DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: Council District 3
SUBJECT:
Zoning Case Z2014200
SUMMARY:
Current Zoning: "C-2 H RIO-6 AHOD" Commercial Mission Historic River Improvement Overlay-6 Airport Hazard Overlay District
Requested Zoning: "R-6 H RIO-6 AHOD" Residential Single-Family Mission Historic River Improvement Overlay-6 Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: August 05, 2014
Case Manager: Krystin Ramirez, Planner
Property Owner: Tomas R. Zamora
Applicant: Tomas R. Zamora
Representative: Tomas R. Zamora
Location: 2230 Emilio Guerra
Legal Description: 0.272 of an acre out of NCB 11174
Total Acreage: 0.272
Notices Mailed
Owners of Property within 200 feet: 7
Registered Neighborhood Associations within 200 feet: None
Planning Team: Stinson Airport Vicinity Land Use Plan (16)
Applicable Agencies: City of San Antonio Office of Historic Preservation and Aviation Department
Property Details
Property History: The subject property was annexed in 1952 and was originally zoned "B" Residence District. In a 1986 case, the property was rezoned to "B-2" Business District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current "C-2" Commercial District. The subject property is developed as a single-family residence measuring 2000 square feet in size, which was constructed in 1956. The property is not platted in its current configuration.
The rezoning request is meant to bring the existing residence into compliance.
Topography: The property does not include any abnormal physical features such as slope or inclusion in a floodplain.
Adjacent Zoning and Land Uses
Direction: North and East
Current Base Zoning: "NP-10"
Current Land Uses: San Antonio River Authority Offices and single-family residence
Direction: South
Current Base Zoning: "C-2" and "NP-10"
Current Land Uses: Vacant lot
Direction: West
Current Base Zoning: "I-1"
Current Land Uses: Vacant 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.
The subject property and surrounding properties are located in the Mission Historic District. Historic districts do not regulate use of the property, but do enforce building exterior design standards meant to maintain the architectural character or cultural significance of the designated area. Building plans and permit applications will be subject to review by the Office of Historic Preservation and the Historic and Design Review Commission (HDRC) prior to any permits being issued.
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.
Transportation
Thoroughfare: Emilio Guerra
Existing Character: Local Street; one lane in each direction
Proposed Changes: None known
Thoroughfare: Mission Road
Existing Character: Local Street; one lane in each direction
Proposed Changes: None known
Public Transit: There are no public transit lines in the immediate area.
Traffic Impact: A Traffic Impact Analysis (TIA) report is not required. The traffic generated by the proposed development does not exceed the threshold requirements.
Parking Information: Off-street vehicle parking requirements are determined by type of use and building size. The rezoning application refers to a proposed residence.
Dwelling - Single-Family: Minimum Parking Requirement: 1 space per unit; Maximum Parking Requirement: N/A
ISSUE:
None.
ALTERNATIVES:
A denial of the zoning request will result in the subject property retaining the existing zoning designation.
FISCAL IMPACT:
None. The zoning request is eligible for the Inner City Reinvestment Infill Policy fee waiver. The Development Services Department fees will be reimbursed through grant funding.
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 subject property is located within the Stinson Airport Vicinity Land Use Plan and is currently designated as Low Density Residential in the future land use component of the plan. The requested "R-6" base zoning district is consistent with the adopted 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. The rezoning request is meant to bring the existing residence to into compliance.
3. Suitability as Presently Zoned:
The current "C-2" zoning district is not consistent with the adopted land use plan. The property's location on a dead-end street is not appropriate for commercial 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 request does not appear to conflict with any public policy objective.
6. Size of Tract:
The subject properties total 0.272 of an acre in size, which should reasonably accommodate the uses permitted in "R-6".
7. Other Factors:
None.