city of San Antonio

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File #: 19-5187   
Type: Zoning Case
In control: City Council A Session
On agenda: 8/8/2019
Posting Language: ZONING CASE Z-2019-10700052 (Council District 2): Ordinance amending the Zoning District Boundary from "R-6 AHOD" Residential Single-Family Airport Hazard Overlay District to "IDZ-1 AHOD" Limited Intensity Infill Development Zone Airport Hazard Overlay District with uses permitted for eight (8) residential dwelling units on 0.33 acres out of NCB 485, located at 220 and 224 East Carson and 222 Oleander. Staff and Zoning Commission recommend Approval.
Attachments: 1. Location Map, 2. Site Plan, 3. Ground Plan Comparison, 4. Zoning Minutes, 5. Draft Ordinance, 6. Metes and Bounds, 7. Ordinance 2019-08-08-0607

DEPARTMENT: Development Services                     


DEPARTMENT HEAD: Michael Shannon





Zoning Case Z-2019-10700052



Current Zoning:  "R-6 AHOD" Residential Single-Family Airport Hazard Overlay District


Requested Zoning:  "IDZ-1 AHOD" Limited Intensity Infill Development Zone Airport Hazard Overlay District with uses permitted for eight (8) residential dwelling units



Zoning Commission Hearing Date:  June 18, 2019


Case Manager:  Mirko A. Maravi, Planner                                                               


Property Owner:  Oleander Roof Top Living Near the Pearl, LLC


Applicant:  Killis P. Almond


Representative:  Killis P. Almond


Location:  220 and 224 East Carson and 222 Oleander


Legal Description:  0.33 acres out of NCB 485


Total Acreage:  0.4233


Notices Mailed

Owners of Property within 200 feet:  45

Registered Neighborhood Associations within 200 feet:  Government Hill Alliance Neighborhood Association

Applicable Agencies:  Fort Sam Houston


Property Details

Property History:  The property was part of the original 36 square miles of the City of San Antonio and had a base zoning district of “D” Apartment District.  Under the 2001 Unified Development Code, established by Ordinance 93881, dated May, 03, 2001, the property zoned “D” Apartment District converted to the current “MF-33” Multi-Family. Subject property was rezoned from “MF-33” Multi-Family to “R-6” Multi-Family by Ordinance 2010-11-04-0971, dated November 4, 2010.


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:  “R-6”                     

Current Land Uses:  Residential Single-Family


Direction:  East

Current Base Zoning:  “R-6”

Current Land Uses:  Residential Single-Family


Direction:  South

Current Base Zoning:  “R-6” and “RM-4”

Current Land Uses:  Residential Single-Family, Residential Mixed


Direction:  West

Current Base Zoning:  “IDZ” uses permitted “RM-4” and “C-3”

Current Land Uses:  Parking Lot


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.



Thoroughfare:  East Carson

Existing Character:  Local

Proposed Changes:  None Known


Public Transit:  Closest Via Bus stop is within 1/4 miles away, located on the intersection of East Carson/ North Hackberry St. and East Carson/North Olive Street.

Routs Served: 20


Traffic Impact:  A TIA report is not required.


Parking Information:  The minimum parking requirement for a single-family dwelling is 1 space per unit.






Denial of the requested zoning change would result in the subject property retaining the present zoning district designation of “R-6”.  These districts provide areas for medium to high-density residential uses where adequate public facilities and services exist with capacity to serve development. These districts are composed mainly of areas containing a mixture of single-family, two-family and multi-family dwellings and open space where similar residential development seems likely to occur. The district regulations are designed to encourage a suitable neighborhood environment for family life by including among the permitted uses such facilities as schools and churches; and to preserve the openness of the area by requiring flexible yard and area standards. Mixed residential districts provide flexible density requirements in order to allow for market and design flexibility while preserving the neighborhood character and permitting applicants to cluster development in order to preserve environmentally sensitive and agricultural land areas.






The subject property is not located within any Regional Center and is located within the Premium Transit Corridor.



Staff Analysis and Recommendation: Staff and Zoning Commission (11-0) recommend 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 Government Hill Neighborhood Plan and is currently designated as “Medium Density Residential” in the future land use component of the plan. The requested “IDZ-1” Limited Intensity Infill Development Zone with uses permitted for eight (8) residential dwelling units 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.  The eight (8) residential units match the medium density land use.


3.  Suitability as Presently Zoned: 

The current “R-6” Single-Family Residential 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 Government Hill Neighborhood Plan:


                     Housing Goal: Conserve, rehabilitate and/or replace (if necessary) housing stock.

                     Land Use / Revitalization Goal: Redevelop and revitalize the neighborhood.


6.  Size of Tract: 

The subject property is 0.4233 acres, which could reasonably accommodate the proposed residential dwellings.


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 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.