DEPARTMENT: Development Services
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Zoning Case Z2016069
SUMMARY:
Current Zoning: "IDZ RIO-1" Infill Development Zone River Improvement Overlay District and "R-4 RIO-1" Residential Single-Family River Improvement Overlay District
Requested Zoning: "IDZ RIO-1" Infill Development Zone River Improvement Overlay District with uses permitted in "RM-4" Residential Mixed District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: February 2, 2016
Case Manager: Shepard Beamon, Planner
Property Owner: Victor Andonie (w/ MS 410 Partners, LLC)
Applicant: Stephen S. Lin, P.E. (Big Red Dog Engineering)
Representative: Stephen S. Lin, P.E. (Big Red Dog Engineering)
Location: Generally located in the 200 Block of Catalpa Avenue and at 119, 127, 129, 131 and 133 Carnahan Street
Legal Description: Lot 5, the North 25-feet of Lot 6, the South 25-feet of the West 60-feet of Lot 6, the West 60-feet of Lot 7, and Lots 16, 17, 18, 19, and 901, Block 2, NCB 3081
Total Acreage: 0.52
Notices Mailed
Owners of Property within 200 feet: 36
Registered Neighborhood Associations within 200 feet: Mahncke Park
Applicable Agencies: None
Property Details
Property History: The subject property is located within the city limits in 1938. According to available records, the subject property was zoned “B” Residence District. Upon the adoption of the 2001 Unified Development Code, the subject property was converted from “B” to “R-4” Residential Single-Family District. A portion of the subject property was then rezoned from “R-4” to “IDZ RIO-I” Infill Development Zone River Improvement Overlay-l District with Attached Single-Family Residential uses not to exceed 27 units per acre (Ordinance # 2013-08-15-0552).
Topography: None.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: C-1, C-2
Current Land Uses: Parking Garage, Office/Bank Building
Direction: East
Current Base Zoning: R-4 NCD
Current Land Uses: Park, Single Family Residences, Vacant
Direction: South
Current Base Zoning: R-4 NCD, RM-5 IDZ NCD, MF-33, IDZ, C-1, C-2
Current Land Uses: Single Family Residences, School, Park, Multi-Family Residences, Parking Lot, Restaurant
Direction: West
Current Base Zoning: C-2
Current Land Uses: Parking Lot, Nail Salon
Improvement and Special District Information: All surrounding properties carry the "RIO" River Improvement 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.
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.
Transportation
Thoroughfare: Catalpa Street
Existing Character: Local Street
Proposed Changes: None known
Thoroughfare: Carnahan Street
Existing Character: Local Street
Proposed Changes: None known
Public Transit: VIA Bus Routes 9, 10, 14 and 209 have stops one block away from the subject property.
Traffic Impact: A Traffic Impact Analysis (TIA) is not required. The Infill Development Zone (IDZ) waives TIA requirements.
Parking Information:
The “IDZ” Infill Development Zone District waives off-street vehicle parking requirements.
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject property retaining the present “R-4” and “IDZ” zoning district designation.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (8-0) 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 Mahncke Park Neighborhood Plan and is designated as Mixed Use. The requested "IDZ" base zoning district is consistent with the adopted land use designation, as are the permitted uses in “RM-4”.
2. Adverse Impacts on Neighboring Lands:
Staff has found no evidence of likely adverse impacts on surrounding properties in relation to this zoning request. The proposed zoning is consistent with surrounding properties.
3. Suitability as Presently Zoned:
The existing zoning districts are appropriate for the subject property and surrounding areas. However, the proposed “IDZ” zoning will provide support for the development of more single-family uses within the Mahncke Park community and will not have any negative effects on the future development of adjacent properties. The requested zoning is suitable with the current development within the project area.
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. The zoning request fulfills the goals of the Mahncke Park Neighborhood Plan, by encouraging appropriate private sector, non-profit and public redevelopment and rehabilitation of deteriorated and vacant property in a manner that is responsive to neighborhood concerns. The request also fulfills the goal of improving the quality and condition of housing in the neighborhood.
6. Size of Tract:
The subject property is 0.29 acres in size, which accommodates the proposed development for five (5) single-family dwelling units with adequate space for parking.
7. Other Factors:
None.