DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: Council District 5
SUBJECT:
Zoning Case Z2015101
SUMMARY:
Current Zoning: "R-6 AHOD" Residential Single-Family Airport Hazard Overlay District
Requested Zoning: "C-2 AHOD" Commercial Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: March 03, 2015
Case Manager: Logan Sparrow, Planner
Property Owner: Daniel Lozano
Applicant: Daniel Lozano
Representative: Daniel Lozano
Location: 446 Inez Avenue and 442 Inez Avenue
Legal Description: Lot 13, Block 7, NCB 8641 and SW IRR 23.80 of 30 & NW TRI 10.1 of 31 & NW TRI 23.8 of 33, Block 7, NCB 8641
Total Acreage: 0.3533
Notices Mailed
Owners of Property within 200 feet: 25
Registered Neighborhood Associations within 200 feet: Memorial Heights Neighborhood Association
Planning Team: None
Applicable Agencies: The San Antonio Parks and Recreation Department was notified.
Property Details
Property History: The subject property was rezoned from "MF-33" Multi-Family District to "R-6" Residential Single-Family District" on August 14, 2003, which was established by Ordinance 98010 as part of a large area rezone.
Topography: The property is entirely located within the 100-year flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: "R-6"
Current Land Uses: Single Family Dwelling, Vacant Lot
Direction: East
Current Base Zoning: "R-5"
Current Land Uses: Single Family Dwelling
Direction: South
Current Base Zoning: "R-6"
Current Land Uses: Vacant
Direction: West
Current Base Zoning: "R-6"
Current Land Uses: Single Family Dwelling
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: NW 36th Street
Existing Character: Primary Arterial; 2 lanes in each direction
Proposed Changes: None known
Public Transit: VIA bus route 77 operates along NW 36th Street
Transportation
Thoroughfare: Inez Avenue
Existing Character: Local Street; 1 lane in each direction
Proposed Changes: None known
Public Transit: VIA bus route 77 operates along Inez Avenue
Traffic Impact: A Traffic Impact Analysis is not required. The traffic generated by the proposed development does not exceed the threshold requirements.
Parking Information: The requested "C-2" Commercial zoning allows for a variety of uses. Whichever use is established on-site will trigger parking requirements commensurate to that use.
ISSUE:
Development of a property completely contained within the 100-year flood plain will be very difficult. Staff has notified the applicant of the challenges associated with construction within the flood plain.
ALTERNATIVES:
Denial of the zoning request will result in the subject property retaining the residential zoning.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and the Zoning Commission (9-0) 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 West/Southwest Sector Plan and establishes General Urban Tier land use for this property which allows for "C-1" Light Commercial District, "C-2" Commercial District, and "C-2P" Commercial Pedestrian District zoning.
2. Adverse Impacts on Neighboring Lands:
Staff is aware that there may be some adverse impact for neighboring properties. However, given the development standards requiring bufferyards and screening between residential and commercial properties, staff believes that the adverse impact could be mitigated such that adjacent properties are not harmed.
3. Suitability as Presently Zoned:
The current R-6 zoning is not suitable for the subject property. The property experiences many development challenges due to its location within the 100-year flood plain. The "C-2" Commercial District is consistent for development within this community per the plan and allows a more accessible range of development opportunities for the property owner in light of the flood plain.
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 is 0.3533 of an acre, which is of sufficient size to accommodate uses permitted in "C-2".
7. Other Factors:
None.