DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: Council District 10
SUBJECT:
Zoning Case Z2014202
SUMMARY:
Current Zoning: "R-6 AHOD" Residential Single-Family Airport Hazard Overlay District
Requested Zoning: "RM-5 AHOD" Residential Mixed Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: August 05, 2014
Case Manager: Trenton Robertson, Planner
Property Owner: Joseph & Shannon Reynolds
Applicant: Joseph Reynolds
Representative: Joseph Reynolds
Location: 2716 and 2718 Woodbury Drive
Legal Description: Lot 24 and the west 10.5 feet of Lot 7, NCB 12101
Total Acreage: 0.4775
Notices Mailed
Owners of Property within 200 feet: 28
Registered Neighborhood Associations within 200 feet: None
Planning Team: San Antonio International Airport Vicinity Land Use Plan-0
Applicable Agencies: City of San Antonio Aviation Department
Property Details
Property History: The subject property was annexed in 1952 and was originally zoned "B" Residence District. In a 1988 City-initiated, large area 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 consists of a platted lot and a portion of another lot. The subject property is developed with a residential structure measuring 2,644 square-feet in size that was built in 1973. The property is currently used as a duplex.
The rezoning request is meant to bring the registered legal nonconforming duplex into compliance and to allow a third dwelling unit.
Topography: The subject 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: Southwest
Current Base Zoning: "R-6"
Current Land Uses: Single-family residences
Direction: West, North, and East
Current Base Zoning: "R-6", "RM-4" and "MF-33"
Current Land Uses: Duplexes and apartments
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: Van Buren Lane, Woodbury Drive, Middlebury Drive and Hotchkiss
Existing Character: Local; one lane in each direction with partial sidewalks
Proposed Changes: None known
Public Transit: VIA bus line 10 operates along Nacogdoches Road, southeast of the subject property.
Traffic Impact: A TIA report is not required. The traffic generated by the proposed development does not exceed the threshold requirements.
Parking Information: The on-site vehicle parking requirements for residential uses are determined by the number of dwelling units.
Three-Family Dwellings - Minimum requirement: 1.5 spaces per unit; Maximum allowance: 2 spaces per unit
ISSUE:
None.
ALTERNATIVES:
A denial of the zoning request will result in the subject property retaining the current single-family residential zoning classification.
FISCAL IMPACT:
None. The applicant has paid the required zoning fees.
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 San Antonio Airport Vicinity Land Use Plan and is currently designated as Medium Density Residential in the future land use component of the plan. The requested "RM-5" base zoning district is consistent with the adopted land use designation.
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. Most of the residential properties on this block of Woodbury Drive are developed as duplexes with a number of apartment buildings.
3. Suitability as Presently Zoned:
The existing "R-6" district may be appropriate for the subject property; however, the property has long been used as a duplex. The adopted land use plan encourages increased residential density along Woodbury Drive. The requested "RM-5" district allows a maximum of three dwelling units.
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 property is 0.4775 of an acre in size, which is sufficient to accommodate the uses permitted in the "RM-5" district.
7. Other Factors:
None.