DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 10
SUBJECT:
Zoning Case Z2018071
SUMMARY:
Current Zoning: "R-5 AHOD" Residential Single-Family Airport Hazard Overlay District
Requested Zoning: "PUD R-3 AHOD" Planned Unit Development Residential Single-Family Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: February 20, 2018
Case Manager: Angela Cardona, Planner
Property Owner: The Welda Hissner Revocable Trust
Applicant: Ramiro Valadez III
Representative: Brown & Ortiz, P.C.
Location: 237 and 241 East Sunset Road
Legal Description: Lot 9 and 0.0012 acres out of Lot 10, NCB 11886
Total Acreage: 1.3377
Notices Mailed
Owners of Property within 200 feet: 28
Registered Neighborhood Associations within 200 feet: Oak Park Northwood Neighborhood Association
Applicable Agencies: Aviation
Property Details
Property History: The subject property was annexed on December 29, 1945 (Ordinance 2941) and was zoned “A” Single-Family Residential. Upon adoption of the Unified Development Code on May 3, 2001 (Ordinance 93881) the property converted to the current “R-5” Residential Single-Family District.
Topography: The property does not include any abnormal physical features such as slope or inclusion in a flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: “R-5”
Current Land Uses: Single-Family Residential
Direction: South
Current Base Zoning: ‘R-5”
Current Land Uses: Single-Family Residential
Direction: East
Current Base Zoning: “R-5”
Current Land Uses: Single-Family Residential
Direction: West
Current Base Zoning: “R-5”
Current Land Uses: Single-Family Residential
Overlay and Special District Information: The subject property is located within the “AHOD” Airport Hazard Overlay District. The “AHOD” does not restrict permitted uses, but may require additional review by both the Federal Aviation Administration and Development Services Department.
Transportation
Thoroughfare: East Sunset
Existing Character: Local Street
Proposed Changes: None Known.
Thoroughfare: North New Braunfels Avenue
Existing Character: Primary Arterial B
Proposed Changes: None Known.
Thoroughfare: Broadway Street
Existing Character: Primary Arterial B
Proposed Changes: None Known.
Public Transit: The nearest VIA bus route #9, #209 and #647 are within walking distance of the subject property.
Traffic Impact: A Traffic Impact Analysis is required. The traffic generated by the proposed development does exceed the threshold requirements.
Parking Information: Parking requirements are determined by use. Residential use requires a minimum of one parking space per unit.
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject property retaining the present zoning district designation. “R-5” Residential Single-Family District allows for Single-family dwelling (detached) with a minimum lot size of 5,000 square feet and a minimum lot width of 45 feet, foster family home, public and private schools.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The subject property is within a mile of the Greater Airport Regional Center but not within proximity of a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommendation pending.
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 Northeast Inner Loop Neighborhood Plan and is currently designated as “Low Density Residential”. The request for “R-3” base zoning district to allow for a Planned Unit Development is consistent with the adopted future land use plan.
2. Adverse Impacts on Neighboring Lands:
Staff will further evaluate likely adverse impacts on neighboring lands in relation to this zoning change once the site plan is received.
3. Suitability as Presently Zoned:
The current “R-5” base zoning is appropriate for the existing residential uses.
4. Health, Safety and Welfare:
5. Public Policy:
6. Size of Tract:
7. Other Factors:
Planned Unit Developments provide flexibility in development projects by allowing a combination of uses developed in accordance with an approved plan that protects adjacent properties; while preserving natural amenities and features of a site and providing for a minimum amount of open space. PUDs provide for a more efficient arrangement of land uses, buildings, circulation systems and infrastructure; encourage infill projects and development of sites made difficult for conventionally designed development because of shape, size, abutting development, poor accessibility or topography.
The proposed zoning request is for construction of (twelve) 12 single-family townhomes; however, the site plan is currently pending.