DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 5
SUBJECT:
Zoning Case Z2017209
(Associated Plan Amendment 17064)
SUMMARY:
Current Zoning: "R-4 AHOD" Residential Single-Family Airport Hazard Overlay District
Requested Zoning: "IDZ AHOD" Infill Development Zone Airport Hazard Overlay District with uses for Two Single-Family Residential Units
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: August 15, 2017
Case Manager: Erica Greene, Planner
Property Owner: Dahmar, LLC
Applicant: Aida Arrieta
Representative: Aida Arrieta
Location: 262 Ray Avenue
Legal Description: North 90.6 Feet of Lots 106 and 107, NCB 6181
Total Acreage: 0.1056
Notices Mailed
Owners of Property within 200 feet: 35
Registered Neighborhood Associations within 200 feet: Collins Garden Neighborhood Association
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. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current “MF-33” Multi-Family District. A 2002 zoning case, Ordinance #96343 rezoned the subject property to “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, I-2
Current Land Uses: Single-Family Residence, Corner Store
Direction: West
Current Base Zoning: UZROW
Current Land Uses: UZROW
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: Ray Avenue
Existing Character: Local Street
Proposed Changes: None
Thoroughfare: South Brazos Street
Existing Character: Local Street
Proposed Changes: None
Public Transit: VIA bus route #51is 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 zoning 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 (10-0) recommend Approval, pending Plan Amendment.
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 Nogalitos/Zarzamora Community Plan, and is currently designated “Low Density Residential” in the future land use component of the plan. The requested “R-4” Residential Single-Family base zoning district is not consistent with the future land use designation. The applicant has requested a Plan Amendment to change the land use from “Low Density Residential” to “Medium Density Residential”. Staff and Planning Commission recommend Approval.
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 requested zoning change for “IDZ” to allow for two single family houses blends in with the surrounding residential single-family zoned properties of the area.
3. Suitability as Presently Zoned:
The current “R-4” base zoning district is appropriate for the subject property’s location. The requested “IDZ” zoning to allow for two single family residential units is also appropriate for the area. The surrounding properties to the west, south, and east are all zoned for general commercial uses.
4. Health, Safety and Welfare:
Staff has found no indication of likely adverse effects on the public health, safety, or welfare. The surrounding land uses are all residential properties. The requested zoning change to allow for a two residential units will fit in with the surrounding land uses.
5. Public Policy:
The rezoning request does not appear to conflict with land use goals and strategies of the Nogalitos/South Zarzamora Community Plan that encourages improving the quality, appearance, and variety of existing and new housing for people of all ages while preserving the character of the neighborhoods.
6. Size of Tract:
The subject property totals 0.1056 acres in size, which should reasonably accommodate the uses permitted in “IDZ” Infill Development Zone District.
7. Other Factors:
The applicant proposes to utilize an existing second structure as a single-family residence on the subject property. The subject property is a corner lot surrounded by other residential properties located along a residential road that will act as a buffer to the surrounding residential single-family lots. The request to rezone the subject property is an appropriate fit that supports the accommodation of growth within this area.
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.