DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 5
SUBJECT:
Zoning Case Z2017150
SUMMARY:
Current Zoning: "C-1 AHOD" Light Commercial Airport Hazard Overlay District
Requested Zoning: "IDZ AHOD" Infill Development Zone Airport Hazard Overlay District with uses permitted in "C-1" Light Commercial District and Motor Vehicle Sales
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: May 16, 2017
Case Manager: Erica Greene, Planner
Property Owner: Roxanne M. Sarabia
Applicant: Phillip Perez
Representative: Phillip Perez
Location: 519 Rochambeau Street
Legal Description: 0.1746 acres out of Lots 1 and 2, Block 4, NCB 3731
Total Acreage: 0.1746
Notices Mailed
Owners of Property within 200 feet: 24
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: None
Property Details
Property History: The subject property was part of the original 36 square miles of the City and was previously zoned “C” Apartment District. A 1996 zoning case, Ordinance #85113 rezoned the subject property to “R-1” Single-Family Residence District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to “R-6” Residential Single Family. A 2010 zoning case, Ordinance #2010-03-18-0240 rezoned the subject property to the current “C-1” Light Commercial 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 Single-Family
Direction: West
Current Base Zoning: UZROW
Current Land Uses: IH-35
Direction: South
Current Base Zoning: IDZ, C-1
Current Land Uses: Vacant Lot, Residential Single-Family
Direction: East
Current Base Zoning: R-6
Current Land Uses: Residential Single-Family
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: Rochambeau
Existing Character: Local Street
Proposed Changes: None
Thoroughfare: IH 35
Existing Character: Major Highway
Proposed Changes: None Known
Thoroughfare: Sims Avenue
Existing Character: Local Street
Proposed Changes: None Known
Public Transit VIA bus route #9 is within walking distance of 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 "C-1 AHOD" Light Commercial Airport Hazard Overlay District
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
Not within a Regional Center or within a half mile of a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (8-0) 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 South Central Community Plan, and is currently designated as Neighborhood Commercial in the future land use component of the plan. The requested IDZ” Infill Development Zone base zoning district with uses permitted in "C-1" Light Commercial 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 IDZ base zoning district acts as an appropriate buffer from the freeway into the Single-Family Residential neighborhood.
3. Suitability as Presently Zoned:
The current “C-1” base zoning district is appropriate for the subject property’s location because it currently follows the pattern of established development. The property to the south is owned by the same person and was recently approved of the same zoning. The requested zoning district of “IDZ” with uses permitted in "C-1" Light Commercial District and Motor Vehicle Sales is also appropriate for the subject property’s location due the its proximity to IH 35.
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 land use goals and strategies of the South Central San Antonio Community Plan to encourages a balance of new development and redevelopment of target areas.
6. Size of Tract:
The subject property totals 0.1746 acres in size, which should reasonably accommodate the uses permitted in "IDZ" Infill Development Zone with uses permitted in "C-1" Light Commercial District and Motor Vehicle Sales.
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.