DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Zoning Case Z2018308
SUMMARY:
Current Zoning: “I-1 AHOD” General Industrial Airport Hazard Overlay District
Requested Zoning: “RM-4 AHOD” Residential Mixed Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: September 18, 2018
Case Manager: Daniel Hazlett, Planner
Property Owner: Jarvis Moore
Applicant: Jarvis Moore
Representative: Jarvis Moore
Location: 1011 Gibbs Street and 1015 Gibbs Street
Legal Description: Lot 3A and Lot 3B, Block 2, NCB 6336 and Lot 4A and Lot 4B, Block 2, NCB 6336
Total Acreage: 0.287
Notices Mailed
Owners of Property within 200 feet: 28
Registered Neighborhood Associations within 200 feet: Jefferson Heights Neighborhood Association
Applicable Agencies: Fort Sam Houston
Property Details
Property History: The property was a part of the original 36-square miles of San Antonio and was zoned “J” Commercial District. The property converted from “J” to the current “I-1” General Industrial District with the adoption of the 2001 Unified Development Code (UDC), established by Ordinance 93881, on May 3, 2001.
Topography: The property does not include any abnormal physical features such as slope or incursion in a flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: “I-1”
Current Land Uses: Duplex, Single-Family Residence
Direction: East
Current Base Zoning: “R-4”
Current Land Uses: Single-Family Residences
Direction: South
Current Base Zoning: “I-1”, “R-4”
Current Land Uses: Single-Family Residences
Direction: West
Current Base Zoning: “I-1”
Current Land Uses: Convenience Store
Overlay and Special District Information:
"AHOD"
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: Gibbs Street
Existing Character: Local Street
Proposed Changes: None Known
Thoroughfare: North New Braunfels Avenue
Existing Character: Primary Arterial
Proposed Changes: None Known
Public Transit: VIA bus route 20 is within walking distance of the subject property.
Traffic Impact: A Traffic Impact Analysis (TIA) is not required. The traffic generated by the proposed development does not exceed the threshold requirements.
Parking Information:
The minimum parking for 4 residential units is 1.5 parking spaces per unit.
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject property retaining the present zoning district designations of “I-1” which permits areas of heavy and concentrated fabrication and manufacturing and industrial uses which are suitable based on the character of adjacent development. Examples of permitted uses: auto & light truck auction, truck stop, abrasives manufacturing, food & drug manufacturing, sand & gravel storage & sales, outdoor flea market, manufactured homes/oversized vehicles sales, service and storage.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The property is not located within a Regional Center. The property is located within a ½ of a mile of the New Braunfels Avenue Premium Transit Corridor.
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 subject property is located within the Arena District/Eastside Community Plan and is currently designated as “Mixed Use” in the future land use component of the plan. The requested “RM-4” 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 requested rezoning will remove industrial zoning within the neighborhood.
3. Suitability as Presently Zoned:
The current “I-1” General Industrial District is not appropriate zoning for the property and surrounding area. The properties are zoned industrial due to an old code conversion.
4. Health, Safety and Welfare:
Staff has found no indication of likely adverse effects on the public health, safety, or welfare. The “RM-4” is an appropriate buffer between the industrial zoning along North New Braunfels Avenue.
5. Public Policy:
The property is located within the Arena District/Eastside Community Plan. The proposed rezoning is consistent with the goals and objectives of the Arena District/Eastside Community Plan. The plan encourages the protection of neighborhoods through infill development and redevelopment of underutilized properties. In addition, the plan focuses on zoning inconsistencies in regards to industrial businesses along New Braunfels Avenue. The lots in question are currently vacant but could be developed into industrial uses that would be a detriment to the neighborhood. The requested “RM-4” base zoning is appropriate for the lots due to the proximity to North New Braunfels Avenue and will act as a buffer to adjacent industrial zoning.
6. Size of Tract:
The subject properties are 0.287 of an acre, which could accommodate the proposed eight residences on two lots.
7. Other Factors:
The applicant would like to develop four (4) residential units on each lot, totaling eight (8) residential units.
The subject property is located within the Fort Sam Houston Awareness Zone/Military Influence Area. In accordance with the signed Memorandum of Understanding, JBSA was notified of the proposed request.