DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Zoning Case Z2017039
SUMMARY:
Current Zoning: "R-6 H AHOD" Residential Single-Family Dignowity Hill Historic Airport Hazard Overlay District
Requested Zoning: "IDZ H AHOD" Infill Development Zone Dignowity Hill Historic Airport Hazard Overlay District for Three Single-Family Homes
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: February 21, 2017. This case was continued from the January 17, 2017 Zoning Commission Hearing.
Case Manager: Oscar Aguilera, Planner
Property Owner: West Real Estates Holdings LLC
Applicant: Rachel Trimble
Representative: Rachel Trimble
Location: 909 North Hackberry Street
Legal Description: North 92.5 feet of Lots 13 and 14, Block 2, NCB 529
Total Acreage: 0.2541
Notices Mailed
Owners of Property within 200 feet: 26
Registered Neighborhood Associations within 200 feet: Dignowity Hill Neighborhood Association.
Applicable Agencies: None
Property Details
Property History: The subject property is located within the city limits as recognized in 1938 and was originally zoned “C” Apartment District. On December 14, 1989 Ordinance 70785 rezoned the property to “R-2 H” Historic Tow Family Residence District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the “RM-4 H” Historic Residential Mixed District. Finally, on December 6, 2012 Ordinance 2012-12-06-0953 rezoned the property to “R-6 H” Single-Family District.
Topography: The property does not include any abnormal physical features such as slope or inclusion in a flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: IDZ H
Current Land Uses: Express Mart, Homes, Vacant Lot
Direction: South
Current Base Zoning: R-6, MF33 H, RM-4
Current Land Uses: Vacant Lots, Single-Family Residential, Public Park, Apartments
Direction: East
Current Base Zoning: R-5 H
Current Land Uses: Vacant Lots. Vacant House, Single-Family Home
Direction: West
Current Base Zoning: R-6 H
Current Land Uses: Single-Family Residences, Vacant Lots
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.
The surrounding properties are located in the Historic District, which was adopted in 1989. Historic districts do not regulate use of the property, but do enforce building exterior design standards meant to maintain the architectural character or cultural significance of the designated area. 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: Hackberry St
Existing Character: Secondary Arterial, Type B; two lanes each direction with sidewalks on both side
Proposed Changes: None known
Thoroughfare: Fayn Way Street
Existing Character: Local
Proposed Changes: None known
Public Transit: VIA bus route 22 and 222 Stops at Pine and Hays Street
Traffic Impact: A Traffic Impact Analysis (TIA) report is not required. Infill Development Zone (IDZ) requests are exempt from the TIA requirement.
Parking Information: “IDZ” Infill Development Zone waives minimum parking requirements.
ISSUE:
None.
ALTERNATIVES:
Denial of the proposed zoning will result in the subject property retaining the current zoning district.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and 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 Dignowity Hill Neighborhood Plan. The requested “IDZ" Base Zoning District is consistent with the future land use designation.
2. Adverse Impacts on Neighboring Lands:
Staff has found no evidence of likely adverse impacts on surrounding properties of the proposed uses.
3. Suitability as Presently Zoned:
The requested “IDZ H" Infill Development Zone Dignowity Hill Historic Airport Hazard Overlay District for Three Single-Family Homes is appropriate for the subject property. The property is surrounded by vacant lots, high-density apartments, single-family homes, and Infill development zone projects. Currently the property is vacant. This property was rezoned several times as indicated by the history above. The property, however, has remained vacant and undeveloped. The proposed development, therefore, will decrease the number of vacant lots within the Dignowity’s Community and the development will provide housing by rehabilitating the vacant lots by utilizing infill housing development. This rezoning proposal helps to fulfill the objectives 8.1 and 9.1 for the Housing and Economic Development portion for the Dignowity Hill Neighborhood Plan.
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 request does not appear to conflict with any public policy objective because it is consistent with the future land use plan.
6. Size of Tract:
The subject property measures 0.2541 acres which accommodates the existing development with adequate space for parking.
7. Other Factors:
Infill Development Zone (IDZ) provides flexible standards for developments. IDZ is to encourage and facilitate development on vacant, bypassed lands, or the redevelopment of underutilized buildings of structures, within existing built-up areas. IDZ may be approved as either a base zoning district or an overlay zoning district. Standards required in an IDZ district shall apply to either IDZ base zoning or the IDZ overlay district except where otherwise specifically stated. Typically IDZ gives flexibility to parking requirements, lots sizes, and setbacks.
In accordance with the San Antonio City Unified Development Code, any exterior modifications for properties zoned historic or RIO must request and must receive a Certificate of Appropriateness from the Office of Historic Preservation prior to receiving a permit. Approval of a zoning change does not imply approval of or take the place of such review as directed by the UDC. To date, no application for new construction at this address has been submitted for review to the Office of Historic Preservation.