DEPARTMENT: Development Services
COUNCIL DISTRICTS IMPACTED: 5
SUBJECT:
Plan Amendment 16005
(Associated Zoning Case Z2016019)
SUMMARY:
Comprehensive Plan Component: Lone Star Community Plan
Plan Adoption Date: March 21, 2013
Current Land Use Category: Low Density Residential
Proposed Land Use Category: Low Density Mixed Use
BACKGROUND INFORMATION:
Planning Commission Hearing Date: December 16, 2015
Case Manager: Shepard Beamon, Planner
Property Owner: 214 C. LLC
Applicant: Salah E. Diab of Seda Consulting Engineers
Representative: Dr. Salah E. Diab
Location: 200 Block of Simon Street
Legal Description: 0.29 acres of land out of NCB 2574 and NCB 2859
Total Acreage: 0.29
Notices Mailed
Owners of Property within 200 feet: 37
Registered Neighborhood Associations within 200 feet: Lone Star
Planning Team: Lone Star
Applicable Agencies: None
Transportation
Thoroughfare: Simon Street
Existing Character: Local Street
Proposed Changes: None.
Thoroughfare: Fest Street
Existing Character: Local Street
Proposed Changes: None
Public Transit:
There are no bus routes near the subject property.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Lone Star Community Plan
Plan Adoption Date: March 21, 2013
Update History: None.
Objective QL-3: A well-maintained housing stock will contribute to maintaining and in some cases increasing property values as well as health, safety and well being of the neighborhood.
Comprehensive Land Use Categories
Low-Density Residential: Primarily includes single-family detached houses on individual lots. Detached and attached accessory dwelling units such as granny flats and garage apartments are acceptable when located on the same lot as the principal residence. Existing structures that were originally constructed as multi-family housing may continue this use when located within the low density residential areas. Structures that were constructed as single-family housing and later converted into multi-family housing without City permits should return to single-family use. Pre-existing commercial buildings less than 3,000 square feet on higher capacity local streets may be used for Neighborhood Commercial purposes. Low Density Residential uses should be located away from major arterials.
Related Zoning Districts: R-3, R-4, R-5, R-6
Comprehensive Land Use Categories
Low Density Mixed Use: Includes a mix of low intensity residential and commercial uses integrated into one structure, or found on the same lot or block. The mix of uses promotes walkability, therefore all mixed use developments should be designed for the pedestrian. This form of development is typically located along or near major arterials or collectors and may serve as a transition from High Density Mixed Use to lower intensity land uses such as Low Density Residential.
Related Zoning Districts: RM-4, MF-18, MF-25, MF-33, O-1, NC, C-1, C-2P, IDZ, TOD, MXD, FBZD, AE-2, AE-4
Land Use Overview
Subject Property
Future Land Use Classification
Low Density Residential
Current Use
Vacant Lot
North
Future Land Use Classification
Low Density Residential
Current Use
Single-Family Residences
East
Future Land Use Classification
Low Density Residential, Low Density Mixed Use
Current Use
Single-Family Residences
South
Future Land Use Classification
Low Density Mixed Use
Current Use
Single-Family Residences
West
Future Land Use Classification
Low Density Residential, Low Density Mixed Use
Current Use
Single-Family Residences
LAND USE ANALYSIS:
The current land use designation, under the Lone Star Community Plan, is Low Density Residential, which does not allow for Multi-Family zoning. This plan amendment and associated rezoning have been requested for the development and improvement of the subject property as five (5) singlefamily detached dwellings. The requested Low Density Mixed Use land use designation is appropriate as such uses include low intensity residential found on the same lot or block. Furthermore, a portion of the subject is currently designated Low Density Mixed Use. Low Density Mixed Use classification supports the Lone Star Community Plan’s objective of increasing property values as well as health, safety and well being of the neighborhood.
ALTERNATIVES:
1. Recommend denial of the proposed amendment to the Lone Star Community Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff recommends Approval. The requested land use change will allow the development of five (5) single-family dwellings on the existing vacant lot. The Low Density Mixed Use land designation will not have any significant negative impact on the surrounding properties.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2016019
Current Zoning: "R-6 AHOD" Residential Single Family Airport Hazard Overlay District
Proposed Zoning: "MF-25 IDZ AHOD" Residential Multi-Family Infill Development Zone Airport Hazard Overlay District
Zoning Commission Hearing Date: January 19, 2016