DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Zoning Case Z-2019-10700298
SUMMARY:
Current Zoning: "R-5 H AHOD" Residential Single-Family Historic Dignowity Hill Airport Hazard Overlay District
Requested Zoning: "IDZ-1 H AHOD" Low Intensity Infill Development Zone Historic Dignowity Hill Airport Hazard Overlay District with uses permitted for three (3) residential units
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: June 2, 2020
Case Manager: Justin Malone, Planner
Property Owner: CVF LLC.
Applicant: CVF LLC.
Representative: WGI, Inc
Location: 415 Hays Street
Legal Description: Lot 12, Block 1, NCB 528
Total Acreage: 0.221
Notices Mailed
Owners of Property within 200 feet: 34
Registered Neighborhood Associations within 200 feet: Dignowity Hill Neighborhood Association
Applicable Agencies: Fort Sam, Planning Department and Solid Waste Department
Property Details
Property History: The subject property is located within the city limits as recognized in 1938. The subject property was rezoned by Ordinance 70,785, dated December 14, 1989 to “R-2” Two-Family Residence District. In 1983, a city-initiated area wide zoning change designated the subject property and the surrounding area a Historic District. Upon adoption of the 2001 Unified Development Code, the previous base zoning districts converted to “H RM-4”. In 2012 the subject property was rezoned to “H R-5”. The subject property was platted in its current configuration within the Original 36 Square Miles of the City of San Antonio Corporate Limits. The subject property is undeveloped.
Topography: The subject property is not located within the 100-year flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: “R-5”
Current Land Uses: Single-Family Residence
Direction: East
Current Base Zoning: “R-5”, “RM-4”
Current Land Uses: Single-Family Residence
Direction: South
Current Base Zoning: “R-6”
Current Land Uses: Single-Family Residence
Direction: West
Current Base Zoning: “RM-6”, “R-5”
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 1926. 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: Hays Street, N. Mesquite
Existing Character: Local, Type A; One lane each direction with sidewalks on both sides.
Proposed Changes: None known
Public Transit: VIA bus routes are within walking distance of the subject property.
Routes Served: 22
Traffic Impact: A Traffic Impact Analysis (TIA) is not required. Limited Density Infill Development (IDZ-1) is exempt from TIA requirements.
Parking Information: The minimum parking requirement for a 1 family dwelling is 1 space.
ISSUE:
None.
ALTERNATIVES:
Current: Denial of the requested zoning change would result in the subject property retaining the present zoning district designations of “R-5”. Low-Density Residential uses include single-family houses on individual lots. The “R-5” Residential Single-Family District allows for a minimum lot size of 5,000 square feet and a minimum lot width of 50 feet, foster family home, nursery (1-acre minimum), public and private schools.
Proposed: The proposed “IDZ-1” Limited Density Infill Development Zone District provides flexible standards for the development and reuse of underutilized parcels. Urban design standards are required in order maintain a neighborhood commercial scale, to promote pedestrian activity, and to maintain the unique character of the center. Pedestrian circulation is required as are common parking areas. Any use may be permitted within an "IDZ" so long as it complies with the standards of this section. The applicant is utilizing “IDZ-1” to develop three (3) residential units.
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The property is not located within a Regional Center but is located within a Premium Transit Corridor buffer.
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 / Eastside Reinvestment Plan and is currently designated as “Low Density Residential” in the future land use component of the plan. The requested “IDZ-1” base zoning district is consistent with the adopted land use designation.
2. Adverse Impacts on Neighboring Lands:
Staff has not found evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. The proposed use is consistent with the established development pattern of the surrounding area.
3. Suitability as Presently Zoned:
The existing “R-5” Residential Single-Family base zoning is an appropriate zoning district is appropriate for the surrounding area. The proposed “IDZ-1” is suitable to the area and provides the opportunity for additional low density residential options with the consideration for (3) three residential dwellings. The “IDZ” is appropriate to this property as it is long and narrow and could benefit from the flexibility of this zoning district.
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 Dignowity Hill Neighborhood Plan / Eastside Reinvestment Plan:
• Goal 8: Increase homeownership through infill development and housing rehabilitation
• Goal 9: Well maintained and diverse housing stock
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.
• 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.
6. Size of Tract:
The subject property is 0.221 acres, which would adequately support three (3) residential dwellings.
7. Other Factors:
The applicant provided a site plan indicating three (3) residential units. You may note that the site plan holds the applicant to the site design and layout.
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. The Military has indicated that there are no objections to the request.
This property is located within the Dignowity Hill Historic District. Any new construction will require approval from the Historic and Design Review Commission. 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. To date, no application has been made to the Historic and Design Review Commission for this project. Additionally, based on the submitted site plan, there are conflicts with the Historic Design Guidelines and the proposed project.