Month: August 2019

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Accessory Dwelling Units (ADUs)

Read: A recent study, “Opportunity at Risk: San Antonio’s Older Affordable Housing Stock,” prepared for the San Antonio Office of Historic Preservation (OHP) by PlaceEconomics (2019)

Next ADU meeting: February 7th at 10 a.m. at NHSD at 1400 S. Flores

Accessory Dwelling Units (ADUs), or granny flats, mother-in-law-flats, back houses, pool houses, or garage apartments, whether attached or detached, are a big thing right now. ADUs can allow for extra income to homeowners to help with the rising taxes, they can provide for affordable rentals which are much needed, and they provide density that can help area businesses as well as justify better public transportation and other amenities. Most neighborhood residents throughout San Antonio are allowed to build an ADU on their property, but there is an opportunity to refine the Unified Development Code (UDC) that will make building these units easier for homeowners while also providing protection for neighborhoods. 

Tobin Hill, however, has been struggling with an ADU that is substantially taller than its principal home, and seems incompatible with the surrounding area (some have likened it to a “tower”). A neighbor challenged the city’s Development Services Department (DSD) over the approval of the permit for this ADU, and took it to the Board of Adjustment in early August. The board voted in favor of the property owner and not the applicant (the neighbor) who was challenging the building. After the meeting it was expressed that many of the board members were confused about what their vote meant (which was not helped by the fact that DSD put up the wrong information on the screen about who was for and against the project). Consequently, the Board of Adjustment has agreed to vote at the September 16 hearing whether to hear the case again. 

Tobin Hill's Tower ADU
Tobin Hill’s Towering ADU

I am a Tri-Chair of the Removing Barriers to Affordable Housing Committee in which we are tasked, in part, with finding ways to help residents build ADUs more easily, while protecting the integrity of the neighborhood. We are looking for ways to not only make these structures easier to build, but to also ensure they are built in ways that can be embraced by neighborhoods across the city. We are also looking at ways in which it will be easier to rehab existing ADUs. Many of the UDC code amendments that we want to address include design issues, height restrictions, and definitions and interpretations.

For more information on the Removing Barriers to Affordable Housing Committee, please click below:

UDC Committees: What You Need to Know.

Removing Barriers to Affordable Housing (includes ADU sub-committee)

The following are some of the UDC codes that exist now:

CONDITIONS FOR DETACHED ADUs

  1. Building footprint shall not exceed 40% the building footprint of the primary structure
  2. Total Floor Area shall not exceed 800 sq ft
  3. No more than one bedroom
  4. Parking for the ADU shall be located behind the front yard
  5. Architectural design, style, appearance, and character shall match the primary dwelling;
  6. Same roof pitch and window proportions as the primary dwelling
  7. ADU shall have at least a five-foot side and rear setback

CONDITIONS FOR ATTACHED ADUs

  1. Gross Floor Area shall not exceed 35% of the total living area of the primary dwelling
  2. Occupancy of the attached ADU shall not exceed 1 person per 200 square feet of GFA
  3. Attached ADU’s shall comply with the required setbacks for the primary structure

For more information, questions, comments please comment below and I will promptly reply.

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Request from HWRA re Alazan Loft Project

By Cynthia Spielman and Tony Garcia

Update: August 22, 2019. City Council, after hours of testimony, approved the project without addressing the citizens except for Councilwoman Sandoval who applauded Councilwoman Gonzales’ efforts on the project and stated that she hoped that NRP/SAHA would work with the neighbors. Westside neighbors worked for weeks preparing and their efforts were not acknowledged.

Alazan Lofts Project
ZONING CASE Z-2019-1070005

Representatives from Historic Westside Residents Association (HWRA), Westside Neighborhood Association Coalition (WNAC), Tier One Neighborhood Coalition (T1NC), and the Esperanza Peace and Justice Center are concerned about the development of the Alazan Lofts, a partnership between San Antonio Housing Authority (SAHA) and NRP on lots on Colorado and Guadalupe. There is no opposition to the density nor to affordable housing which is always welcomed, but the neighborhood groups object strongly to the lack of effort to develop in a way that is compliant with the Guadalupe Westside Community Plan design guidelines, guidelines that were developed by community planners to protect its vulnerable neighborhood. There are major concerns about the lack of meaningful neighborhood input at the beginning of the project.  Of the seventeen meetings SAHA claims to have had with community, only three have been about this specific project. Only recently has SAHA and NRP worked with the community to find a solution.  The neighborhood groups would ideally like to see the community plan be adhered to with development at two stories, but are advocating for a compromise of three stories and have worked with the site plans to show how this is possible. It will be up to City Council to make this compromise binding. The Esperanza Peace and Justice Center, which is next door to the development, understands the efforts to compromise but supports the Guadalupe Westside Community Plan’s limits of two stories.   


Tier One Neighborhood Coalition neighborhoods and its suburban partners are concerned about this development setting a precedence of early project development without community input.  In order to make affordable housing a reality, it must have meaningful public input as well as comply with the neighborhood or community plan so that not only can we encourage affordable housing, but also preserve the communities that make up resilient neighborhoods.

The City Council hearing on this development will be Thursday, August 22ndat 2 p.m.
The issues of neighborhood engagement and respect for the community/neighborhood plan are important issues for all neighborhoods. Please come to show support if you can. 

 Read  Amelia Valdez’s Letter to Mayor Nirenberg regarding the Alazan 

Together we stand strong!

ZONING CASE Z-2019-10700050 (Council District 5): Ordinance amending the Zoning District Boundary from “MF-33 MLOD-2 MLR-2 AHOD” Multi-Family Lackland Military Lighting Overlay Military Lighting Region 2 Airport Hazard Overlay District to “IDZ-3 MLOD-2 MLR-2 AHOD” High Intensity Infill Development Zone Lackland Military Lighting Overlay Military Lighting Region 2 Airport Hazard Overlay District for multi-family uses not to exceed 90 total units and Non-Commercial Parking Lot on 0.355 acres out of NCB 2415, 0.680 acres out of NCB 2416, 0.191 acres out of NCB 2417, 1.226 acres out of NCB 2439, Lot 16, Lot 17, and Lot 18, Block 2, NCB 2440, located at 1013, 1014, 1015, 1018, 1019, 1021, 1022, 1023, 1101, 1102, 1107, 1114, 1121, 1201 El Paso Street, 210, 214, 316, 318, and 322 Torreon Street, and 803 South Colorado Street. Staff and Zoning Commission recommend Approval.

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Funds available to qualified homeowners for repair, rehabilitation and reconstruction.

Note: This information came mainly from three presentations by Stephanie Phillips (OHP), Jenifer Buxton (NHSD), and Chris Larzaro (CCDO) to Tier One Neighborhood Coalition members on July 20, 2019

The funds below are limited and qualified residents should apply immediately. Please keep checking the Neighborhood and Housing Services Department (NHSD) for updates. For more information contact: Jennifer Buxton, 210-207-6459, jennifer.buxton@sanantonio.gov

Fee Waiver Program (previously known as CRIP) offers:

Owner Occupied Rehabilitation

Participants in home repair/rehab through NHSD or non-profit organizations will qualify for 

  • Up to 100% waiver of City and SAWS fees 
  • An exemption from $100 application fee. 

Historic Rehabilitation (applies to NCDs)

  • Owners of residential and commercial structures eligible to be designated as historic may receive waivers for 100% of City fees and 100% of SAWs fees, $150,000 maximum per project.
  • Projects must be eligible for historic designation 
  • Requires a review by Office of Historic Preservation, regardless of designation. 

Note: These funds are now available to residents in all council districts. 

Owner Occupied Repair and Reconstruction (OOR)

Owner-Occupied Rehabilitation is still accepting applications for districts 8, 9, and 10 for this fiscal year. Staff will start accepting applications on August 12 for the new fiscal year from all districts, and the application period will end on September 13th. The lottery will be held October 1st.this program assists qualified households with substantial rehabilitation or reconstruction

  • Available city wide with applied equity metrics 
  • Loans are deferred, forgivable and 0% interest
  • 10-20 year restrictive covenant
  • Up to $80k for rehab and up to $100k for recon 
  • Households must be below 80% AMI

Under One Roof (U1R)

Replaces worn roofs with an energy efficient white roof. It has the following stipulations: 

  • The roof surface must be less than 1700 sq. ft. 
  • The current roof must be at least 10 years old
  • Available city wide with applied equity metrics
  • 5-year restrictive covenant
  • Forgivable grant up to $14k
  • Households must be below 80% AMI OR 62 years or older OR disabled OR veteran 

Minor Repair Program

Minor Repair is still to be decided by the City Manager’s office and Council.  NHSD has requested at least $275,000 in their budget for this upcoming fiscal year. They should know by September if this has been approved and for how much. 

Lead Hazard Reduction & Healthy Homes

  • Assists homeowners and landlords create healthy, safe and sustainable homes
  • Available city wide
  • Addresses lead hazards and minor safety issues
  • 5-year restrictive covenant
  • Must have child at least 1 yr and up to and including 5 yrs old – in home at least 6 hrs week
  • Approximately $35k per unit
  • Households must be below 80% AMI, no back taxes, clear title, no liens or judgments

Let’s Paint

  • Available in Districts 4 and 5 only 
  • 283 apps received 
  • Exterior paint
  • Less than 1500 sq. ft.
  • No restrictive covenant
  • Grant up to $7,000
  • Households must be below 80% AMI
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Historic Westside Residents Association’s (HWRA) letter to Mayor Nirenberg re Alazan Lofts

Note: This issue centers around early meaningful public input, compliance with community plan, and design (intensity), not density and affordability.

Read: – —Maria Anglin’s column, “Gentrification Fears are Very Real” about the Alazan project. -The SA Heron’s article on development and gentrification on the Westside and “SAHA board gives nod to build St. Mary’s Tower with Dallas developer JMJ” which explains the Alazan project and SAHA’s partnership with market rate developers

Dear Mayor Nirenberg,

Please be advised that on Monday, July 29, 2019, the Historic Westside Resident Association met with representatives from the NRP Group, San Antonio Housing Authority, Brown and Ortiz Associates, and District 5 to discuss the Alazan Loft development.

The following neighborhood associations were in attendance as well: Westside Preservation Alliance, Tier One Neighborhood Coalition, Westside Neighborhood Association Coalition and the Esperanza Peace & Justice Center. The purpose of this meeting was to discuss the proposed site plan for Alazan Loft. We want to make clear that the Historic Westside Resident Association supports the development of affordable housing in our historic Westside community. However, the proposed site plan submitted by the NRP Group does not meet with the Guadalupe Westside Community Plan requirements.

  • The Alazan Loft site plan must be revised to meet the guidelines of the Guadalupe Westside Community Plan.
  • All buildings on all lots should be a maximum of two (2) stories with 20’ setbacks from sidewalks to adhere to the Guadalupe Westside Community Plan and neighborhood character.
  • Reduce parking spaces to accommodate the revised site plan for two -story structures.
  • Add heat sinks such as landscape islands on parking lots.
  • Introduce green space which would include buffer landscape and street scape to adhere to the neighborhood character.
  • Elevation drawings (black and white) for the two story structures for the revised site plan.

The following issues were presented, discussed and requested from the development side:

We are also very concerned about our neighborhood residents being uprooted and displaced during and after this major construction process.

Please note that SAHA spokesman, Michael Reyes, expressed in the Rivard Report (July 26, 2019) the importance of gathering “feedback from all neighborhood associations and community leaders to make sure we are building something that reflects the neighborhood”.

Of major concern is the fact that our Historic Westside Resident Association and the organizations listed were informed of only two, not 17, community meetings sponsored by SAHA and the NRP Group. These two meetings in 1st Quarter 2019 offered the associations very limited time for community engagement.

There were no additional notifications or discussions until the Historic Westside Resident Association was informed on July 8, 2019 via U.S. mail of the Zoning Commission hearing scheduled for July 16th, 2019. The hearing was for the NRP Group request in zoning change from MF-33 to IDZ 3.

In summary, we have requested that the NRP Group submit a revised site plan to meet the above listed points under IDZ-3 with conditions. We will meet again on Friday, August 2, 2019, at 4:00pm with the goal of receiving a revised site plan that adheres to the Guadalupe Westside Community Plan and reflective of the character of the neighborhood.  We hope for an agreed upon revised site plan before City Council review on August 22, 2019.

Mayor Nirenberg, as you review the needs of the residents of the Westside neighborhoods, please remember your commitment to the Housing Policy Task Force as well as the protection of our historic San Antonio neighborhoods.

Respectfully Submitted,

Amelia Valdez

Chairperson of Historic Westside Resident Association