DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Zoning Case Z2016058
SUMMARY:
Current Zoning: "H HS IDZ AHOD" Historic Significant Infill Development Zone Airport Hazard Overlay District with Residential Mixed Uses
Requested Zoning: “IDZ H HS AHOD" Infill Development Zone King William Historic Significant Airport Hazard Overlay District with uses allowed in "RM-4" Residential Mixed District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: February 2, 2016
Case Manager: Mary Moralez-Gonzales, Planner
Property Owner: Bonita K. Simpson
Applicant: Bonita K. Simpson
Representative: Bonita K. Simpson
Location: 306 East Johnson Street
Legal Description: Lot 11, Block 9, NCB 750
Total Acreage: 0.1377
Notices Mailed
Owners of Property within 200 feet: 27
Registered Neighborhood Associations within 200 feet: King William Neighborhood
Association
Applicable Agencies: Sam Antonio Aviation Department, Office of Historic Preservation
Property Details
Property History: The subject property is located within the city limits as they were recognized in 1938. In 1968, the King William Historic District was adopted; and in 1988, the “HS” Historic Significant designation was applied to the subject property. In a 1991 City-initiated case, the subject property was zoned “R-2” Two Family Residence District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current “RM-4” Residential Mixed District. A 2012 zoning case rezoned the property to the current “H HS IDZ” King William Historic Significant Infill Development Zone District with Residential Mixed Uses.
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 and Northeast
Current Base Zoning: IDZ H HS, RM-4 H HS RIO-4, C-2 H HS
Current Land Uses: Single Family Residences, Loft Apartments
Direction: South and Southeast
Current Base Zoning: RM-4 H HS, C-1 H HS
Current Land Uses: Single Family Residences, Gas Station
Direction: West and Southwest
Current Base Zoning: RM-4 H HS, RM-4 H HS RIO-4
Current Land Uses: Single-Family Residences
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.
Surrounding properties and the subject property are located within the King William Historic District. Although the historic district does not restrict possible uses, it does require all construction plans be reviewed and approved by the City’s Historic and Design Review Commission (HDRC).
Some 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: East Johnson Street
Existing Character: Local Street
Proposed Changes: None known
Public Transit: VIA bus routes # 51, #54 and #305 stop at the intersection of East Johnson Street and South Alamo Street.
Traffic Impact: A Traffic Impact Analysis (TIA) is not required. Infill Development Zone (IDZ) requests are exempt from the TIA requirement.
Parking Information: The “IDZ” Infill Development Zone District is exempt from off- street vehicle parking requirements.
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject property retaining the current zoning district designation.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (10-0) 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 Downtown Neighborhood Plan and is currently designated as “Residential” in the future land use component of the plan. The requested “IDZ” base zoning district with proposed uses 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.
3. Suitability as Presently Zoned:
The existing base zoning district of “IDZ” is consistent with the surrounding properties. The applicant proposes to develop two (2) residential units on the property.
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 proposed zoning request supports the Downtown Neighborhood Plan’s goal of enhancing underutilized property in and around neighborhoods to encourage development that is compatible in use and intensity with the existing neighborhood.
6. Size of Tract:
The subject property is 0.137 acres and is sufficient to accommodate the proposed development and IDZ development requirements.
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.