DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Zoning Case Z-2019-10700013
SUMMARY:
Current Zoning: "IDZ H AHOD" Infill Development Zone Dignowity Hill Historic Airport Hazard Overlay District with uses permitted in "C-2" Commercial District and Stone Monument Retail and Wholesale with Outdoor Display and Storage of Merchandise
Requested Zoning: "IDZ-1 H AHOD" Limited Intensity Infill Development Zone Dignowity Hill Historic Airport Hazard Overlay District with uses permitted for four (4) residential dwellings
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: April 2, 2019. This case is continued from the March 5, 2019 Zoning hearing.
Case Manager: Marco Hinojosa, Planner
Property Owner: Abel and Gabriela Marin
Applicant: Pryme Homes
Representative: Roberto Elizondo
Location: 321 North Hackberry Street
Legal Description: Lot 11, Block 8, NCB 583
Total Acreage: 0.2276
Notices Mailed
Owners of Property within 200 feet: 33
Registered Neighborhood Associations within 200 feet: Dignowity Hill Neighborhood Association.
Applicable Agencies: Fort Sam Houston
Property Details
Property History: The subject property is part of the original 36 square miles of the City of San Antonio. The subject property was rezoned from "C-1 H AHOD" Light Commercial Dignowity Hill Historic Airport Hazard Overlay District to “IDZ H AHOD" Infill Development Zone Dignowity Hill Historic Airport Hazard Overlay District with uses permitted in "C-2" Commercial District and Stone Monument Retail and Wholesale with Outdoor Display and Storage of Merchandise by Ordinance 2012-08-16-0634, dated August 16, 2012.
Topography: The property is not located within the 100-year flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: “RM-4”
Current Land Uses: Residential Dwellings
Direction: East
Current Base Zoning: “RM-4” and “C-1”
Current Land Uses: Residential Dwellings and Vacant Building
Direction: South
Current Base Zoning: “IDZ” and “RM-4”
Current Land Uses: Residential Dwellings and Outdoor Furniture Store
Direction: West
Current Base Zoning: “RM-4”
Current Land Uses: Residential Dwellings
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. 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: N Hackberry Street
Existing Character: Secondary Arterial Type B
Proposed Changes: None Known
Public Transit: VIA bus routes are within walking distance of the subject property. Routes served: 24, 25, 225
Thoroughfare: Armstrong Place
Existing Character: Local
Proposed Changes: None Known
Public Transit: VIA bus routes are within walking distance of the subject property. Routes served: 24, 25, 225
Traffic Impact: A Traffic Impact Analysis (TIA) is not required. IDZ is exempt from all TIA requirements .
Parking Information: Parking requirements are waived for the “IDZ-1” base zoning district.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current base zoning district of “IDZ”, which allows for uses permitted in "C-2" Commercial District and Stone Monument Retail and Wholesale with Outdoor Display and Storage of Merchandise.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The property is located within half a mile of a Premium Transit Corridor
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 property is located within the Dignowity Hill Neighborhood Plan, and is currently designated as “”Low Density Mixed Use” in the future land use component of the plan. The requested “IDZ-1” base zoning is compatible 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. The requested “IDZ-1” adds residential uses to an infill development that is already zoned for “C-2” uses, which creates a mixed use pattern.
3. Suitability as Presently Zoned:
The current “IDZ” Infill Development Zone District is appropriate for the subject property’s location. The applicant is proposing four (4) residential dwelling units.
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 proposed rezoning does not appear to conflict with the following goals, principles, and objectives of the Dignowity Hill Neighborhood Plan
Dignowity Hill Neighborhood Plan Relevant Goals and Objectives:
• Goal 8: Increase homeownership through infill development and housing rehabilitation.
• Goal 9: Well maintained and diverse housing stock.
6. Size of Tract:
The subject property totals 0.2276 acres in size, which reasonably accommodate four (4) residential dwellings.
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.
• The applicant’s request meets the Master Plan’s Policy for Growth Management - Policy 1g, because it makes physical improvements on an inner city property encouraging redevelopment and infill development.
• The applicant’s request meets the Master Plan’s Policy for Economic Development - Goal 4, because it targets an area within Loop 410 and the southern sector.
• The applicant’s request the Master Plan’s Policy for Neighborhoods - Policy 1a, because it rezones vacant or underutilized property in and around neighborhoods to encourage redevelopment that is compatible in use and intensity with the existing neighborhood.
• The applicant’s request the Master Plan’s Policy for Neighborhoods - Policy 4a, because it preserves and revitalizes housing and promotes targeted infill housing in neighborhoods, particularly older neighborhoods located inside Loop 410.
• The applicant’s request the Master Plan’s Policy for Urban Design - Policy 1d, because it develops criteria and procedures for infill development which will enhance the character of neighborhoods.
This property is located within the Dignowity Hill Historic District. Any new construction will require approval from the Historic and Design Review Commission (HDRC). Approval of a site plan or materials submitted as part of a zoning application does not supersede any requirements for design review outlined in Article VI of the Unified Development Code. On January 2, 2019, the HDRC reviewed and issued conceptual approval for a site plan, massing and architectural details for four, separate residential structures.
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.