DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Zoning Case Z2016034
SUMMARY:
Current Zoning: “C-1 H AHOD" Light Commercial Dignowity Hill Historic Airport Hazard Overlay District
Requested Zoning: "R-5 H AHOD" Residential Single- Family Dignowity Hill Historic Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: December 15, 2015
Case Manager: Erica Greene, Planner
Property Owner: Brightstar Development, LLC
Applicant: Carlos Rodriguez
Representative: Carlos Rodriguez
Location: 403 North Palmetto
Legal Description: South 42 feet of Lot 38, Block 4, NCB 1372
Total Acreage: 0.120
Notices Mailed
Owners of Property within 200 feet: 10
Registered Neighborhood Associations within 200 feet: Dignowity Hill
Planning Team: Dignowity Hill Neighborhood Plan - 24
Applicable Agencies: None
Property Details
Property History: The subject property was annexed into the City of San Antonio in 1952 and was previously zoned Historic “R-2” Two-Family Residence District which was established by ordinance 70785 in 1989. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current “C-1H” Light Commercial Dignowity Hill Historic Airport Hazard Overlay District.
Topography: The property does not include any abnormal physical features such as slope or inclusion in a floodplain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: C-1 H
Current Land Uses: Pediatric Medical Office
Direction: West
Current Base Zoning: C-1 H
Current Land Uses: Pediatric Medical Office
Direction: South
Current Base Zoning: R4-S HS
Current Land Uses: Cemetery
Direction: East
Current Base Zoning: R-4
Current Land Uses: Vacant Lots, Single-Family Residences
Overlay and Special District Information: None
Transportation
Thoroughfare: North Palmetto
Existing Character: Arterial Street
Proposed Changes: None
Public Transit: The nearest VIA bus routes are #24 and located to the north of the subject property.
Traffic Impact: A Traffic Impact Analysis (TIA) is not required. The traffic generated by the proposed development does not exceed the threshold requirements.
Parking Information: The proposed zoning change will require a minimum of 1 parking space per unit.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current “C-1 H AHOD" Light Commercial Dignowity Hill Historic Airport Hazard Overlay District.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (8-0) recommend Approval.
Criteria for Review: According to Section 35-421, zoning amendments shall be based on the approval criteria below.
1. Consistency:
The property is located within the Dignowity Hill Neighborhood Plan and is designated as Low-Density Residential. The requested "R-5 H" Residential Single-Family Dignowity Hill Historic base zoning district is consistent with the future land use designation.
2. Adverse Impacts on Neighboring Lands:
Staff finds no evidence of likely adverse impacts on neighboring lands in relation to this zoning change request.
3. Suitability as Presently Zoned:
The current “C-1 H” base zoning district is appropriate for the subject property’s location. The adjacent properties are zoned “R-4” which works in conjunction with surrounding commercial businesses in the zoning districts.
4. Health, Safety and Welfare:
Staff has found no indication of likely adverse effects on the public health, safety, or welfare.
5. Public Policy:
The rezoning request does not appear to conflict with any public policy objective.
6. Size of Tract:
The subject property totals 0.120 acres in size, which should reasonably accommodate the uses permitted in “R-5 H” Residential Single- Family Dignowity Hill Historic District.
7. Other Factors:
The applicant proposes a single-family dwelling on the subject property. The properties across North Palmetto and E. Crockett Street are zoned “R-4” Residential Single-Family District with similar uses that the applicant is requesting. The request to rezone the subject property will follow the current pattern of development.