DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 10
SUBJECT: Zoning Case Z2020-10700004 CD
SUMMARY:
Current Zoning: "R-4 AHOD" Residential Single-Family Airport Hazard Overlay District
Requested Zoning: "R-4 CD AHOD" Residential Single-Family Airport Hazard Overlay District with Conditional Use for two (2) dwelling units
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: February 18, 2020
Case Manager: Lorianne Thennes, Planner
Property Owner: Chad and Sarah McNamara
Applicant: Chad and Sarah McNamara
Representative: Chad McNamara
Location: 153 Bryn Mawr Drive
Legal Description: The west 35 feet of Lot 8 and the east 30 feet of Lot 9, Block 5, NCB 9045
Total Acreage: 0.1970 acres
Notices Mailed
Owners of Property within 200 feet: 24
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: Camp Bullis, San Antonio Water System, Texas Department of Transportation
Property Details
Property History: The subject property was annexed into the city by Ordinance 2942, dated December 29, 1945 and was originally zoned “B” Residence District by Ordinance 10423, dated September 8, 1949. The current “R-4” zoning district converted from the previous “B” Residence District in the zoning district conversion that accompanied the adoption of the 2001 Unified Development Code (Ordinance 93881, dated May 3, 2001).
Topography: The property does not include any abnormal physical features such as slope or incursion in a flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: “R-4”
Current Land Uses: Single-family residential dwellings
Direction: East
Current Base Zoning: “R-4”
Current Land Uses: Single-family residential dwellings
Direction: South
Current Base Zoning: “R-4”
Current Land Uses: Single-family residential dwellings
Direction: West
Current Base Zoning: “R-4”
Current Land Uses: Single-family residential dwellings
Overlay and Special District Information:
"AHOD"
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: Bryn Mawr
Existing Character: Local
Proposed Changes: None
Public Transit: There are VIA bus routes within walking distance of the subject property.
Routes: 8, 14, 214, 509
Traffic Impact: A Traffic Impact Analysis (TIA) is not required. The traffic generated by the proposed development does not exceed the threshold requirements.
Parking Information: The minimum parking requirement for a single-family dwelling is one space per unit.
ISSUE: None.
ALTERNATIVES:
Current: The current “R-4” Single-family Residential District provides areas for medium- to high-density, single-family residential uses where adequate public facilities and services exist with capacity to serve development. This district is composed mainly of areas containing single-family dwellings and open area where similar residential development seems likely to occur. Residential single-family provides minimum lot size and density requirements in order to preserve neighborhood character.
Proposed: The proposed “R-4” Single-family Residential District provides areas for medium- to high-density, single-family residential uses where adequate public facilities and services exist with capacity to serve development. This district is composed mainly of areas containing single-family dwellings and open area where similar residential development seems likely to occur. Residential single-family provides minimum lot size and density requirements in order to preserve neighborhood character. The proposed “CD” would allow consideration of two (2) dwelling units.
FISCAL IMPACT: None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The property is not within a regional center but is within a premium transit corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends Approval with Conditions.
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 Northeast Inner Loop Neighborhood Plan and is currently designated as “Low Density Residential.” The requested “R-4” is consistent with the future land use designation.
2. Adverse Impacts on Neighboring Lands:
Staff does not find evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. The surrounding properties are zoned “R-4” Residential Single-family District. Many of the surrounding properties have a primary home and with either an accessory structure or dwelling unit. The “R-4” was the result of a “B” Residence District which permits a duplex by right.
3. Suitability as Presently Zoned:
The current "R-4 AHOD" Residential Single-Family Airport Hazard Overlay District is an appropriate zoning for the property and surrounding area. The rezoning request maintains the base “R-4” district and the conditional use allows consideration of density for two (2) units. The “B” to “R-4” conversion permits a duplex by right, resulting in a density of 2 units. The request is to allow a total of two (detached) units.
4. Health, Safety and Welfare:
Staff has not found indication of likely adverse effects on the public health, safety, or welfare.
5. Public Policy:
The Northeast Inner Loop Neighborhood Plan supports “Low Density Residential” land uses.
6. Size of Tract:
The subject property is 0.1970 acres, which could reasonably accommodate two (2) dwelling units.
7. Other Factors:
Properties in this area benefit from the “B” to “R-4” conversion which allows a duplex by right. Additionally, all residential zoning district allow a primary dwelling and an accessory dwelling (2 units), as long as the property is owner occupied.
If the subject property were owner occupied, two (2) dwelling units will be allowed with permit, rather than a rezoning.
If recommended for Approval, staff recommends the following condition:
• The second dwelling unit shall not exceed one story