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File #: 18-1941   
Type: Zoning Case
In control: City Council A Session
On agenda: 3/1/2018
Posting Language: ZONING CASE # Z2018068 (Council District 1): An Ordinance amending the Zoning District Boundary from "R-6 AHOD" Residential Single-Family Airport Hazard Overlay District to "R-4 AHOD" Residential Single-Family Airport Hazard Overlay District on 0.099 acres out of NCB 3053, located in the 100 block of Valero Street. Staff and Zoning Commission recommend Approval.
Attachments: 1. Location Map, 2. Zoning Minutes, 3. Draft Ordinance, 4. Field Notes, 5. Ordinance 2018-03-01-0164

DEPARTMENT: Development Services                     

 

DEPARTMENT HEAD: Michael Shannon

                     

COUNCIL DISTRICTS IMPACTED: 1

 

SUBJECT:

Zoning Case Z2018068

 

SUMMARY:

Current Zoning:  "R-6 AHOD" Residential Single-Family Airport Hazard Overlay District

 

Requested Zoning:  "R-4 AHOD" Residential Single-Family Airport Hazard Overlay District

 

BACKGROUND INFORMATION:

Zoning Commission Hearing Date:  February 6, 2018

 

Case Manager:  Nyliah Acosta, Planner

 

Property Owner:  Realty AI Investment Holdings, LLC

 

Applicant:  Michele Debs

 

Representative:  Michele Debs

 

Location:  100 block of Valero Street

 

Legal Description:  0.099 acre out of NCB 3053

 

Total Acreage:  0.099

 

Notices Mailed

Owners of Property within 200 feet:  23

Registered Neighborhood Associations within 200 feet:  Tobin Hill Community Association

Applicable Agencies:  None

 

Property Details

Property History:  The subject property is part of the original 36 square miles of the City of San Antonio and was originally zoned “B” Residence District. A 1995 case, Ordinance 8331, rezoned the property from “B” to “R-1” Single Family Residence District. Upon the adoption of the 2001 Unified development Code, the previous “R-1” converted to the current “R-6” Residential Single-Family District.

                     

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

Current Base Zoning:  C-3, R-6, MF-33

Current Land Uses:  Little school of Keystone, Duplex, Vacant Lot, Parking Lot

 

Direction:  East

Current Base Zoning:  R-6, MF-33

Current Land Uses:  Single-Family Residence, Duplex, Vacant Lot, Triplex

 

Direction:  South

Current Base Zoning:  R-6

Current Land Uses:  Single-Family Residences

 

Direction:  West

Current Base Zoning:  RM-4, R-6

Current Land Uses:  Duplex, 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

 

Transportation

Thoroughfare:  Valero St

Existing Character:  Local Road

Proposed Changes:  None Known

 

Public Transit:  VIA route 8 and 11 are within walking distance of the subject property.

 

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:  Single-Family Dwelling- Minimum vehicle spaces- 1 per units

 

ISSUE:

None.

 

ALTERNATIVES:

A denial of the request will result in the subject property retaining the current base zoning district. Single-family dwelling (detached) with a minimum lot size of 6,000 square feet and a minimum lot width of 50 feet, foster family home, public and private schools would be allowed in the “R-6”.

 

FISCAL IMPACT:

None.

 

PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:

The subject property is not within a Regional Center, but is on the New Braunfels Metro Premium Transit Route.

 

Staff Analysis and Recommendation: Staff and Zoning Commission (11-0) 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 Tobin Hill Neighborhood Plan, and is currently designated as “Low Density Residential” in the future land use component of the plan. The requested “R-4” Residential Single-Family base zoning district is consistent with the future land use designation.

 

2.  Adverse Impacts on Neighboring Lands: 

Staff finds no evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. The property owner intends to construct one dwelling at the rear of the large lot that fronts both East Ashby Place and Valero Street. The property will need to be replatted before constructing a single-family home.

 

3.  Suitability as Presently Zoned: 

The current “R-6” base zoning district is appropriate for the subject property’s location; however, “R-4” is still a suitable fit for the current 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 rezoning request does not appear to conflict with any public policy objective.

 

6.  Size of Tract: 

The subject property totals 0.099 acres in size, which reasonably accommodates the uses permitted in “R-4” Residential Single-Family District.

 

7.  Other Factors: 

The applicant proposes to have one single-family dwelling fronting Valero Street.