Case Number: |
A-15-053 |
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Applicant: |
David Malley |
Owner: |
Malley Enterprises, Inc. |
Council District: |
2 |
Location: |
118 Kansas Street |
Legal Description: |
Lot 5, Block 2, NCB 609 |
Zoning: |
"RM-4 AHOD" Residential Mixed Airport Hazard Overlay District |
Prepared By: |
Margaret Pahl, AICP Senior Planner |
Request
The applicant is requesting a special exception in accordance with UDC 35-399.03 to allow the relocation of a residential building from 314 Jim Street to a lot zoned for single family use, located at 118 Kansas Street.
Executive Summary
The subject property is a vacant lot, located in the Alamodome Gardens area. The average age of the houses on the block is 73 years old, with the oldest house built in 1900. The block is in transition, with some of the houses having recent investment and others still waiting. Its proximity to downtown though would seem to indicate an increase in value. The applicant already owns 2 other houses in the area and has remodeled them for commercial reuse.
The parcel is 50 feet in width, wide enough to locate the 30 foot wide home with a 10 foot setback on each side. The applicant has hired Edgar Dodson to relocate the house, which will likely be placed slightly off-center to allow a wider side setback for the new driveway. The house will be brought up to current building codes as a condition of its relocation. In addition, the applicant is intending to construct a front porch on the house after it is in its new location.
Subject Property Zoning/Land Use
Existing Zoning |
Existing Use |
"RM-4 AHOD" Residential Mixed Airport Hazard Overlay District |
Vacant |
Surrounding Zoning/Land Use
Orientation |
Existing Zoning District(s) |
Existing Use |
North |
"RM-4 AHOD" Residential Mixed Airport Hazard Overlay District |
Single-Family Home |
South |
"R-4 H AHOD" Residential-Single-Family Historic Airport Hazard Overlay District |
Single-Family Home |
East |
"RM-4 AHOD" Residential Mixed Airport Hazard Overlay District |
Single-Family Home |
West |
"RM-4 AHOD" Residential Mixed Airport Hazard Overlay District |
Single-Family Home |
Relocation Compatibility Table
Compatibility Standard |
Existing Condition on Blockface |
Applicant's Proposed Condition |
Lot Size |
Mean Lot Size: 3,634 sf |
4,600 |
Structure Age |
Min: 67 years |
73 years |
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Max: 115 years |
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Mean Age: 91 years |
|
Structure Size |
Min: 600 sf |
1,064 sf |
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Max: 1,520 sf |
|
|
Mean Size: 1,155 sf |
|
Structure Height |
1 Story |
1 Story |
Front Entry, Porch, Walkway |
Front of House |
1 door Proposed porch |
Building Materials |
Exterior siding: Various |
Wood |
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Roofing: Shingles |
Shingles |
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Window: Aluminum, vinyl & wood |
Wood |
Foundation Type |
Various |
Post & beam |
Roof Line/Pitch |
Gabled |
Side Gable |
Fencing |
Chain Link & ornamental iron |
None |
Comprehensive Plan Consistency/Neighborhood Association
The subject property is located within the Downtown Neighborhood Plan, adopted in May 1999 and designated as Residential land use. The subject property is within the boundaries of the Alamodome Gardens Neighborhood Association and as such, they were notified and asked to comment.
Criteria for Review
According to Section 35-482(h) of the Unified Development Code, in order for a special exception to be granted the Board of Adjustment must find that the request meets each of the five (5) following conditions:
A. The special exception will be in harmony with the spirit and purpose of the chapter.
The applicant is proposing to relocate a structure to a vacant lot and intends to renovate the structure to meet current buildings codes. New electrical service and new plumbing are planned. A residential use on this vacant lot is preferred, given the previous house was demolished over 20 years ago. Therefore, granting the special exception will be in harmony with the spirit and purpose of the chapter.
B. The public welfare and convenience will be substantially served.
The structure will be used as a single family dwelling, making use of an undeveloped parcel within a neighborhood that could benefit from incremental revitalization. The public welfare and convenience will be substantially served by the relocation.
C. The neighboring property will not be substantially injured by such proposed use.
The addition of this home will add integrity to the streetscape, bring a family to the block and convert a vacant lot into a personal yard. The proposed home will not negatively impact the neighboring property.
D. The special exception will not alter the essential character of the district and location in which the property for which the special exception is sought.
The houses along this block are each unique and contribute to the character of the district. This home is an ideal candidate for this vacant parcel and much preferred to a new home as an alternative. Therefore, the special exception authorizing the relocation will not alter the essential character of the district.
E. The special exception will not weaken the general purpose of the district or the regulations herein established for the specific district.
The special exception will not weaken the general purpose of "RM-4 AHOD" zoning district, a district designed to support residential land uses. The site plan submitted by the applicant and the size of the parcel show the proposed placement of the home will exceed the minimum front, side and rear yard setbacks of the district.
Staff Recommendation
Staff recommends approval of A-15-053, based on the following findings:
1. The requested special exception complies with all of the review criteria for granting a special exception as presented above.
2. The relocation of the structure in question will allow the reasonable use of a property that has been vacant for a significant time, and will fit with the character of the existing area