DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 3
SUBJECT:
Zoning Case Z2016228
SUMMARY:
Current Zoning: "R-4 AHOD" Residential Single-Family Airport Hazard Overlay District
Requested Zoning: "MF-18 AHOD" Limited Density Multi-Family Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: September 20, 2016
Case Manager: Nyliah Acosta, Planner
Property Owner: Skylark Home Solutions Breke, Inc
Applicant: Profit Realty Company
Representative: Sam Maropis
Location: 1500 Escalon Avenue
Legal Description: North 120 Feet of Lots 19 and 20, Block 44, NCB 9467
Total Acreage: 0.5510
Notices Mailed
Owners of Property within 200 feet: 25
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: None
Property Details
Property History: The subject property was annexed into the City of San Antonio in 1952 and was previously zoned "B" Residence District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current "R-4" 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-4
Current Land Uses: Vacant
Direction: West
Current Base Zoning: R-4
Current Land Uses: Single-Family Residence
Direction: South
Current Base Zoning: R-4
Current Land Uses: Single-Family Residence
Direction: East
Current Base Zoning: R-4
Current Land Uses: Single-Family Residence
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: Escalon Avenue
Existing Character: Secondary Arterial
Proposed Changes: None
Public Transit: The 46 and 246 VIA bus routes are approximately a block and a half
from 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: Dwelling- Multi- Family- Minimum Vehicle Spaces: 1.5 units. Maximum Vehicle Spaces: 2 per unit
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current "R-4
AHOD" Residential Single-Family Airport Hazard Overlay District.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (10-0) 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 West/Southwest Sector Plan, and is currently designated as General Urban in the future land use component of the plan. The requested "MF-18" Limited Density Multi-Family base zoning district is consistent with the 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 current "R-4" base zoning district is appropriate for the subject property's location; however, the dwellings on the property are already existing with 7 units. This small scale multi-family complex offers diverse housing options for the neighborhood
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 0.551 acres in size, which reasonably accommodates the uses permitted in "MF-18" Limited Density Multi-Family District.
7. Other Factors:
The subject property currently has 7 units and intends to keep the density the same. There are no proposals to add additional units.