DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Zoning Case Z2018212 HL
SUMMARY:
Current Zoning: "RM-4 AHOD" Residential Mixed Airport Hazard Overlay District
Requested Zoning: "RM-4 HL AHOD" Residential Mixed Historic Landmark Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: June 19, 2018
Case Manager: Angela Cardona, Planner
Property Owner: Darlene Tones
Applicant: Office of Historic Preservation, City of San Antonio
Representative: Office of Historic Preservation, City of San Antonio
Location: 1503 Wyoming Street
Legal Description: Lot 18 and the West 50-feet of Lot 17, NCB 1393
Total Acreage: 0.1136 acres
Notices Mailed
Owners of Property within 200 feet: 39
Registered Neighborhood Associations within 200 feet: Denver Heights Neighborhood Association
Applicable Agencies: Office of Historic Preservation
Property Details
Property History: The subject property falls within the original 36 square miles of the City limits. The property was rezoned from “D” Apartment District to “R-2” Two-Family Residence District on December 16, 1993 (Ordinance 79329) which later converted to the current “RM-4” upon adoption of the Unified Development Code on May 3, 2001 (Ordinance 93881).
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: “RM-4”
Current Land Uses: Single-Family Residential
Direction: South
Current Base Zoning: “RM-4”
Current Land Uses: Single-Family Residential, Vacant Lot
Direction: East
Current Base Zoning: “RM-4”
Current Land Uses: Single-Family Residential
Direction: West
Current Base Zoning: “RM-4”
Current Land Uses: Single-Family Residential
Overlay and Special District Information: The subject property is located within the “AHOD” Airport Hazard Overlay District. The “AHOD” does not restrict permitted uses, but may require additional review by both the Federal Aviation Administration and Development Services Department.
Transportation
Thoroughfare: Wyoming Street
Existing Character: Local Street
Proposed Changes: None Known
Thoroughfare: Piedmont Avenue
Existing Character: Local Street
Proposed Changes: None Known
Public Transit: The nearest VIA bus route is the #32, #232 and #36 and are within walking distance of the subject property.
Traffic Impact:
Parking Information: Parking requirements are determined by use: Residential uses require a Minimum vehicle spaces: 1 per dwelling unit and Maximum vehicle spaces: 2 per dwelling unit.
ISSUE: None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current base zoning district. The current “RM-4” allows for a single-family dwelling (detached, attached or townhouse), two-family dwelling, three-family dwelling, four-family dwelling, row-house or zero-lot line dwelling, accessory dwelling, with a minimum lot size of 4,000 square feet and a minimum lot width of 15 feet, public and private schools.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The subject property does not fall within a Regional Center and is within one mile proximity to a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (10-0) 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 Arena District/ Eastside Community Plan and is currently designated “Medium Density Residential”. The requested zoning is to allow for Historic Landmark Designation. The current base zoning is consistent with the plan.
2. Adverse Impacts on Neighboring Lands:
Staff finds no evidence of likely adverse impacts on the neighboring land in relation to the zoning change request as the zoning is consistent with the surrounding residential uses.
3. Suitability as Presently Zoned:
The current “RM-4” base zoning is appropriate for the surrounding area, as it is consistent with the surrounding land use development.
4. Health, Safety and Welfare:
Staff has found no indication of likely adverse effects on the public health, safety, or welfare.
5. Public Policy:
Staff finds that the request is not contrary to any stated public policy objective, as the plan calls for preservation of neighborhoods via historic landmark designation.
6. Size of Tract:
The subject property totals 0.1136 acres in size, which reasonably accommodate the uses permitted in the current “RM-4”Residential Mixed base zoning district.
7. Other Factors:
On April 4, 2018, the Historic and Design Review Commission approved a Finding of Historic Significance, identifying the property as historically significant based on criteria listed in Section 35-607 (b) of the Unified Development Code. The three criteria identified as being applicable to the subject property are specified below. The property owner submitted the application for supports Historic Landmark designation.
The Office of Historic Preservation is submitting the rezoning request on behalf of the property owner. The Office of Historic Preservation worked with the applicant on this rezoning request and supports Approval of the added “HL” Historic Landmark designation.
1503 Wyoming meets UDC criterion [35-607 (b)7],[35-607 (b)11], [35-607 (b)13], for a finding of historic significance in the process of seeking designation as a local historic landmark. In order to be eligible for landmark designation, a property must meet at least three of the criteria; 1503 Wyoming meets three.
They are as follows:
(7) Its unique location or singular physical characteristics that make it an established or familiar visual feature; the structure is a visual anchor on the corner of Wyoming and Piedmont.
(11) It is distinctive in character, interest or value; strongly exemplifies the cultural, economic, social, ethnic or historical heritage of San Antonio, Texas or the United States; the structure has a connection to longtime residents of this Eastside neighborhood including its construction by the Lohrberg family and residence by the Smith-Tones family.
(13) It bears an important and significant relationship to other distinctive structures, sites, or areas, either as an important collection of properties or architectural style or craftsmanship with few intrusions, or by contributing to the overall character of the area according to the plan based on architectural, historic or cultural motif; the structure has a relationship to the surrounding structures, built in the early twentieth century in Folk Victorian and Queen Anne styles.