DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Zoning Case Z2015135
SUMMARY:
Current Zoning: "R-5 AHOD" Residential Single-Family Airport Hazard Overlay District
Requested Zoning: "R-3 AHOD" Residential Single-Family Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: April 7, 2015
Case Manager: Oscar Aguilera, Planner
Property Owner: Luis Gerlein
Applicant: Luis Gerlein
Representative: Juan Manuel Fernandez
Location: 1603 West Terra Alta Drive and 414 Everest Avenue.
Legal Description: Lot 83 and Lot 84, NCB 11888.
Total Acreage: 0.526
Notices Mailed
Owners of Property within 200 feet: 21
Registered Neighborhood Associations within 200 feet: None
Planning Team: San Antonio International Airport Vicinity Land Use Plan-None
Applicable Agencies: Aviation Department
Property Details
Property History: The property is currently zoned "R-5" Residential Single-Family District. On March 7, 1957 (Ordinance 24621) rezoned the property from "A" Temporary Residence District to "A" Single Family Residential District. Upon the adoption of the 1965 Code the property was rezoned as "R-5" Residential Single-Family and in the adoption of the 2001 Unified Development Code, the zoning districts retained the "R-5" Residential Single-Family District classification.
Topography: The property does not include any abnormal physical features such as slope or inclusion in a flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: "MF-40 AHOD" "C-2"
Current Land Uses: Senior Center, Office Buildings
Direction: West, South
Current Base Zoning: "R-5" MF-33
Current Land Uses: Vacant Single-Family Residential, Apartments.
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: West Terra Alta Drive
Existing Character: Local; 1 lane in each direction with sidewalks.
Proposed Changes: None known.
Thoroughfare: Everest Avenue
Existing Character: Local; 1 lane in each direction with sidewalks.
Proposed Changes: None known.
Public Transit: None.
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: Dwelling Minimum Parking Requirement: 1.5 spaces per unit. Maximum Parking Requirement: 2 spaces per unit.
ISSUE:
None.
ALTERNATIVES:
Denial of the zoning request will result in the subject property retaining the "R-5" residential zoning.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff and 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 San Antonio International Airport Vicinity Land Use Plan and is currently designated as Medium Density Residential in the future land use component of the plan. The requested "R-3 AHOD" base zoning district is consistent with the adopted land use designation.
2. Adverse Impacts on Neighboring Lands:
Staff has found no evidence of likely adverse impacts on surrounding properties.
3. Suitability as Presently Zoned:
The proposed "R-3" zoning district is appropriate for the subject property. The neighborhood consists of mostly single-family residential uses, with a mixture of multi-family uses. The requested use is consistent with the existing development pattern in the neighborhood.
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.
6. Size of Tract:
The subject property is 0.526 acres in size, which accommodates the proposed development with adequate space for parking.
7. Other Factors:
Per Aviation, the developer should advise prospective buyers that the home is in an airport landing path and the prospective homeowners may be affected by the noise.