DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 5
SUBJECT:
Zoning Case Z-2019-10700094 HL
SUMMARY:
Current Zoning: "R-4 MLOD-2 MLR-2 AHOD" Residential Single-Family Lackland Military Lighting Overlay Military Lighting Region 2 Airport Hazard Overlay District
Requested Zoning: "R-4 HL MLOD-2 MLR-2 AHOD" Residential Single-Family Historic Landmark Lackland Military Lighting Overlay Military Lighting Region 2 Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: May 19, 2020
Case Manager: Justin Malone, Planner
Property Owner: Gretechel Brown
Applicant: Office of Historic Preservation
Representative: Office of Historic Preservation
Location: 215 South Pinto Street
Legal Description: South 109.75 feet of Lot 11 and 12, Block 5, NCB 2338
Total Acreage: 0.2601
Notices Mailed
Owners of Property within 200 feet: 22
Registered Neighborhood Associations within 200 feet: Historic Westside Neighborhood Association
Applicable Agencies: Office of Historic Preservation, Lackland Airforce Base
Property Details
Property History: The subject property is part of the original 36 square miles of the City of San Antonio and was originally 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” Single-Family Residential 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 Home
Direction: South
Current Base Zoning: “R-4”
Current Land Uses: Single-Family Home l
Direction: East
Current Base Zoning: “R-4”
Current Land Uses: Single-Family Home
Direction: West
Current Base Zoning: “R-4”
Current Land Uses: Single-Family Home
Overlay and Special District Information:
"HL"
A number of surrounding properties carry the “HL” Historic Landmark designation, signifying the historic architectural character or cultural significance of the structure or location. 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.
"MLOD-2"
All surrounding properties carry the "MLOD-2" Military Lighting Overlay District, due to their proximity to Lackland. The "MLOD-2" does not restrict permitted uses, but does regulate outdoor lighting in an effort to minimize night-time light pollution and its effects on operations at the military installation.
"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.
Transportation
Thoroughfare: South Pinto Street
Existing Character: Local
Proposed Changes: None
Public Transit: There are 3 VIA bus routes within walking distance of the subject property.
Routes Served: 70, 75, and 275
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 requirement for single-family dwelling is 1 space per unit.
ISSUE:
None.
ALTERNATIVES:
Current: The present zoning district designation of "R-4" Residential Single-Family District provides 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.
Proposed: The proposed “R-4 HL” allows all of the above in addition to adding a Historical Landmark Overlay.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The subject property is not located within a Regional Center and is located within a 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 not located within a Regional Center. A finding of consistency is not required for an application of a historical overlay.
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 District is an appropriate zoning for the property and surrounding area. The base zone remains the same. The rezoning establishes the 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 Guadalupe Westside Community Plan:
• Objective 19.2: Encourage Rehabilitation of Buildings
o Promote the merits of preserving existing buildings for cultural heritage purposes
o Gather information about program assistance available from public, private, and non-profit sources and make information available at a centralized location.
• Objective 19.5: Monitor Impact of Rising Property Values
o Take steps to ensure that economic development does not tax people out of their homes
• Objective 20.2: Home Improvement and Maintenance
o Identify and rehabilitate dilapidated historic as well as culturally significant housing stock.
6. Size of Tract:
The subject property is 0.2601 acres, which reasonably accommodates a single-family dwelling.
7. Other Factors:
The request for landmark designation was initiated by the owner.
On February 19, 2020, the Historic and Design Review Commission (HDRC) 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 criteria
identified as being applicable to the subject property are specified below.
HDRC concurred with the applicant that 215 S Pinto met UDC criterion [35-607(b)5], [35-607(b)8], and [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; 215 S Pinto meets three.
5. Its embodiment of distinguishing characteristics of an architectural style valuable for the study of a period, type, method of construction, or use of indigenous materials; the building is an exceptional example of the Queen Anne residential building style, popular c. 1880 to c. 1910.
8. Its historical, architectural, or cultural integrity of location, design, materials, and workmanship; the house features unmodified textbook characteristics of the Queen Anne style, providing an important visual summary of key construction and finishing details related to this building style with very few alterations.
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 contributes to a collection of individual landmarks clustered near the intersection of Buena Vista and S Pinto streets as well as to a neighborhood staff has identified as an eligible local historic district.