DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: Council District 3
SUBJECT:
Zoning Case Z2014207 HL
SUMMARY:
Current Zoning: "RM-4 AHOD" Residential Mixed Airport Hazard Overlay District
Requested Zoning: "RM-4 HL AHOD" Historic Landmark Residential Mixed Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: August 5, 2014
Case Manager: Pedro Vega, Planner
Property Owner: Joseph Huntington
Applicant: City of San Antonio Historic Preservation Office
Representative: City of San Antonio Historic Preservation Office
Location: 218 Sweet
Legal Description: 0.083 of an acre out of Lots 5 and 6, Block F, NCB 2564
Total Acreage: 0.083
Notices Mailed
Owners of Property within 200 feet: 28
Neighborhood Associations: King William Association; the Lone Star Neighborhood Association is located within 200 feet
Planning Team Members: Lone Star Community Plan
Applicable Agencies: City of San Antonio Historic Preservation Office
Property Details
Property History: The subject property is located within the city limits as recognized in 1938 and was originally zoned "C" Apartment District. In a 1993 City-initiated case, the property was rezoned to "R-2" Two Family Residence District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current "RM-4 AHOD" Residential Mixed Airport Hazard Overlay District.
According to the Office of Historic Preservation, the existing structure appears to have been constructed between 1904 and 1905.
Topography: The subject property is relatively flat and has no physical characteristics that are likely to affect the existing use.
Adjacent Zoning and Land Uses
Direction: Southeast
Current Base Zoning: "RM-4" and "MF-33 S"
Current Land Uses: Single-Family Dwelling and Childcare Center
Direction: Northeast across Sweet Street
Current Base Zoning: "RM-4"
Current Land Uses: Single-Family Dwelling and Two-Family Dwellings
Direction: Northwest
Current Base Zoning: "RM-4"
Current Land Uses: Multi-Family Dwelling
Direction: Southwest
Current Base Zoning: "C-2"
Current Land Uses: Commercial Building
Overlay and Special District Information: 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.
A number of surrounding properties carry the "HS" Historic Significant landmark designation, signifying the historic architectural character or cultural significance of the structure or location. Historic Landmark designations do not affect the possible uses of the property, but do regulate the exterior aesthetic of the structure. Building plans and permit applications will be subject to review by the Office of Historic Preservation and the Historic and Design Review Commission (HDRC) prior to any permits being issued.
Transportation
Thoroughfare: Sweet Street
Existing Character: Local Street one lane in each direction with sidewalks.
Proposed Changes: None known.
Public Transit: The VIA number 46 bus line operates along South Main Avenue.
Traffic Impact: A Traffic Impact Analysis (TIA) is not required as there is no change of use proposed (Historic Landmark designation).
Parking Information: There is no change of use proposed. The property is used as a single-family residence. Minimum Parking Requirement: 1space per unit. Maximum Parking Requirement: N/A
ISSUE:
None.
ALTERNATIVES:
Should the City Council deny this request, the base zoning district would remain in place and the historic designation would not be applied.
FISCAL IMPACT:
None. The zoning request is eligible for the Inner City Reinvestment Infill Policy fee waiver. The Development Services Department fees will be reimbursed through grant funding.
RECOMMENDATION:
Staff and Zoning Commission (9-0) 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 Downtown Neighborhood Plan and is currently designated as Mixed Use in the future land use component of the plan.
Historic Landmark designation does not affect the base zoning or permitted uses, therefore a finding of consistency is not required.
2. Adverse Impacts on Neighboring Lands:
Granting of the "HL" Historic Landmark designation will not have an adverse impact on the neighborhood, but will regulate the exterior aesthetic of the structure. The purpose of the requested zoning change is to protect and preserve the structure and make the property eligible for tax incentives for rehabilitation. Further, the current base zoning is not changing.
3. Suitability as Presently Zoned:
The current "RM-4" base zoning district is appropriate for the subject property. Staff believes the proposed Historic Landmark designation will not change the overall character of the community.
4. Health, Safety and Welfare:
Staff has found no indication of likely adverse effects on the public health, safety, or welfare due to the Historic Landmark designation. There are other historic designations in the neighborhood and community.
5. Public Policy:
The subject property and the proposed development meet the criteria of the Inner City Reinvestment Infill Policy (ICRIP). This policy provides development fee waivers to applicants and grant funded reimbursement for city departments, in an effort to encourage redevelopment of under-utilized urban properties.
6. Size of Tract:
The size of the subject property is not an issue for the consideration of Historic Landmark designation. The house remains in its original location, has experienced few alterations, retains high integrity of original materials, and was executed with a high level of craftsmanship.
7. Other Factors:
On May 21, 2014, the Historic and Design Review Commission issued a Certificate of Appropriateness identifying the property as historically significant based on criteria listed in Section 35-607 (b) of the Unified Development Code. The four criteria identified as being applicable to the subject property are specified in the attached Certificate of Appropriateness.
The property owner supports the Historic Landmark designation.