DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Zoning Case Z-2019-10700080 HL
SUMMARY:
Current Zoning: "R-4 AHOD" Residential Single-Family Airport Hazard Overlay District
Requested Zoning: "R-3 HL AHOD" Residential Single-Family Historic Landmark Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: May 21, 2019
Case Manager: Mirko A. Maravi, Planner
Property Owner: Stillwater Capital Investments, LLC
Applicant: Stillwater Capital Investments, LLC
Representative: Patrick Christensen
Location: 1718 North Navidad Street
Legal Description: South 78.83 feet of Lot 14, Block 1, NCB 2075
Total Acreage: 0.0913
Notices Mailed
Owners of Property within 200 feet: 27
Registered Neighborhood Associations within 200 feet: West End Hope in Action Community Organization
Applicable Agencies: Office of Historic Preservation
Property Details
Property History: The subject property was part of the original 36 square miles of the City of San Antonio and zoned “B” Residence District. Under the 2001 Unified Development Code, established by Ordinance 93881, dated May 03, 2001, the property zoned “B” Residence District converted to the current “R-4” Residential Single-Family District.
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-4”
Current Land Uses: Single-Family Dwelling
Direction: South
Current Base Zoning: “R-4”
Current Land Uses: Single-Family Dwelling
Direction: East
Current Base Zoning: “R-4”
Current Land Uses: Single-Family Dwelling
Direction: West
Current Base Zoning: “R-4”
Current Land Uses: Single-Family Dwelling
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.
"HL"
Historic Landmark designations do not affect the possible uses of the property, but do regulate the exterior aesthetic of the structure. 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. Navidad
Existing Character: Local
Proposed Changes: None Known
Thoroughfare: Cornell
Existing Character: Local
Proposed Changes: None Known
Public Transit: VIA bus route are within walking distance of the subject property.
Routes Served: 82, 88, 282, 288
Traffic Impact: A TIA report is not required. The traffic generated by the proposed development does not exceed the threshold requirements.
Parking Information: The minimum parking requirement for a single-family dwelling is 1 space per unit.
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject property retaining the present zoning district designation of “R-4”. These districts provide areas for medium- to high-density, single-family residential uses where adequate public facilities and services exist with capacity to serve development. These districts are composed mainly of areas containing single-family dwellings and open area where similar residential development seems likely to occur. Residential single-family provides minimum lot size and density requirements in order to preserve neighborhood character.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The subject property is not in a Regional Center and is located within the Premium Transit Corridor.
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 Near Northwest Community Plan and is currently designated as “Urban Low Density Residential” in the future land use component of the plan. The requested “R-3” base zoning district is consistent with the future land use designation. The “HL” adds a historic overlay and does not require a finding of consistency.
2. Adverse Impacts on Neighboring Lands:
Staff does not find evidence of likely adverse impacts on neighboring lands in relation to this zoning change request.
3. Suitability as Presently Zoned:
The current “R-4” Residential Single-Family District is an appropriate zoning for the property and surrounding area. The proposed “R-3” adds slightly more density and the “HL” is simply the addition of a historic overlay.
4. Health, Safety and Welfare:
Staff has not found 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 Near Northwest Community Plan:
Goal 3 - Housing: Preserve and revitalize the community’s unique mix of quality housing.
Objective 3.3: Design Standards Protect and preserve the Near Northwest’s unique housing character.
6. Size of Tract:
The subject property is 0.0913 acres, which could reasonably accommodate residential uses.
7. Other Factors:
This zoning request is triggered by the Historic and Design Review Commission’s (HDRC) recommendation of approval to relocate the structure from 723 Brooklyn to 1718 Navidad on September 5, 2018. The HDRC recommended approval of the historic designation with stipulations. The applicant will need to meet all stipulations before a Certificate of Appropriateness can be issued. Approval of a zoning change does not supersede any requirements for design review outlined in Article VI of the Unified Development Code.