DEPARTMENT: Development Services
COUNCIL DISTRICTS IMPACTED: 3
SUBJECT:
Zoning Case Z2015238
(Associated Plan Amendment 15064)
SUMMARY:
Current Zoning: "C-3R H RIO-5 AHOD" General Commercial Restrictive Alcoholic Sales Mission Historic River Improvement Overlay Airport Hazard Overlay District
Requested Zoning: "R-6 H RIO-5 AHOD" Residential Single-Family Mission Historic River Improvement Overlay Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: August 4, 2015
Case Manager: Oscar Aguilera, Planner
Property Owner: Alba De Leon
Applicant: Alba De Leon
Representative: Barbara Warren
Location: 1430 Napier Avenue
Legal Description: Lot 27, NCB 7657
Total Acreage: 0.22
Notices Mailed
Owners of Property within 200 feet: 16
Registered Neighborhood Associations within 200 feet: East Pyron Symphony Lane Neighborhood Association
Planning Team: South Central Planning Team - 16
Applicable Agencies: None
Property Details
Property History: The subject property was annexed in September 25, 1952 (Ordinance # 18115) and the front of the property was zoned “B-3RH” Historic Business Restrictive Alcoholic Sales District. Upon the adoption of the 2001 Unified Development Code, the previous zoning district converted to “C-3R” Commercial Restrictive Alcoholic Sales. On June 27, 2002, Ordinance 96044 established a “RIO-5” River Overlay District for the property.
Topography: The subject property does not include any abnormal physical features such as significant slope or inclusion in a flood plain.
Adjacent Base Zoning and Land Uses
Direction: North, East
Current Base Zoning: R-6 H, C-3R H, MF-33H
Current Land Uses: Single-Family Residence and Vacant Lots
Direction: West, South
Current Base Zoning: MF-33H
Current Land Uses: Single-Family Residence and Vacant Lots
Overlay and Special District Information: None
Transportation
Thoroughfare: Napier Avenue
Existing Character: Local Street
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 - 1 Family: Minimum; 1 parking space per unit. Maximum; N/A
ISSUE:
None.
ALTERNATIVES:
Denial of the zoning request will result in the subject property retaining the "C-3 R H" Commercial Restrictive Alcoholic Sales Mission Historic District.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (7-0) recommend Approval, pending Plan Amendment.
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 South Central San Antonio Community Plan and is designated as “Parks / Open Space” land use. The requested “R-6” base zoning district is not consistent with the adopted land use designation. The applicant has applied for a Plan Amendment to change the designation to “Low Density Residential” land use. Staff and Planning Commission recommended approval of the Plan Amendment.
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-6” zoning district would be appropriate for the subject property. The existing property is adjacent to single-family homes. The applicant requests this zoning change in order to build a single-family home. The property is currently vacant surrounded by single-family homes.
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 0.220 acres in size which accommodates the proposed development with adequate space for parking.
7. Other Factors:
None.