DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT: Zoning Case Z-2021-10700160 CD
SUMMARY:
Current Zoning: "R-6 AHOD" Residential Single-Family Airport Hazard Overlay District
Requested Zoning: "R-6 CD AHOD" Residential Single-Family Airport Hazard Overlay District with Conditional Use for two (2) dwelling units
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: August 3, 2021
Case Manager: Catherine Hernandez, DSD Administrator
Property Owner: Mary Louise Zapata
Applicant: Mary Louise Zapata
Representative: Mary Louise Zapata
Location: 305 East French Place
Legal Description: Lot 22, NCB 1715
Total Acreage: 0.1343
Notices Mailed
Owners of Property within 200 feet: 43
Registered Neighborhood Associations within 200 feet: Tobin Hill Community 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 zoned “B” Residence District. The property was rezoned by Ordinance 83331, dated December 14, 1995 to “R-1” Single-Family Residence District. Under the 2001 Unified Development Code, established by Ordinance 93881, dated May 03, 2001, the property zoned “R-1” Single-Family Residence District converted to the current “R-6” Residential Single-Family District.
Topography: The property does not include any abnormal physical features such as slope or incursion in a floodplain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: “R-6”
Current Land Uses: Single-family dwellings
Direction: South
Current Base Zoning: “IDZ-1” and “R-6”
Current Land Uses: Single-family dwellings
Direction: East
Current Base Zoning: “R-6” and “RM-4”
Current Land Uses: Single-family dwellings
Direction: West
Current Base Zoning: “R-6”
Current Land Uses: Single-Family dwellings
Overlay and Special District Information:
"AHOD"
The "AHOD" Airport Hazard Overlay District, due to the location of the property and its proximity to an airport or approach path, 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: East French Place
Existing Character: Local
Proposed Changes: None
Thoroughfare: Gillespie Street
Existing Character: Local
Proposed Changes: None
Public Transit: There are VIA bus routes within walking distance of the subject property.
Routes Served: 5, 8 and 509
Traffic Impact: A Traffic Impact Analysis (TIA) is not required.
Parking Information: The minimum parking requirement for a single-family dwelling is 1 space per unit.
ISSUE:
None.
ALTERNATIVES:
Current:
The current “R-6” Residential Single-Family District permits 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: “R-6” Residential Single-Family District permits 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.
The proposed “CD” Conditional Use would allow two (2) dwelling units.
FISCAL IMPACT: None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The subject property is not located within a Regional Center nor is it located within 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 Midtown Regional Center Area Plan and is currently designated as “Urban Low Density Residential” in the future land use component of the plan. The requested “R-6” 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. The applicant is requesting a conditional use for two (2) dwelling units that are existing for the purpose of adding a second meter.
3. Suitability as Presently Zoned:
The current “R-6” is an appropriate zoning district. The proposed “R-6 CD” maintains the base district and the “CD” allows consideration of two (2) units. Both units already exist on the property. The proposed zoning brings them into zoning compliance for use with a 2nd electrical meter.
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 any public policy. The proposed zoning is consistent with Goal 5: Broaden Housing Choices: Conserve existing affordable housing and the existing diverse mix of housing types and expand affordable housing options.
6. Size of Tract:
The subject property is 0.1343 acres, which could reasonably accommodate the requested residential use.
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. The Military has indicated that there are no objections to this request.
The applicant proposes to add a second meter to an existing unit.