DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 5
SUBJECT:
Zoning Case Z2017021
SUMMARY:
Current Zoning: "R-4 AHOD" Residential Single-Family Airport Hazard Overlay District
Requested Zoning: "IDZ AHOD" Infill Development Zone Airport Hazard Overlay District with uses permitted in “C-2” Commercial District and Indoor Storage
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: December 20, 2016
Case Manager: Nyliah Acosta, Planner
Property Owner: Steven F Staglik
Applicant: Steven F Staglik
Representative: David Reynolds
Location: 513 Arbor Place
Legal Description: Lot 22, Block 4, NCB 2154
Total Acreage: 0.2057
Notices Mailed
Owners of Property within 200 feet: 14
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: None
Property Details
Property History: The subject property was included in the original 36 square miles of the City of San Antonio. A 2002 case (Ordinance 97325) changed the zoning from “I-1” General Industrial District to “R-4” Residential Single-Family District.
Topography: The property does not include any abnormal physical features such as slope or inclusion in a floodplain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: I-1
Current Land Uses: San Antonio Armature Works
Direction: West
Current Base Zoning: R-4
Current Land Uses: Residential Single-Family
Direction: South
Current Base Zoning: R-4
Current Land Uses: Residential Single-Family
Direction: East
Current Base Zoning: R-4
Current Land Uses: Residential Single-Family
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: Arbor Place
Existing Character: Local Road.
Proposed Changes: None Known.
Thoroughfare: Colorado Alley
Existing Character: Alley.
Proposed Changes: None Known.
Public Transit: VIA bus route 79 is within walking distance of the subject property.
Traffic Impact: Traffic Impact: A Traffic Impact Analysis (TIA) is not required. Infill Development (IDZ) is exempt from TIA requirements.
Parking Information: The “IDZ” Infill Development Zone District waives off-street vehicle parking requirements.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current "R-4" Residential Single-Family District.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends Denial. Zoning Commission recommends Approval. (9-0)
Criteria for Review: According to Section 35-421, zoning amendments shall be based on the approval criteria below.
1. Consistency:
The property is not located within a land use plan, as such, a finding of consistency is not required. However, the property is within an area that is primarily residential.
2. Adverse Impacts on Neighboring Lands:
The applicant proposes to use the subject property for indoor storage. The surrounding area is primarily residential, and the requested IDZ with uses permitted in “C-2” for storage is inappropriate for this area. Introducing commercial uses into the neighborhood would change the character of this community.
3. Suitability as Presently Zoned:
The current “R-4” Residential Single-Family district is appropriate for the subject property’s location. The area is surrounded by residential uses and keeping the current “R-4” use fits into the current use pattern.
4. Health, Safety and Welfare:
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 0.2057 acres in size, which is smaller than typical commercial properties.
7. Other Factors:
Infill Development Zone (IDZ) provides flexible standards for developments. IDZ is to encourage and facilitate development on vacant, bypassed lands, or the redevelopment of underutilized buildings of structures, within existing built-up areas. IDZ may be approved as either a base zoning district or an overlay zoning district. Standards required in an IDZ district shall apply to either IDZ base zoning or the IDZ overlay district except where otherwise specifically stated. Typically IDZ gives flexibility to parking requirements, lots sizes, and setbacks.