DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Zoning Case Z2015243
SUMMARY:
Current Zoning: "I-1 AHOD" General Industrial Airport Hazard Overlay District
Requested Zoning: "IDZ AHOD" Infill Development Zone Airport Hazard Overlay District with Multi-Family Residential uses not to exceed eighteen (18) units per acre
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: September 1, 2015.
Case Manager: Mary Moralez-Gonzales, Planner
Property Owner: SA Rental Group- Clint Belew, Manager
Applicant: Jose Villagomez, P.E. - Villagomez Engineering Company
Representative: Jose Villagomez, P.E. - Villagomez Engineering Company
Location: 403 and 409 Sherman Street, 1210 North Hackberry Street
Legal Description: Lot 6, 7, 8, Block 25, NCB 507
Total Acreage: 0.459
Notices Mailed
Owners of Property within 200 feet: 29
Registered Neighborhood Associations within 200 feet: Dignowity Hill Neighborhood Association (outside boundaries)
Planning Team: Arena District/Eastside Community Planning Team -22
Applicable Agencies: San Antonio Aviation Department
Property Details
Property History: The subject property was part of the original City of San Antonio limits in 1938 and was originally zoned as “L” First Manufacturing District. In 1965, the zoning converted to the current “I-1” General Industrial District.
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: I-1
Current Land Uses: Industrial Company and Office Buildings
Direction: West
Current Base Zoning: I-1
Current Land Uses: Lumber Company
Direction: South
Current Base Zoning: RM-5 H, R-6 H, C-2 H
Current Land Uses: Single-Family Residences and Vacant Land
Direction: East
Current Base Zoning: I-1
Current Land Uses: Single-Family Residences and Industrial Company
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: North Hackberry Street
Existing Character: Secondary Arterial Type B
Proposed Changes: None known
Thoroughfare: Sherman Street
Existing Character: Secondary Arterial Type B
Proposed Changes: None Known
Public Transit: VIA bus route 24 stops one block south at East Houston Street between Mesquite Street and North Cherry Street.
Traffic Impact: A Traffic Impact Analysis (TIA) is not required. Infill Development (IDZ) is exempt from TIA requirements.
Parking Information: The “IDZ” Infill Development Zone District eliminates off street vehicle parking requirements. The applicant plans to provide the customary parking requirements for multi-family residential uses according to the required site plan for the project.
Minimum Requirement: 1 space per dwelling unit; Maximum Allowance: 1.9 space per dwelling unit.
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 “I-1” base zoning district.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (7-0) recommend Approval.
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 Arena/Eastside District Plan and is designated as Medium Density Residential in the future land use plan. The base zoning request of “IDZ” with uses permitted to allow eighteen units per acre is consistent with 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.
3. Suitability as Presently Zoned:
The subject property’s current zoning designation is suitable; however the proposed request will enable infill development and provide a suitable buffer between the industrial uses to the west, north and east of the property to the single-family residential uses to the south and further to the east.
4. Health, Safety and Welfare:
Staff has found no indication of likely adverse effects on the public health, safety, or welfare.
5. Public Policy:
Staff finds no evidence of likely adverse impacts on neighboring lands in relation to this zoning change request.
6. Size of Tract:
The subject property totals 0.459 acres in size, which should reasonably accommodate the use requested.
7. Other Factors:
None.