DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 3
SUBJECT:
Zoning Case Z-2021-10700149
SUMMARY:
Current Zoning: "R-6 MLOD-2 MLR-2 AHOD" Residential Single-Family Lackland Military Lighting Overlay Military Lighting Region 2 Airport Hazard Overlay District
Requested Zoning: "RM-5 MLOD-2 MLR-2 AHOD" Residential Mixed Lackland Military Lighting Overlay Military Lighting Region 2 Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: July 20, 2021
Case Manager: Mirko Maravi, Senior Planner
Property Owner: Brian Stein
Applicant: Brian Stein
Representative: Brian Stein
Location: 435 Verne Street
Legal Description: South 90 feet of Lot 1, east 43 feet and west 7 feet of south 90 feet of Lot 2, and west 15 feet of south 90 feet of Lot 3, Block 12, NCB 9312
Total Acreage: 0.2376
Notices Mailed
Owners of Property within 200 feet: 26
Registered Neighborhood Associations within 200 feet: No Neighborhood Association
Applicable Agencies: Lackland Air Force Base
Property Details
Property History:
The property was annexed into the City of San Antonio by Ordinance 4745, dated March 8, 1947 and zoned “C” Apartment District. The property was rezoned by Ordinance 66677, dated February 25, 1988 to the “R-1” Single-Family Residence District. Under the 2001 Unified Development Code, established by Ordinance 93881, dated May 03, 2001, the property zoned “R-1” Single-Family Residence District converted to the current “R-6” Residential Single-Family District.
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-6”
Current Land Uses: Single-Family Dwelling
Direction: South
Current Base Zoning: “R-6”
Current Land Uses: Single-Family Dwelling
Direction: East
Current Base Zoning: “R-6”
Current Land Uses: Single-Family Dwelling
Direction: West
Current Base Zoning: “R-6”
Current Land Uses: Single-Family Dwelling
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.
"MLOD-2"
All surrounding properties carry the "MLOD-2" Military Lighting Overlay District, due to their proximity to Lackland Air Force Base. The "MLOD-2" does not restrict permitted uses, but does regulate outdoor lighting in an effort to minimize night-time light pollution and its effects on operations at the military installation.
Transportation
Thoroughfare: Verne Street
Existing Character: Minor
Proposed Changes: None Known
Thoroughfare: Garnett Avenue
Existing Character: Minor
Proposed Changes: None Known
Public Transit: VIA bus routes are within walking distance of the subject property.
Routes Served: 102
Traffic Impact: ROW dedication and improvement may be required along Verne and Garnett.
Parking Information: The minimum parking requirement for 3 single-family dwellings is 1.5 space per unit.
ISSUE:
None.
ALTERNATIVES:
Current: The "R-6" Residential Single-Family District zoning district provide options for developing dwelling units for specialized housing markets such as the affordable housing market, starter homes, and empty nester homes on small lots. This district will provide areas for medium to high-density, single-family residential uses where adequate public facilities and services exist, prevent the overcrowding of land, and facilitate the adequate provision of transportation. The "R-x" (residential single-family) zoning district are designed to be in close proximity to schools, public parks, and open space serving the site.
Proposed: The proposed "RM-5" Residential Mixed District provides areas for medium to high-density residential uses where adequate public facilities and services exist with capacity to serve development. These districts are composed mainly of areas containing a mixture of single-family, two-family and multi-family dwellings and open space where similar residential development seems likely to occur. The district regulations are designed to encourage a suitable neighborhood environment for family life by including among the permitted uses such facilities as schools and churches; and to preserve the openness of the area by requiring flexible yard and area standards. Mixed residential districts provide flexible density requirements in order to allow for market and design flexibility while preserving the neighborhood character and permitting applicants to cluster development in order to preserve environmentally sensitive and agricultural land areas.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The subject property is not within a Regional Center but located within the Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends 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 West Sector Plan and is currently designated as “General Urban Tier” in the future land use component of the plan. The requested “RM-5” base zoning district 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.
3. Suitability as Presently Zoned:
The current “R-6” Residential Single-Family District is an appropriate zoning for the property and surrounding area. The proposed “RM-5” adds more density.
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 proposed rezoning does not appear to conflict with the following goals, principles, and objectives of the West Sector Plan:
HOU-1.1 Promote quality design and construction for new housing.
HOU-1.2 Provide a range of housing types and prices to accommodate all residents within the Sector and within the same neighborhood.
6. Size of Tract:
The subject property is 0.2376 acres, which could reasonably accommodate up to six (6) single-family dwellings.
7. Other Factors:
Rezoning will permit 3 units in each lot. Owner indicating 4 total units.