DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Zoning Case Z-2019-10700077
SUMMARY:
Current Zoning: "AE-2 AHOD" Arts and Entertainment Airport Hazard Overlay District
Requested Zoning: "IDZ-2 AHOD" Medium Intensity Infill Development Zone Airport Hazard Overlay District with uses permitted for two (2) residential units
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: May 21, 2019
Case Manager: Sara Serra, Planner
Property Owner: Elbert Fuqua
Applicant: Elbert Fuqua
Representative: Elbert Fuqua
Location: 400 Montana Street
Legal Description: West 25-feet Lot 1, Block 1, NCB 609
Total Acreage: 0.0528 acre
Notices Mailed
Owners of Property within 200 feet: 35
Registered Neighborhood Associations within 200 feet: Alamodome Gardens Neighborhood Association
Applicable Agencies: None
Property Details
Property History: The property is part of the Original 36 square miles of the city of San Antonio. Zoned as “R-2” Two Family Residence District it was converted to “RM-4” Residential Mixed District in 2001. In December 14, 2009 the property was part of a large rezoning case that changed the “RM-4” Residential Mixed District to “AE-2” Arts and Entertainment District.
Topography: The property is not located within the 100-year flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: “AE-2”
Current Land Uses: Residential
Direction: East
Current Base Zoning: “AE-2”
Current Land Uses: Vacant lot
Direction: South
Current Base Zoning: “RM-4”
Current Land Uses: Residential
Direction: West
Current Base Zoning: “AE-2”
Current Land Uses: Residential
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: Montana Street
Existing Character: Collector
Proposed Changes: None
Thoroughfare: South Mesquite
Existing Character: Local
Proposed Changes: None
Public Transit: VIA bus routes within walking distance of the subject property are: 28 (Porter Frequent), and 230 (Rigsby/ Porter Lineup).
Traffic Impact: A Traffic Impact Analysis (TIA) cannot be determined at this time.
Parking Information: The minimum parking requirements for a single-family dwelling is 1 space per unit.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current base zoning district of “AE-2”. Even though Arts and Entertainment District allows for dwelling units, taking in consideration the property dimension complying with the building restrictions makes the property impossible to be occupied.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The property is not located within a Regional Center, but it is located within half a mile of a 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 Downtown Neighborhood Plan and is currently designated as “Residential” in the future land use component of the plan. The requested “IDZ-2 with uses permitted for two (2) dwelling units base zoning district is consistent with the future land use designation.
2. Adverse Impacts on Neighboring Lands:
Staff does not find evidence of likely adverse impacts on neighboring lands in relation to this zoning change request.
3. Suitability as Presently Zoned:
The current "AE-2 AHOD" Arts and Entertainment District is an appropriate zoning for the property and surrounding area.
4. Health, Safety and Welfare:
Staff has not found indication of likely adverse effects on the public health, safety, or welfare.
5. Public Policy:
The proposed rezoning does not appear to conflict with the following goals, principles, and objectives of the Downtown Community Plan:
• Geographically balance businesses, entertainment, community facilities, arts, culture and residential projects to enhance downtown’s urban character. Create design standards and a model downtown neighborhood.
• Create urban neighborhoods and increase the number of residents living downtown. Encourage affordable housing for a wider range of people and create new housing incentives
6. Size of Tract:
The subject property is 0.0528 acres, which could reasonably accommodate two (2) residential units.
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 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 applicant’s request the Master Plan’s Policy for Urban Design - Policy 4b, because it incentivizes property to encourage development in underutilized urban areas.