DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Zoning Case Z2018283
SUMMARY:
Current Zoning: "R-6 H AHOD" Residential Single-Family Dignowity Hill Historic Airport Hazard Overlay District
Requested Zoning: "RM-4 H AHOD" Residential Mixed Dignowity Hill Historic Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: September 18, 2018. This case is continued from the September 4, 2018 zoning hearing.
Case Manager: Daniel Hazlett, Planner
Property Owner: Nicolas Rivard
Applicant: Nicolas Rivard
Representative: Nicolas Rivard
Location: 605 Nolan Street
Legal Description: Lot 12, Block 19, NCB 547
Total Acreage: 0.213
Notices Mailed
Owners of Property within 200 feet: 23
Registered Neighborhood Associations within 200 feet: Dignowity Hill Neighborhood Association
Applicable Agencies: Office of Historic Preservation, Fort Sam Houston
Property Details
Property History: The property was a part of the original 36-square miles of San Antonio and was zoned “D” Apartment District. The property was part of a large area rezoning and was changed from “D” to “R-2” Two Family Residence District by Ordinance 70785, dated December 14, 1989. The property converted from “R-2” to the current “RM-4” with the adoption of the 2001 Unified Development Code (UDC), established by Ordinance 93881, on May 3, 2001. The property was a part of another large area rezoning and was changed from “RM-4” to the current “R-6” base zoning by Ordinance 2012-12-06-0953, dated December 6, 2012.
Topography: The property does not include any abnormal physical features such as slope or incursion in a flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: “R-6”
Current Land Uses: Vacant Lot
Direction: East
Current Base Zoning: “R-6”
Current Land Uses: Duplex
Direction: South
Current Base Zoning: “R-4”, “R-6”
Current Land Uses: Vacant Lot, Single-Family Residence
Direction: West
Current Base Zoning: “R-6”
Current Land Uses: Single-Family Residence
Overlay and Special District Information:
"AHOD"
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.
"H"
The surrounding properties are located in the Dignowity Hill Historic District, which was adopted in December 8, 1983. 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: Nolan Street
Existing Character: Local Street
Proposed Changes: None Known
Thoroughfare: North Mesquite Street
Existing Character: Secondary Arterial
Proposed Changes: None Known
Public Transit: VIA bus routes 22 and 222 are within walking distance 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 minimum parking required is 1.5 parking spaces per residential unit (cluster parking is permitted).
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject property retaining the present zoning district designations of “R-6” which permits single-family dwellings (detached) with a minimum lot size of 6,000 square feet and a minimum lot width of 50 feet, foster family home, public and private schools.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The property is not located within a Regional Center. The property is located within ½ of a mile of the Commerce-Houston and the New Braunfels Avenue Premium Transit Corridors.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends 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 and is currently designated as “Low Density Residential” in the future land use component of the plan. The requested “RM-4” 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 “R-6” Residential District is appropriate zoning for the property and surrounding area. The surrounding area includes a mix of zoning to include “RM-6”, “RM-4” and “MF-33”.
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 property is located within the Dignowity Hill Neighborhood Plan. The proposed rezoning is consistent with the goals and objectives of the Dignowity Hill Neighborhood Plan. The requested “RM-4” base zoning will permit up to four residential units on the property. The request will increase the allowable density and the design of the residences will have to be reviewed by the Historic Design Review Commission.
• Goal 8: Increase homeownership through infill development and housing rehabilitation
• Objective 8.1: Decrease the number of vacant lots and housing through rehabilitation and marketing of properties for infill housing
• Goal 9: Well maintained and diverse housing stock
• Goal 10: Preserve the unique historic character of Dignowity Hill
6. Size of Tract:
The subject property is 0.213 of an acre which could accommodate the density of four residential units.
7. Other Factors:
The subject property is located within the Fort Sam Houston Awareness Zone/Military Influence Area. In accordance with the signed Memorandum of Understanding, JBSA was notified of the proposed request.
This property is located within the Dignowity Hill Historic District. In accordance with the Unified Development Code, the Office of Historic Preservation reviews all exterior work for any property with the historic overlay. Exterior work including additions to historic structure and new construction requires a Certificate of Appropriateness before work begins. Approval of a zoning change does not imply approval of or take the place of design review as directed by the UDC. To date, no application has been made to the Historic and Design Review Commission for this project.