DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Zoning Case Z-2018-900004
(Associated Plan Amendment PA-2018-900001)
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 use permitted for a Residential Dwelling Unit
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: November 20, 2018
Case Manager: Nyliah Acosta, Planner
Property Owner: Realty Investment Holdings, LLC
Applicant: Property Advancement Resources
Representative: Michelle Debs
Location: 130 Valero Street
Legal Description: Lot 19, NCB 3053
Total Acreage: 0.1194
Notices Mailed
Owners of Property within 200 feet: 23
Registered Neighborhood Associations within 200 feet: Tobin Hill Community Association
Applicable Agencies: Fort Sam Houston
Property Details
Property History: The subject property is part of the original 36 square miles of the City of San Antonio and was originally zoned “B” Residence District. A 1995 case, Ordinance 8331, rezoned the property from “B” to “R-1” Single Family Residence District. Upon the adoption of the 2001 Unified development Code, the previous “R-1” converted to the current “R-6” Residential Single-Family District. In 2018 Ordinance 2018-03-01-0164 rezoned the property to the current “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-6, C-3, MF-33
Current Land Uses: Little school of Keystone, Duplex, Vacant Lot, Parking Lot
Direction: East
Current Base Zoning: R-6, MF-33
Current Land Uses: Single-Family Residence, Duplex, Vacant Lot, Triplex
Direction: South
Current Base Zoning: R-6, MF-33
Current Land Uses: Single-Family Residences
Direction: West
Current Base Zoning: RM-4, R-6
Current Land Uses: Duplex, Single-Family Residences
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: Valero Street
Existing Character: Local Street
Proposed Changes: None Known
Thoroughfare: Terry Court
Existing Character: Local Street
Proposed Changes: None Known
Public Transit: VIA route 8 and 11 are 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: Minimum Vehicle Spaces- 1 per unit.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current base zoning district. Single-family dwelling (detached) with a minimum lot size of 4,000 square feet and a minimum lot width of 35 feet, foster family home, public and private schools are allowed in the “R-4” district.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The subject property is not within a Regional Center, but is on the New Braunfels Metro Premium Transit Route.
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 Tobin Hill Neighborhood Plan, and is currently designated as “Low Density Residential" in the future land use component of the plan. The requested "IDZ" Infill Development Zone 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 was rezoned in 2018 to the current “R-4”.The requested rezoning is solely to allow for a water meter from SAWS. Valero currently does not have a water connection in the middle of the block, and in order for the applicant to connect to water, the line will have to cross the lot line from Ashby St, which SAWS does will not allow unless the applicant has “IDZ” zoning.
3. Suitability as Presently Zoned:
The current “R-4” base zoning district is appropriate for the subject property’s location, and because the “IDZ” use is residential it is appropriate as well.
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.
6. Size of Tract:
The subject property totals 0.1194 acres in size, which reasonably accommodates the uses permitted in “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.
• The applicant’s request meets the Master Plan’s Policy for Growth Management - Policy 1g, because it makes physical improvements on an inner city property encouraging redevelopment and infill development.
• The applicant’s request meets the Master Plan’s Policy for Economic Development - Goal 4, because it targets an area within Loop 410 and the southern sector.
• The applicant’s request the Master Plan’s Policy for Neighborhoods - Policy 1a, because it rezones vacant or underutilized property in and around neighborhoods to encourage redevelopment that is compatible in use and intensity with the existing neighborhood.
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.