DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Zoning Case Z2017088
SUMMARY:
Current Zoning: "MF-33 H AHOD" Multi-Family Monte Vista Historic Airport Hazard Overlay District
Requested Zoning: TO "MF-33 IDZ H AHOD" Multi-Family Infill Development Overlay Zone Monte Vista Historic Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: April 4, 2017
Case Manager: Nyliah Acosta, Planner
Property Owner: Keystone School
Applicant: Jim Lindsey
Representative: Brown & Ortiz, PC
Location: 2419 McCullough Avenue
Legal Description: Lots 11, 12, and 13, Block 2, NCB 1706
Total Acreage: 0.4861
Notices Mailed
Owners of Property within 200 feet: 17
Registered Neighborhood Associations within 200 feet: Monte Vista and Tobin Hill
Applicable Agencies: Office of Historic Preservation, and the Department of Planning and Community Development
Property Details
Property History: The subject property was included in the original 36 square miles of the City of San Antonio and was previously zoned “D” Apartment District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current “MF-33” Multi-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: MF-33
Current Land Uses: Multi-Family, Apartments and Single-Family
Direction: West
Current Base Zoning: MF-33 IDZ
Current Land Uses: Keystone Campus
Direction: South
Current Base Zoning: MF-33 IDZ, MF-33
Current Land Uses: Keystone Campus, Multi-Family and Single-Family
Direction: East
Current Base Zoning: MF-33, C-2
Current Land Uses: Mayfair Condominiums and U.S. Post Office
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.
The surrounding properties are located in the Monte Vista Historic District, which was adopted in 1975. Historic districts do not regulate use of the property, but do enforce building exterior design standards meant to maintain the architectural character or cultural significance of the designated area. Building plans and permit applications will be subject to review by the Office of Historic Preservation and the Historic and Design Review Commission (HDRC) prior to any permits being issued.
Transportation
Thoroughfare: East Woodlawn Avenue
Existing Character: Local Street
Proposed Changes: None Known
Thoroughfare: McCullough Avenue
Existing Character: Secondary Arterial
Proposed Changes: None Known
Thoroughfare: Craig Place
Existing Character: Local Street
Proposed Changes: None Known
Public Transit: VIA route 5 is within walking distance from the subject property.
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 waives off-street vehicle parking requirements.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current base zoning district
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends 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 an area that does not currently have a designated land use designation, or plan.
2. Adverse Impacts on Neighboring Lands:
Staff finds no evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. The applicant proposes to rehabilitate the structure to use for school purposes such as a classroom, library, or dining hall as needed.
3. Suitability as Presently Zoned:
The current “MF-33” base zoning district is appropriate for the subject property’s location; however the request will not change the base zoning and will add the “IDZ” as an overlay to waive off street parking requirements.
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 subject property is located within the Midtown Regional Center of the SA Tomorrow Comprehensive Plan and within the Monte Vista Neighborhood Plan, adopted 1988. It is also within the Monte Vista Historic District.
Approval of this zoning case would be generally consistent with the guiding principles of the Comprehensive Plan.
Relevant Goals and Policies of the Comprehensive Plan may include:
GCF Goal 4: Sustainable infill and mixed-use development provide walkable and bikeable destinations for all residents.
GCF Goal 5: Growth and city form support improved livability in existing and future neighborhoods.
GCF P8: Continue to focus on the revitalization of neighborhoods adjacent to downtown and extend these efforts to regional centers, urban centers and transit corridors.
GCF P11: Continue and bolster incentive programs for infill development in priority growth areas.
GCF P33: Support and invest in existing schools and their neighborhoods.
This zoning change is requested to allow the use of the site for school purposes without adding the otherwise required off-street parking. As this site will be integrated into the overall, adjacent campus additional parking is unwarranted. Furthermore, the site’s setting in a compact, historic neighborhood with a high-degree of walkability additional off-street parking would be inconsistent with the character of the area.
6. Size of Tract:
The subject property totals 0.4861 acres in size, which should reasonably accommodate the uses permitted in “IDZ” Infill Development Zone District.
7. Other Factors:
Infill Development Zone (IDZ) provides flexible standards for developments. IDZ is to encourage and facilitate development on vacant, bypassed lands, or the redevelopment of underutilized buildings of structures, within existing built-up areas. IDZ may be approved as either a base zoning district or an overlay zoning district. Standards required in an IDZ district shall apply to either IDZ base zoning or the IDZ overlay district except where otherwise specifically stated. Typically IDZ gives flexibility to parking requirements, lots sizes, and setbacks.