development boards & commissions

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1 1 Development Boards and Development Boards and Commissions Commissions Infill Development Summit Infill Development Summit August 31, 2012 August 31, 2012

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City of San Antonio Development Boards & Commissions for Downtown Infill Development.

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Page 1: Development Boards & Commissions

11

Development Boards and Development Boards and CommissionsCommissions

Infill Development SummitInfill Development SummitAugust 31, 2012August 31, 2012

Page 2: Development Boards & Commissions

22

Development Process

ZoningMaster

Development Plan (MDP)

Subdivision PlatPermitting

Land UseConsistency

PlanReview

InspectionsConstruction

Begins

Certificateof

Occupancy

Page 3: Development Boards & Commissions

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Zoning CommissionZoning CommissionUDC ProvisionsUDC Provisions

11 members appointed by City 11 members appointed by City Council by district for overlapping Council by district for overlapping twotwo--year terms year terms

Meetings held on First and Third Meetings held on First and Third Tuesday of each month at 1pm, 1901 Tuesday of each month at 1pm, 1901 South Alamo StreetSouth Alamo Street

Contact: Micah Diaz, 207Contact: Micah Diaz, 207--58765876

Page 4: Development Boards & Commissions

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Zoning CommissionZoning CommissionRezoning ProcessRezoning Process Property owners apply to rezoneProperty owners apply to rezone

–– Applicants encouraged to meet with Applicants encouraged to meet with Commissioner, Council Office, Neighborhood Commissioner, Council Office, Neighborhood Association, and surrounding property ownersAssociation, and surrounding property owners

Notification sent to properties within 200 feet Notification sent to properties within 200 feet (state requirement),(state requirement), neighborhood neighborhood associations and planning team associations and planning team

Public hearings on case, evidence presentedPublic hearings on case, evidence presented–– Motion is traditionally made by the Commissioner Motion is traditionally made by the Commissioner

in whose district the case is locatedin whose district the case is located–– Simple majority required to approveSimple majority required to approve

Page 5: Development Boards & Commissions

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Zoning Commission vote on a rezoning case is a Zoning Commission vote on a rezoning case is a recommendation to City Councilrecommendation to City Council

Some of the factors taken into consideration:Some of the factors taken into consideration:–– Consistency with adopted Neighborhood PlanConsistency with adopted Neighborhood Plan–– Land use/development pattern in areaLand use/development pattern in area–– Impact on adjacent propertiesImpact on adjacent properties–– Traffic, parking and infrastructureTraffic, parking and infrastructure–– Consistency with adjacent zoning (Consistency with adjacent zoning (““spot spot

zoningzoning””))–– Health, safety and welfare of the communityHealth, safety and welfare of the community

Zoning CommissionZoning CommissionRezoning ProcessRezoning Process

Page 6: Development Boards & Commissions

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Planning CommissionPlanning CommissionCharter and UDC Provisions Nine members appointed at large by Nine members appointed at large by

City Council for overlapping two year City Council for overlapping two year termsterms

Regular meetings held on second Regular meetings held on second and fourth Wednesday each month and fourth Wednesday each month at 2pm, 1901 South Alamo Streetat 2pm, 1901 South Alamo Street

Contact: Elizabeth Carol 207Contact: Elizabeth Carol 207--78937893

Page 7: Development Boards & Commissions

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Planning Commission Planning Commission ResponsibilitiesResponsibilities

Final approval body for:Final approval body for:–– Subdivision plats (including time Subdivision plats (including time

extensions and deferrals)extensions and deferrals)–– Planned Unit DevelopmentsPlanned Unit Developments–– Subdivision variances Subdivision variances

Appellate body for:Appellate body for:–– Vested rights determinationsVested rights determinations–– Master Development PlansMaster Development Plans–– Certificates of DeterminationsCertificates of Determinations

Page 8: Development Boards & Commissions

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Planning Commission Planning Commission Responsibilities Responsibilities -- contcont’’dd

Recommending body for:Recommending body for:–– CIMS (i.e. street closures, license agreements, CIMS (i.e. street closures, license agreements,

land transactions)land transactions)–– UDC text amendmentsUDC text amendments–– Master Plan AmendmentsMaster Plan Amendments

Neighborhood Plans (land use)Neighborhood Plans (land use) Major ThoroughfaresMajor Thoroughfares Parks PlanParks Plan AnnexationAnnexation

–– SAWS (including impact fees, long range plan, SAWS (including impact fees, long range plan, and land transactions)and land transactions)

Page 9: Development Boards & Commissions

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Subdivision AuthoritySubdivision AuthorityChapter 212 Local Chapter 212 Local GovGov’’tt CodeCode Notification sent to owners within 200 feet for Notification sent to owners within 200 feet for

replatsreplats in single family/low density cases onlyin single family/low density cases only Commission must act on a plat within 30 days of Commission must act on a plat within 30 days of

complete filingcomplete filing No action within 30 days constitutes automatic No action within 30 days constitutes automatic

approval approval Mandates approval if plat conforms with all Mandates approval if plat conforms with all

requirements (i.e. no variances)requirements (i.e. no variances)–– Plats that conform to the code are heard on consentPlats that conform to the code are heard on consent

Commission can approve or disapprove a plat Commission can approve or disapprove a plat with variance after evaluating the requestwith variance after evaluating the request

Page 10: Development Boards & Commissions

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Board of AdjustmentBoard of AdjustmentCity of San Antonio provisionsCity of San Antonio provisions

QuasiQuasi--judicial board to address individual judicial board to address individual hardships related to the land (not an hardships related to the land (not an individualindividual’’s circumstance)s circumstance)

11 members by district11 members by district 6 alternates6 alternates ExEx--parteparte communication prohibitedcommunication prohibited Meets generally every three weeks on a Meets generally every three weeks on a

Monday at 1pm, 1901 South AlamoMonday at 1pm, 1901 South Alamo Contact: Margaret Pahl, 207Contact: Margaret Pahl, 207--82088208

Page 11: Development Boards & Commissions

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Board of AdjustmentBoard of AdjustmentChapter 211.008 Chapter 211.008 –– 211.010211.010

211.008 governing body may establish a 211.008 governing body may establish a Board of Adjustment to make exceptions Board of Adjustment to make exceptions to the zoning ordinance that are:to the zoning ordinance that are:

1.1. Consistent with the general purpose and intent Consistent with the general purpose and intent of the ordinanceof the ordinance

2.2. In accordance with any applicable rules In accordance with any applicable rules contained in the ordinancecontained in the ordinance

Must contain at least 5 members; may Must contain at least 5 members; may appoint alternate membersappoint alternate members

Approval requires 75% of members Approval requires 75% of members

Page 12: Development Boards & Commissions

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Board of AdjustmentBoard of AdjustmentProceduresProcedures Application submittalApplication submittal Notification sent to owners of property and registered Notification sent to owners of property and registered

neighborhood associations within 200 feet neighborhood associations within 200 feet Board accepts testimonyBoard accepts testimony

–– Variance: must find unnecessary hardship and that spirit or Variance: must find unnecessary hardship and that spirit or ordinance will be observedordinance will be observed

–– Authorized special exceptions: One operator barber/beauty Authorized special exceptions: One operator barber/beauty salons, Nonsalons, Non--commercial parking lots, residential relocations, commercial parking lots, residential relocations, ornamental iron front yard fencesornamental iron front yard fences

–– Appeals: must find that that the administrative official erred iAppeals: must find that that the administrative official erred in a n a zoning related requirement, decision or determinationzoning related requirement, decision or determination

9 members must support request to approve (75% rule)9 members must support request to approve (75% rule) Board decision is final, appeals to District CourtBoard decision is final, appeals to District Court Construction permitting must commence within 6 monthsConstruction permitting must commence within 6 months 1 year waiting period if denied1 year waiting period if denied

Page 13: Development Boards & Commissions

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Zoning Commission

(by District)

Planning Commission

(at large)

Bill Tiller (8), Chair

Orlando Salazar (4), Vice Chair

Rick McNealy (9), Chair Pro Tem

Milton McFarland (10), Pro Tem

Brenna Nava (Mayor)

Mariana Ornelas (1)

Dan Martinez (2)

Gerard Clancy (3)

Rachel Flores (5)

Christopher R. Martinez (6)

Santos Villarreal (7)

Jose Limon, Chair

Marcello Martinez, Vice Chair

Rob Rodriguez, Chair Pro Tem

Jody Sherrill

Chris Lindhorst

Lynda Billa Burke

Dan Kossl

Andrea Rodriguez

Donald Oroian

Board of Adjustment

(by District)Michael Gallagher (10), Chair

Andrew Ozuna (8), Vice Chair

Gene Camargo (Mayor)

Frank Quijano (1)

Edward Hardemon (2)

Helen Dutmer (3)

George Britton (4)

Vacancy (5)

Jesse Zuniga (6)

Mary Rogers (7)

David Villyard (9)

Harold Atkinson (alt.)

Maria Cruz (alt.)

Paul Klein (alt.)

Marian Moffat (alt.)

Henry Rodriguez (alt.)

Steve Walkup (alt.)

Page 14: Development Boards & Commissions

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Appeals and Advisory BoardAppeals and Advisory Board(Building(Building--Related & Fire Code Board Related & Fire Code Board of Appeals and Advisory Board)of Appeals and Advisory Board) Considers appeals of orders, Considers appeals of orders,

determinations or decisions of the determinations or decisions of the Building Official or Fire ChiefBuilding Official or Fire Chief–– Building, electric, plumbing, mechanical, Building, electric, plumbing, mechanical,

fire codes and sign & billboard ordinancefire codes and sign & billboard ordinance

17 members and 17 alternates by 17 members and 17 alternates by disciplinediscipline

Simple majority to approve an appealSimple majority to approve an appeal

Page 15: Development Boards & Commissions

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Appeals and Advisory BoardAppeals and Advisory Board(Building(Building--Related & Fire Code Board Related & Fire Code Board of Appeals and Advisory Board)of Appeals and Advisory Board)

Meets quarterly on the second Meets quarterly on the second Tuesday of the months of January, Tuesday of the months of January, April, July and October at 9am, 1901 April, July and October at 9am, 1901 South AlamoSouth Alamo

May call a meeting within 14 days May call a meeting within 14 days after receiving an appealafter receiving an appeal

Contact: Mimi Camargo 207Contact: Mimi Camargo 207--82378237

Page 16: Development Boards & Commissions

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Appeals and Advisory BoardAppeals and Advisory Board

MembersMembers–– Rodney Olivier, Chair Rodney Olivier, Chair –– ChristoperChristoper Garcia, Vice Garcia, Vice

ChairChair–– Davy Davy BeickerBeicker–– James James CaccameseCaccamese–– Jimmy HurleyJimmy Hurley–– Nancy JacksonNancy Jackson–– Robert Robert JalnosJalnos–– Timothy Timothy KerleyKerley

Members Members –– contcont’’dd–– Paul KinnisonPaul Kinnison–– Mike LeonardMike Leonard–– Michael Michael OO’’DayDay–– Michael RustMichael Rust–– Peter Peter SitterleSitterle–– Bryan SmithBryan Smith–– AminAmin TohmazTohmaz–– Jack Jack UptmoreUptmore

Page 17: Development Boards & Commissions

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Development Boards and Development Boards and CommissionsCommissions

Infill Development SummitInfill Development SummitAugust 10, 2012August 10, 2012

Page 18: Development Boards & Commissions

Welcome

The Interactive Development Process Manual outlines a series of steps designed to guide you through the process of developing your land, through constructing a building and occupying your building. Your first contact should be the Cliff Morton Development Business Service Center also known as the “One Stop”, where you can obtain information, and forms, ask questions and file applications for permits. You can cover a significant amount of the development process for most projects with just one call or visit.

The purpose of the Interactive Development Process Manual and the One Stop is to simplify the construction and development application and review process and to allow individuals to conduct their transactions on-line or at one location. It provides a single location where citizens, contractors and developers can obtain the information and forms necessary to pursue zoning, land use, development, platting or construction. It is a service provided by the City of San Antonio to facilitate the development process in a customer friendly manner.

Purpose of this Interactive Manual The purpose of this Interactive Development Process Manual is to explain the various processes related to starting the land development and building construction process in the City of San Antonio and its Extraterritorial Jurisdiction (ETJ). This document is intended to summarize relevant ordinances, but is not a substitute for the ordinances. If any conflict arises between the statements in this manual and an ordinance, the ordinance will prevail. The development process is dynamic and subject to periodic revisions as the need arises. This manual is intended to provide as much certainty and clarity as possible in the development and construction process. This manual presents tasks in the sequences necessary if you were starting with a raw undeveloped, the incorrect zoning, and an improperly platted tract of land. Your project may allow you to start in the middle of the manual or towards the end if you are simply applying for a Certificate of Occupancy. When contemplating the improvements or development of a piece of property, you should consider many factors before purchasing the property to determine what the development requirements are that will affect your ability to complete your project. A Due Diligence check list has been provided in the first chapter, that will help you evaluate your property. We are committed to working with you in the development of your project Roderick J. Sanchez, AICP, CBO, Director

Page 19: Development Boards & Commissions

ACKNOWLEDGEMENTS MAYOR

Julián Castro

CITY COUNCIL MEMBERS District 1 Diego M. Bernal District 6 Ray Lopez District 2 Ivy R. Taylor District 7 Cris Medina District 3 Leticia Ozuna District 8 W. Reed Williams District 4 Rey Saldana District 9 Elisa Chan District 5 David Medina, Jr. District 10 Carlton Soules

CITY MANAGER’S OFFICE Sheryl L. Sculley, City Manager

David Ellison, Assistant City Manager

DEVELOPMENT SERVICES DEPARTMENT Roderick J. Sanchez, AICP, CBO, Director

John Jacks, Assistant Director Marc A. Castro, Assistant Director

Michael Shannon, P.E., C.B.O., Interim Assistant Director

Page 20: Development Boards & Commissions

Interactive Development Process Manual

Chapter 1 Define Project: Does your project need a permit? Due Diligence Checklist Chapter 2 Site Information: Have you identified any site constraints with your project? Zoning Master Development Plans Platting Chapter 3 Building Plan Review and Permits: Does your project comply with building and

land development codes? Commercial Information Commercial Application Submittals Commercial Plan Review Permits Residential Plan Review Permits Chapter 4 Trade Permits and Inspections: Are you ready for an inspection? Commercial Trade Permits Commercial Inspections Commercial Special Inspections Residential Trade Permits Residential Inspections Residential Required Certifications Chapter 5 Occupancy: COO and Utility Releases may be picked up after all inspections

passed. Commercial Residential Chapter 6 Miscellaneous Permits, Licenses and Registration: Information for contractors

and property owners. Miscellaneous Permits Site Plan Information

Licenses and Registrations Chapter 7 Appendix Board of Adjustment - Variances

Other Boards of Appeals Code Modification Request and Administrative Exceptions Contact Information

Department Organizational Chart Fee Schedule Glossary of Terms Helpful Links

Rights Determination

Page 21: Development Boards & Commissions

Interactive Development Process Manual - Step-by-Step

Navigate the process for developing property in San Antonio by clicking on the numbered steps below. Learn

the City's Development Services Department requirements and procedures from concept to completion for

your project. Find out the key elements involved, tips to expedite the process, and quick access to the

resources you will need along the way.

APPENDIX

Page 22: Development Boards & Commissions

Work # Work #Chamberlin Richard 7-8281 DSD Engineer Gonzalez Ramiro 7-3960 ICRIPAguilar Johnny 7-0131 Sidewalk/traffic Houston Lori 7-2129 Assistant DirectorBaum James 7-0126 Minor Plans (Supervisor)Collins Kevin 7-2871 School Team (Supervisor)Espinoza Andrew 7-0152 Mechanical Electrical Plumbing Supervisor Work #Fasone Vincent 7-8478 Sr. Bldg/Commercial Crayton Earl 7-7966 Assistant Chief - Fire PreventionGallegos Jennifer 7-8056 Sr. Fire Protection Engineer Jenkins Randy 7-7967 District Chief - Fire PreventionKastner Crystal 7-4681 Commercial & Residential Supervisor Guzman Shirley 7-0013 Mobile Food VendingMunoz Rosario 7-0146 Admin/Plans Management Sanchez Jacob 7-0161 Tree-Landscape-Irrigation reviewYork Allen 7-8297 Plans Coordinator/ Preliminary Plan Reviews Work #Young Rachel 7-0141 Permits/Certificates of Occupancy Glover Anna 7-7925 Principal Planner

Hindes Kay 7-7306 City Archaeologist Peterson Shanon 7-8316 Historic Preservation Officer

Work #Carol Elizabeth 7-7893 Planning Commission, MDP, PUDs, PlatsDiaz Micah 7-5876 Zoning Commission

Davila Andreina 7-8315Rights Determination, Fair Notice, Addressing, Street Renaming Work #

Pahl Margaret 7-8208 Board of Adjustment Nino Rudy 7-8389 Planning Manager - Urban DesignRamirez Melissa 7-7038 Planning Manager - Land Entitlements Taylor Michael 7-0145 FBZD, Urban Design DistrictsSpurgin Andrew 7-8229 Planning Manager - Zoning Wallace Trish 7-0217 Major Thoroughfare

Taylor Matthew 7-0139 Nonconforming Use & Zoning Verification

Work # Work #Carrillo Ramiro 7-8314 Chief Building Inspector Meyers Craig 7-0335 Senior Stormwater EngineerKreutziger Gary 7-8286 Chief Electrical Inspector Mueth Eric 7-8494 Senior Engineering AssociateVasquez Jesse 7-8242 Chief HTG & A/C Inspector Santiago Sabrina 7-0182 Senior Engineering AssociateRhode David 7-8279 Chief Plumbing Inspector Cortez Sylvia 7-2750 Chief Building Inspector(Combination)Tucker Jack 7-2806 Chief Construction Inspector De la Cruz Christina 7-7732 Senior Traffic Engineer - TIABird Mark 7-0278 City Arborist Martinez Victor 7-8494 Senior Engineering Tech - TIA

207-8289 207-0014 - Mobile Food Vending 207-0011 207- 0153 207-3900 353-2256 207-0012 335-6700 207-0259

Public Works Traffic Engineering

Development Services Land DevelopmentName

Development Process DirectoryCenter City Development Office

NameDevelopment Services Plan Review

Name

Health - Mary Jo MaciasHealth

Historic Cell - 215-9274

NamePublic Works Stormwater Engineering

Useful Numbers

Planning and Community Development

Name

Fire DepartmentName

Cell - 215-9126Plan Amendments / Urban Design Districts

HistoricName

SignsSAWS

Development Services Building InspectionsName

County Permits Commercial

AddressingEconomic DevelopmentCPS Residential

Page 23: Development Boards & Commissions

BOARDS AND COMMISSIONS

PLANNING COMMISSION

The Planning Commission is comprised of nine (9) members appointed by the City Council for staggered two-year terms. Members must reside in the City of San Antonio. Members receive compensation of $20.00 per meeting, not to exceed $1,040 per annum. The Commission advises the City Council on the Master Plan for the physical development of San Antonio. The Commission also provides recommendations on capital improvements, and administers regulations on subdivisions and platting, to include the Extra-Territorial Jurisdiction. Meetings are held twice a month on the second and fourth Wednesdays at 2:00 PM at the Cliff Morton Development and Business Services Center, 1901 South Alamo, 1st Floor. Meeting duration is usually four to five hours. For more information, please go to http://www.sanantonio.gov/dsd/planning_commission.asp. Liaison: Sandra Gonzalez & Melissa Quiroz - (210) 207-0261

Name District Appointed

Date Date

Expires Councilmember REY SALDAÑA Mayoral 11/03/2011 05/31/2013

Ms. LYNDA BILLA-BURKE At Large

12/04/2008 10/12/2012

Mr. DANIEL D. KOSSL At Large

01/12/2012 10/06/2013

Mr. JOSE R. LIMON At Large

07/29/2004 10/12/2012

Mr. MARCELLO DIEGO MARTINEZ

At Large

12/04/2008 10/12/2012

Mr. DONALD OROIAN At Large

01/12/2012 10/06/2013

Mr. ROBERTO R. RODRIGUEZ At Large

12/16/2010 10/12/2012

Page 24: Development Boards & Commissions

Ms. ANDREA "ANDI" F. RODRIGUEZ

At Large

05/29/2008 10/12/2012

Mr. JODY RAY SHERRILL At Large

10/29/2009 10/06/2013

VACANCY At Large

10/06/2013

Total Members for Planning Commission: 9

Page 25: Development Boards & Commissions

BOARDS AND COMMISSIONS

ZONING COMMISSION

The Zoning Commission is comprised of 11 members appointed by Mayor and each City Councilmember for two-year terms. Members serve at the will of the City Council until replaced. Members are compensated $20.00 per meeting not to exceed $1,040 per annum. The Commission holds public hearings and makes recommendations to the City Council on zoning district boundary changes and regulations in zoning districts. Meetings are held twice-monthly on the first and third Tuesdays at 1:00 PM in the Cliff Morton Development and Business Services Center, 1901 South Alamo Street, 1st Floor. For more information, please go to http://www.sanantonio.gov/dsd/zoning_commission.asp. Liaison: Melissa Quiroz - (210) 207-0239

Name District Appointed

Date Date

Expires Ms. MARIANA ORNELAS District 1 10/21/2010 05/31/2013 Mr. DANIEL C. MARTINEZ District 2 04/14/2011 05/31/2013 Mr. GERARD P. CLANCY District 3 09/29/2011 05/31/2013 Mr. ORLANDO SALAZAR District 4 04/07/2011 05/31/2013 Ms. RACHEL FLORES District 5 09/29/2011 05/31/2013 Mr. CHRISTOPHER R. MARTINEZ

District 6 10/04/2001 05/31/2013

Mr. SANTOS H. VILLARREAL District 7 06/14/2012 05/31/2013 Mr. BILLY J. TILLER District 8 08/06/2009 05/31/2013 Mr. FREDERICK J. MCNEALY District 9 03/31/2011 05/31/2013

Mr. MILTON R. MCFARLAND District 10

09/18/2008 05/31/2013

Ms. BRENNA G. NAVA Mayoral 02/04/2010 06/30/2010 Total Members for Zoning Commission: 11

Page 26: Development Boards & Commissions

BOARDS AND COMMISSIONS

BOARD OF ADJUSTMENT

The Zoning Board of Adjustment is comprised of 11 members appointed by the Mayor and each City Councilmember and six (6) alternates appointed at-large for two-year terms. Members receive $20.00 per meeting, not to exceed $1,040 per annum. The Board hears variances and appeals related to the enforcement of Chapter 28, Signs and Billboards and Chapter 35, the Unified Development Code (UDC). The concurring vote of nine (9) members of the Board is necessary to approve a variance. The Board adopts a schedule of meetings each calendar year. Meetings are held at the Board Room of the Cliff Morton Development and Business Services Center, 1901 South Alamo, 1st Floor. For more information, please go to http://www.sanantonio.gov/dsd/boardofadjustments.asp. Liaison: Sandra Gonzalez - (210) 207-0110

Name District Appointed

Date Date

Expires Mr. FRANK A. QUIJANO District 1 06/14/2012 05/31/2013 Mr. EDWARD HARVEY HARDEMON

District 2 03/01/2007 05/31/2013

Ms. HELEN K. DUTMER District 3 02/23/2007 05/31/2013 Mr. GEORGE LYNN BRITTON District 4 01/15/2009 05/31/2013 VACANCY District 5 05/31/2013 Mr. JESSE ZUNIGA District 6 03/04/2010 05/31/2013 Mrs. MARY E. ROGERS District 7 01/27/2005 05/31/2013 Mr. ANDREW MATTHEW OZUNA

District 8 03/29/2007 05/31/2013

Mr. DAVID MICHAEL VILLYARD

District 9 02/14/2002 05/31/2013

Mr. MICHAEL R. GALLAGHER District 10

01/09/2003 05/31/2013

Mr. GENE CAMARGO Mayoral 11/18/2004 05/31/2011

Page 27: Development Boards & Commissions

Mr. HAROLD O. ATKINSON At Large 10/29/2009 05/31/2011 Ms. MARIA D. CRUZ At Large 06/01/2006 05/31/2011 Mr. PAUL EDWARD KLEIN At Large 10/29/2009 05/31/2011 Ms. MARIAN M. MOFFAT At Large 06/01/2006 05/31/2011 Mr. HENRY RODRIGUEZ At Large 08/21/2003 05/31/2011 VACANCY At Large Mr. STEVE G. WALKUP At Large 10/29/2009 05/31/2011 Total Members for Zoning Board of Adjustment: 17