DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 5
SUBJECT:
Zoning Case Z2017081
SUMMARY:
Current Zoning: "R-5 AHOD" Residential Single-Family Airport Hazard Overlay District
Requested Zoning: "IDZ AHOD" lnfill Development Zone Airport Hazard Overlay District with uses permitted in "C-2" Commercial District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: March 21, 2017
Case Manager: Nyliah Acosta, Planner
Property Owner: Martin Saenz & Angela Garcia-Saenz
Applicant: Martin Saenz
Representative: Martin Saenz
Location: 107 Royston Avenue
Legal Description: Lots 17 and 18, Block 39, NCB 3442
Total Acreage: 0.287
Notices Mailed
Owners of Property within 200 feet: 15
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 and was zoned “F” Local Retail District and “B” Residence District. A 1992 case (Ordinance 76368) zoned the subject property as “R-5” Single-Family Residence District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current “R-5” 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: R-5
Current Land Uses: Single-Family Residences, and Church
Direction: West
Current Base Zoning: R-5
Current Land Uses: Single-Family Residences
Direction: South
Current Base Zoning: C-3R and R-5
Current Land Uses: Restaurant, Retail, and Single-Family Residences
Direction: East
Current Base Zoning: C-3R
Current Land Uses: Restaurant, Retail and Parking Lot
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: Royston Avenue
Existing Character: Local Road
Proposed Changes: None Known
Thoroughfare: Nogalitos
Existing Character: Secondary Arterial
Proposed Changes: None Known
Public Transit: VIA route 51is located within walking distance from the subject property.
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 base zoning district.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (9-0) recommend Approval.
Criteria for Review: According to Section 35-421, zoning amendments shall be based on the approval criteria below.
1. Consistency:
The property is located within the Nogalitos/ South Zarzamora Community Plan, and is currently designated as Mixed Use in the future land use component of the plan. The requested “IDZ” Infill Development Zone base zoning district is consistent with the future land use designation.
2. Adverse Impacts on Neighboring Lands:
Staff finds no evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. “IDZ” provides a more flexible approach to design and development of infill projects to create a community environment that is enhanced by a mix of residential, commercial, recreational, open space, employment and institutional uses.
3. Suitability as Presently Zoned:
The current “R-5” base zoning district is appropriate for the subject property’s location; however, the subject property is in close proximity to a strip of commercial uses along Nogalitos, a primary arterial. In addition, the uses permitted in the requested “C-2” are a less intense district than the adjacent “C-3” uses.
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, because it is consistent with the plan.
6. Size of Tract:
The subject property totals 0.287 acres in size, which will reasonably accommodate the uses permitted in “IDZ” Infill Development Zone District.
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.