DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 5
SUBJECT:
Zoning Case Z2016031
SUMMARY:
Current Zoning: “R-6 AHOD” Residential Single Family Airport Hazard Overlay District
Requested Zoning: "RM-4 AHOD" Residential Mixed Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: March 1, 2016. This case is continued from the December 15, 2015 and February 2, 2016 hearings.
Case Manager: Erica Greene, Planner
Property Owner: Jose Cruz & Rosa Elia Montelongo
Applicant: Jose Cruz Montelongo
Representative: Jose Cruz Montelongo
Location: 2122 Valencia Calle
Legal Description: Lot 31, Block 24, NCB 11357
Total Acreage: 0.152
Notices Mailed
Owners of Property within 200 feet: 39
Registered Neighborhood Associations within 200 feet: None
Planning Team: West/Southwest Sector Plan - 34
Applicable Agencies: None
Property Details
Property History: The subject property was annexed into the City of San Antonio in 1952 and was previously zoned was previously zoned “R-1” Single-Family Residence District which was established by Ordinance #00494 in 1987. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current “R-6” Residential Single-Family District.
Topography: The property does not include any abnormal physical features such as slope or inclusion in a floodplain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: R-6
Current Land Uses: Residential
Direction: West
Current Base Zoning: R-6
Current Land Uses: Residential
Direction: South
Current Base Zoning: R-6
Current Land Uses: Residential
Direction: East
Current Base Zoning: R-6
Current Land Uses: Residential
Overlay and Special District Information: None
Transportation
Thoroughfare: Valencia Calle
Existing Character: Arterial Street
Proposed Changes: None
Public Transit: The nearest VIA bus routes are #66 and #68 located to the north of the subject property.
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: The proposed zoning change will not change the parking requirement of the current uses.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current "R-6 AHOD" Residential Single-Family Airport Hazard Overlay District.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends Denial. Zoning Commission recommends Approval (9-1).
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 West/Southwest Sector Plan and designated as Neighborhood and Community Commercial. The requested “RM-4” Residential Mixed base zoning district is not consistent with the future land use designation.
2. Adverse Impacts on Neighboring Lands:
Staff finds evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. The intensity of rezoning the subject property to “RM-4” will alter the consistency of the land uses.
3. Suitability as Presently Zoned:
The current “R-6” base zoning district is appropriate for the subject property’s location. The adjacent properties are zoned “R-6” which works in conjunction with surrounding single family dwellings in the zoning districts.
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 rezoning request does not appear to conflict with any public policy objective.
6. Size of Tract:
The subject property totals 0.152 acres in size, which should reasonably accommodate the uses permitted in “R-6" Residential Single-Family District.
7. Other Factors:
The applicant proposes converting the garage into living space on the subject property which involves an additional meter. The surrounding properties are zoned “R-6” Residential Single-Family District and the request to rezone the subject property will not make the land uses more compatible with one another. The applicant may need to request a variance from the Board of Adjustments for a change in setbacks and/or encroachments.