office hours of operations shall not be permitted before 7:00 a.m. or after 6:00 p.m., Monday through Friday and shall not be permitted before 8:00 a.m. or after 4:00 p.m. on Saturday.

Additionally, staff recommends the following conditions:

1. Outside speakers shall be prohibited and 2. There shall be strict enforcement of light pollution from signage and landscaping lights

Staff recommends approval with the conditions listed above, as they will serve to minimize the impact of the proposed commercial use on the surrounding residences.

Further, UDC Section 35-514 requires nonresidential uses to construct and maintain a 6-foot tall, solid-screen fence where the property abuts an existing single-family residence, unless the provision is altered or waived by City Council in conjunction with a zoning change request. The required fence will be subject to any applicable NCD design standards.

Tuesday, November 18, 2014 12:45 PM - San Antonio...Maria Alvarado – District 3 Paula McGee –...

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