DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 3
SUBJECT:
Zoning Case Z2015147
SUMMARY:
Current Zoning: "R-4 H AHOD" Residential Single-Family Mission Historic Airport Hazard Overlay District
Requested Zoning: "IDZ H AHOD" Infill Development Zone Mission Historic Airport Hazard Overlay District with uses permitted for Five (5) Single-Family Homes
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: April 21, 2015. This case has been expedited to the May 7, 2015 City Council hearing.
Case Manager: Mary Moralez-Gonzales, Planner
Property Owner: Tom Kennedy
Applicant: Tom Kennedy
Representative: Patrick W. Christensen
Location: 202 Weaver Street
Legal Description: Lots 18, 19, Block 6, NCB 6517
Total Acreage: 0.1837
Notices Mailed
Owners of Property within 200 feet: 36
Registered Neighborhood Associations within 200 feet: Roosevelt Park Neighborhood Association
Planning Team: South Central Community Plan -15
Applicable Agencies: Office of Historic Preservation, San Antonio Aviation Department
Property Details
Property History:
The subject property is located within the City Limits as they were recognized in 1938, and was originally zoned "B" Residence District. Upon adoption of the 1965 Unified Development Code, the property converted to "R-7" Single-Family Residential. Upon adoption of the 2001 Unified Development Code, the "R-7" zoning district converted to the current "R-4". The property includes a 670 square feet residence which was built in 1925.
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, East, West
Current Base Zoning: R-4 H
Current Land Uses: Single-Family Residences
Direction: South
Current Base Zoning: R-6 H -RIO-5
Current Land Uses: Mission Golf Course
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.
Properties to the south carry the "RIO" River 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. The RIO-5 design objectives are: to maintain the residential character of the area while encouraging development of new mixed-use nodes that offer neighborhood shopping and services; and to respect established neighborhoods in new top-of-bank riverscape designs, particularly recreational opportunities that require parking or transport of recreational equipment.
The subject property and surrounding properties are designated as "H" Mission Historic District. The designation provides for a design review process in which exterior modifications must be reviewed for their appropriateness before a building permit can be issued.
Transportation
Thoroughfare: Weaver Street
Existing Character: Local Street; 1 lane in each direction
Proposed Changes: None known
Thoroughfare: Kalteyer Street
Existing Character: Local Street; 1 lane in each direction
Proposed Changes: None known
Thoroughfare: Hansford Street
Existing Character: Local Street; 1 lane in each direction
Proposed Changes: None known
Public Transit: VIA bus route 34-South St. Mary's Street stops at Roosevelt Avenue and School Street located one block east.
Traffic Impact:
"IDZ" zoning is exempt from TIA requirements.
Parking Information:
Single-family dwelling - Minimum Parking Requirement: 1space per unit. Maximum Parking Requirement: N/A
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current zoning classification, restricting future land uses to those permissible in the "R-4 H AHOD" zoning district.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation:
Staff recommends denial of the proposed request of "IDZ H AHOD" Infill Development Zone Mission Historic Airport Hazard Overlay District with uses permitted for Five (5) Single-Family Homes and recommends approval of an alternate zoning change of "IDZ H AHOD" Infill Development Zone Mission Historic Airport Hazard Overlay District with uses permitted for Three (3) Single-Family Homes.
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 South Central Community Plan and is designated as Low Density Residential. The proposed zoning request of "IDZ H AHOD" with uses permitted to allow Five (5) Single-Family Homes is not consistent with the South Central Community Plan. The alternate staff proposal of "IDZ H AHOD" Infill Development Zone Mission Historic Airport Hazard Overlay District with uses permitted for Three (3) Single-Family Homes is consistent with the Low Density Residential future land use designation.
One of the goals of the South Central Community Plan is to maintain and build on the old-fashioned neighborhood character of South Central San Antonio. Another goal is to encourage the rehabilitation and construction of housing and create a healthy environment for families and businesses.
Staff recommends the alternate zoning of "IDZ H AHOD" Infill Development Zone Mission Historic Airport Hazard Overlay District with uses permitted for Three (3) Single-Family Homes which is consistent with the stated goals of the South Central Community Plan.
2. Adverse Impacts on Neighboring Lands:
The proposed zoning request is located within the Roosevelt Park Neighborhood Association and is surrounded on the north, east and west by single-family residences on 4,000 square foot lots. Most homes in the area were built around 1940. It is important to preserve the historical character of the neighborhood by keeping the residential density low and in character with the traditional building style of the neighborhood.
3. Suitability as Presently Zoned:
The subject property's current zoning designation is suitable.
4. Health, Safety and Welfare:
Staff has found no evidence of likely negative impacts on public health, safety or welfare related to the zoning request.
5. Public Policy:
The request as proposed appears to conflict with the South Central Community Plan. Therefore, staff recommends approval of alternate zoning designation of "IDZ H AHOD" Infill Development Zone Mission Historic Airport Hazard Overlay District with uses permitted for Three (3) Single-Family Homes.
6. Size of Tract:
The subject property totals 0.1837 acres in size, which should reasonably accommodate the uses permitted in the staff recommended "IDZ H AHOD" Infill Development Zone Mission Historic Airport Hazard Overlay District with uses permitted for Three (3) Single-Family Homes. Staff finds that size of the property will not reasonably accommodate the proposed zoning request of the applicant. The applicant proposed zoning would result in a high density living environment that is out of character with the neighborhood.
7. Other Factors:
According to Building Division, the construction of three or more homes will require the applicant to obtain Commercial Building Permits.