DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Zoning Case Z-2019-10700180
SUMMARY:
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 three (3) dwelling units
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: September 17, 2019
Case Manager: Michael Pepe, Planner
Property Owner: Roxborough Realty Inc
Applicant: Roxborough Realty Inc
Representative: Roxborough Realty Inc
Location: 804 East Euclid Avenue
Legal Description: Lot 2, Block 3, NCB 829
Total Acreage: 0.22 acres
Notices Mailed
Owners of Property within 200 feet: 34
Registered Neighborhood Associations within 200 feet: Tobin Hill Neighborhood Association
Applicable Agencies: Fort Sam Houston, Texas Department of Transportation
Property Details
Property History: The property is part of the original 36 Square Miles of San Antonio and was originally zoned “D” Apartment District. The property was zoned from “D” to “R-1” Residence District by Ordinance 83331 on December 14th, 1998. The subject property converted from “R-1” to “R-6” Light Commercial with the adoption of the 2001 Unified Development Code, established by Ordinance 93881, dated May, 03, 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: “R-6”
Current Land Uses: Single Family Dwelling
Direction: East
Current Base Zoning: “R-6”
Current Land Uses: Single Family Dwelling
Direction: West
Current Base Zoning: “R-6”
Current Land Uses: Single Family Dwelling
Direction: South
Current Base Zoning: “IDZ”
Current Land Uses: Multifamily
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: Euclid
Existing Character: Local
Proposed Changes: None Known
Public Transit: VIA bus routes are within walking distance of the subject property.
Routes Served: 5, 8, 90
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 parking minimum for an single family home is 1 space per unit.
ISSUE:
None.
ALTERNATIVES:
Approval of the requested zoning change would result in the subject property would result in the property being zoned “IDZ-1” Limited Intensity Infill Development Zone with uses permitted for three (3) dwelling units.
Current: “R-6” Residential Single Family district would allow a Single-family dwelling (detached) with a minimum lot size of 6,000 square feet and a minimum lot width of 50 feet, foster family home, public and private schools.
Proposed: “IDZ-1” Limited Intensity Infill Development Zone districts provide flexible standards for use, setbacks, and parking for the development and reuse of underutilized parcels within a qualifying area of the city. For the subject property, the requested uses is for three single family residential dwellings. In this request, it will provide for three (3) residential units.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The property is located in the Midtown Regional Center and is within a premium transit corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends Denial. Zoning Commission (6-1) 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 Midtown Regional Center Plan and is currently designated as “Urban Low Density” in the future land use component of the plan. The requested “IDZ-1” base zoning district is consistent with the adopted land use designation.
2. Adverse Impacts on Neighboring Lands:
Staff finds evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. The proposed “IDZ-1” adds density not already established on the blockface.
3. Suitability as Presently Zoned:
The current “R-6” zoning is appropriate for the property and surrounding area. The proposed “IDZ-1” would allow excess density within a primarily single-family area. The existing “IDZ” along Elmira and IH-35 already provides additional density on a more appropriate location along the highway.
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 subject property is located within the Midtown Regional Center Plan. The proposed rezoning appears to conflict with the following goals, principles, and objectives of the Midtown Regional Center Plan:
Goal 1: Preserve Midtown’s Distinct Character
Preserve the Midtown Area’s essential character-defining elements: the diversity of people and the unique character of individual places and neighborhoods.
Goal 4: Support Unique, Mixed Activity Areas
Foster an appropriate mix, density, and orientation of land uses in each part of Midtown to maintain the character of unique places, such as the North St. Mary’s Street music culture.
"IDZ"
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 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 Urban Design - Policy 4b, because it incentivizes property to encourage development in underutilized urban areas.
6. Size of Tract:
The subject property is 0.22 acres, which could reasonably accommodate (3) three dwelling units.
7. Other Factors:
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.
If this zoning request includes the intention to demolish buildings, in accordance with the San Antonio City Unified Development Code, the Office of Historic Preservation reviews all demolition applications for any property located within the city limits of San Antonio. Approval of a zoning change does not imply approval of or take the place of such demolition review as directed by the UDC. On March 29, 2019, the Office of Historic Preservation issued approval to demolish the main structure at 804 E Euclid with stipulations.