DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Zoning Case Z2017095
SUMMARY:
Current Zoning: "RM-4 AHOD" Residential Mixed Airport Hazard Overlay District
Requested Zoning: "IDZ AHOD" Infill Development Zone Airport Hazard Overlay District with four (4) Single-Family Dwelling units
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: April 18, 2017. This case was continued from the April 4, 2017 hearing.
Case Manager: Nyliah Acosta, Planner
Property Owner: Elbert Fuqua
Applicant: Elbert Fuqua
Representative: Elbert Fuqua
Location: 113 Paul Street
Legal Description: Lots 23 and 24, Block 1, NCB 2923
Total Acreage: 0.2121
Notices Mailed
Owners of Property within 200 feet: 40
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: None
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 “C” Apartment District. A 1993 case (Ordinance 79329) rezoned the subject property as “R-2” Two Family Residence District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current “RM-4” Residential Mixed 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: RM-4
Current Land Uses: Single-Family Residential, Church, Parking Lot
Direction: West
Current Base Zoning: RM-4
Current Land Uses: Single-Family Residential, Vacant Lot
Direction: South
Current Base Zoning: RM-4
Current Land Uses: Single-Family Residential, Vacant Lot
Direction: East
Current Base Zoning: RM-4
Current Land Uses: Single-Family Residential, Vacant Lot
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: Paul Street
Existing Character: Local Road
Proposed Changes: None Known
Thoroughfare: South Pine Street
Existing Character: Local Road
Proposed Changes: None Known
Public Transit: VIA route 26 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 the Downtown Neighborhood Plan, and is currently designated as Residential in the future land use component of the plan. The requested “IDZ” Infill Development Zone 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. The property owner requests this zone change in order to construct 4 single-family detached dwellings.
3. Suitability as Presently Zoned:
The current “RM-4” base zoning district is appropriate for the subject property’s location, and the proposed 4 single-family detached dwellings is the same maximum density that could be built on “RM-4”.
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, because the request is consistent with the plan.
6. Size of Tract:
The subject property totals 0.2121 acres in size, which will reasonably accommodate the uses allowed in the “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.