DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 5
SUBJECT:
Zoning Case Z-2020-10700144
SUMMARY:
Current Zoning: "R-5 MLOD-2 MLR-2 AHOD" Residential Single-Family Lackland Military Lighting Overlay Military Lighting Region 2 Airport Hazard Overlay District
Requested Zoning: "IDZ-1 MLOD-2 MLR-2 AHOD" Low Intensity Infill Development Zone Lackland Military Lighting Overlay Military Lighting Region 2 Airport Hazard Overlay District with uses permitted for fifteen (15) units
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: March 16, 2021
Case Manager: Lorianne Thennes, Planner
Property Owner: Amanda Sada
Applicant: Amanda Sada
Representative: Patrick Christensen
Location: 611 Oriental Avenue
Legal Description: Lots 1 through 8, Block 10, NCB 6253
Total Acreage: 1.2311
Notices Mailed
Owners of Property within 200 feet: 42
Registered Neighborhood Associations within 200 feet: Collins Garden Neighborhood Association and San Juan Gardens Neighborhood Association
Applicable Agencies: Lackland
Property Details
Property History: The subject property is located in the Original 36-square mile City Limits of San Antonio and was zoned “J” Commercial District. The zoning converted from “J” Commercial District to the current zoning “R-5” Business District on September 25, 2003, established by Ordinance 98200.
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: Railroad Tracks
Direction: South
Current Base Zoning: “R-5”
Current Land Uses: Single-Family Home
Direction: East
Current Base Zoning: “R-5”
Current Land Uses: Single-Family Home
Direction: West
Current Base Zoning: “R-5”
Current Land Uses: Single-Family Home
Overlay and Special District Information:
"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.
"MLOD-2"
All surrounding properties carry the "MLOD-2" Military Lighting Overlay District, due to their proximity to Lackland. The "MLOD-2" does not restrict permitted uses, but does regulate outdoor lighting in an effort to minimize night-time light pollution and its effects on operations at the military installation.
"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: Oriental Avenue
Existing Character: Local
Proposed Changes: None Known
Public Transit: There are VIA bus routes within walking distance of the subject property.
Routes Served: 62 and 251
Traffic Impact: A Traffic Impact Analysis (TIA) cannot be determined at this time.
Parking Information: The parking requirement is waived for “IDZ-1.”
ISSUE:
None.
ALTERNATIVES:
Current: The proposed “R-5” Residential Single-Family zoning district includes single-family homes and accessory-dwellings on a single lot and are ideally within walking distance of schools and neighborhood commercial uses. It also includes lower impact community-oriented uses such as churches, parks, or community centers.
Proposed: The proposed zoning district designation of “IDZ-2” allows rezoning requests up to 50 units per acre and uses permitted in “C-2” and “O-1.5”. All approved uses must be requested and stated within the ordinance. “IDZ” provides flexible standards for setbacks and parking and encourages reuse of underutilized parcels within a qualifying area of the city.
The applicant is utilizing “IDZ-1” to develop fifteen (15) residential units.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The subject property is within the Nogalitos/ South Zarzamora Community Plan and is not within a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (10-0) 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 Nogalitos/ South Zarzamora Community Plan and is currently designated as “High Density Residential” in the future land use component of the plan. The requested “IDZ-1” base zoning district is consistent with the future land use designation.
2. Adverse Impacts on Neighboring Lands:
Staff has not found evidence of likely adverse impacts on neighboring lands in relation to this zoning change request.
3. Suitability as Presently Zoned:
The existing “R-5” Residential Single-Family zoning is appropriate for the surrounding area. The existing “R-5” allows for one (1) residential dwelling unit with an accessory dwelling unit if the property is owner occupied. The proposed “IDZ-1” is suitable to the area and provides the opportunity for additional low-density residential options with the consideration for fifteen (15) residential dwellings. The request is limited to the site plan with a maximum of four (4) stories in height and a required five-foot (5’) perimeter setback.
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 Nogalitos/ South Zarzamora Community Plan:
Goal 1 Housing
• Improve the quality, appearance, and variety of existing and new housing for people of all ages while preserving the character of the neighborhoods.
o Objective 1.1 Home Improvement and Maintenance Encourage investment in housing rehabilitation and maintenance.
o Objective 1.2 Diversity of Housing Provide a variety of housing types that sustain all ages and economic groups.
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.
• 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 Neighborhoods - Policy 4a, because it preserves and revitalizes housing and promotes targeted infill housing in neighborhoods, particularly older neighborhoods located inside Loop 410.
• The applicant’s request the Master Plan’s Policy for Urban Design - Policy 1d, because it develops criteria and procedures for infill development which will enhance the character of neighborhoods.
6. Size of Tract:
The subject property is 1.2311 acres, which could reasonably accommodate fifteen (15) residential units.
7. Other Factors:
The subject property is located within the Lackland AFB Awareness Zone/Military Influence Area. In accordance with the signed Memorandum of Understanding, JBSA was notified of the proposed request. The Military has indicated that there are no objections to the request.
The applicant originally requested 20 units and amended to 15 units.