DEPARTMENT: Development Services
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Zoning Case # Z2015272
SUMMARY:
Current Zoning: "C-2 NCD-1 AHOD” Commercial South Presa/South St. Mary’s Street Neighborhood Conservation Airport Hazard Overlay District and “RM-4 NCD-1 AHOD” Residential Mixed South Presa/South St. Mary’s Street Neighborhood Conservation Airport Hazard Overlay District
Requested Zoning: “IDZ NCD-1 AHOD” Infill Development Zone South Presa/South St. Mary’s Street Neighborhood Conservation Airport Hazard Overlay District with Uses Permitted in “MF-18” Limited Density Multi-Family Residential District not to exceed ten (10) units per acre
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: October 6, 2015
Case Manager: Shepard Beamon, Planner
Property Owner: Collaborative Homes, LLC
Applicant: Big Red Dog Engineering & Consulting
Representative: Randon McKee P.E. (Big Red Dog Engineering)
Location: 1519 South Presa Street
Legal Description: Lot 1, 2, 3, and 4 (save and except the west 5 feet of Lot 4), Block 1, NCB 3097
Total Acreage: 0.651
Notices Mailed
Owners of Property within 200 feet: 48
Registered Neighborhood Associations within 200 feet: Lavaca Neighborhood Association
Planning Team: Lavaca Neighborhood Plan
Applicable Agencies: San Antonio I.S.D.
Property Details
Property History: The subject property is located within the city limits in 1938. According to available records, the subject property was zoned “R-2” and “B-2”. Upon the adoption of the 2001 Unified Development Code, the subject property was converted to “RM-4” and “C-2”, respectfully.
Topography: None.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: RM-4, C-3 NA
Current Land Uses: Single Family Residences, Grocery Store, S.A.R.E. Building
Direction: East
Current Base Zoning: RM-4, C-3 NA, C-2
Current Land Uses: Single Family Residences, Retail, Commercial Uses
Direction: South
Current Base Zoning: RM-4, C-3
Current Land Uses: Single Family Residences, Bar
Direction: West
Current Base Zoning: RM-4, C-3 NA
Current Land Uses: Single Family Residences, Apartments
Transportation
Thoroughfare: South Presa Street
Existing Character: Local Street
Proposed Changes: None known
Thoroughfare: Lotus Street
Existing Character: Local Street
Proposed Changes: None known
Public Transit: VIA Bus Routes 36 and 242 have stops next to the subject the property.
Traffic Impact: A Traffic Impact Analysis (TIA) report is not required. The traffic generated by the proposed development does not exceed the threshold requirements
Parking Information:
DWELLING - 1 FAMILY (Detached) cluster parking allowed. Minimum Vehicle Spaces: 1 per unit. Maximum Vehicle Spaces: N/A
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject property retaining the present “C-2” and “RM-4” zoning district designation.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (6-1) 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 Lavaca Neighborhood Plan and is designated as Mixed Use. The requested "IDZ" 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 in relation to this zoning request.
3. Suitability as Presently Zoned:
The existing "C-2" and “RM-4” zoning districts are appropriate for the subject property and surrounding areas. However, the proposed “IDZ” zoning will provide support for the development of multi-family uses under the City of San Antonio Brownfields Program and will not have any negative effects on the future development of adjacent properties.
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. The zoning request fulfills the goals of the Lavaca Neighborhood Plan, by improving the overall quality of housing while maintaining the historic character within the Lavaca Neighborhood.
6. Size of Tract:
The subject property is 0.651 acres in size, which accommodates the proposed development for ten (10) dwelling units with adequate space for parking.
7. Other Factors:
None.