DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Plan Amendment 18054
(Associated Zoning Case Z2018175)
SUMMARY:
Comprehensive Plan Component: Midtown Neighborhoods Plan
Plan Adoption Date: October 12, 2000
Current Land Use Category: “Low Density Residential”
Proposed Land Use Category: “Mixed Use”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: May 9, 2018
Case Manager: Marco Hinojosa, Planner
Property Owner: Bubba Roots Enterprises, LLC
Applicant: Layce Lefevre
Representative: Layce Lefevre
Location: 810 West Craig Place
Legal Description: Lot 8, Lot 9, and Lot 10, Block 36, NCB 1868
Total Acreage: 0.4304
Notices Mailed
Owners of Property within 200 feet: 40
Registered Neighborhood Associations within 200 feet: Beacon Hill Area Neighborhood Association
Applicable Agencies: Planning Department
Transportation
Thoroughfare: West Craig Place
Existing Character: Local
Proposed Changes: None Known
Public Transit: VIA bus routes are within walking distance of the subject property.
Routes Served: 2, 90, 202
Comprehensive Plan
Comprehensive Plan Component: Midtown Neighborhoods Plan
Plan Adoption Date: October 12, 2000
Plan Goals:
• Maintain the historic character of the neighborhoods’ housing while building on the increased demand for area homes to attract reinvestment by new families.
• Preserve and enhance the neighborhood character and pedestrian-friendly environment
Comprehensive Land Use Categories
Land Use Category: “Low Density Residential”
Description of Land Use Category:
Low-Density Residential uses include single-family houses on individual lots. Low-Density Residential uses also can include a limited number of duplexes and granny flats or garage apartments. For example, a single-family house with a garage apartment is allowed under this category. A duplex also is acceptable. However, a duplex and a granny flat on one lot is not considered to be a Low-Density Residential use.
One of the neighborhoods’ highest priorities is to conserve the existing housing stock. The neighborhoods also recognize and appreciate the varying densities found in their residential areas. In recognition of the varying residential densities, the neighborhoods would like to see the structures built as multifamily housing continue in this use, even when located within a Low-Density Residential area. However, if a structure was built as a single-family house and currently is used as a multi-family structure, the neighborhoods’ highest preference is for the house to return to single-family use when located within the Low-Density Residential classification. If returning the structure to a single-family use is infeasible, the neighborhoods would support a reduction in density. For example, if a property owner finds it infeasible to convert a four-unit structure into a single-family dwelling, the neighborhood would support reducing the density to a duplex.
Permitted Zoning Districts: R-20, R-6, R-5, R-4, R-3, NP-15, NP-10, NP-8
Comprehensive Land Use Categories
Land Use Category: “Mixed Use”
Description of Land Use Category:
This classification includes a mix of land uses such as Neighborhood Commercial, Medium-Density Residential, and High-Density Residential. Commercial development, potentially at a higher intensity than found in the Neighborhood Commercial classification, would be the most common land use. This classification calls for the development of design guidelines to encourage safe, attractive and pedestrian-friendly environments, pedestrian linkages to surrounding areas, and options for easy travel by foot, bike or transit.
The neighborhoods support the use or adaptive use of existing commercial or residential areas identified for Mixed-Use development while maintaining the buildings’ architectural character. Businesses are encouraged to utilize on-street parking and/or parking in the rear of the establishment. The neighborhoods also encourage mixed-use buildings where the first floor is used for retail or service businesses and the second/upper floor(s) is used for residences.
The location for these services include where they currently reside, as well as where they meet the future needs of the community.
Permitted Zoning Districts: MXD, NC, O-1, C-1, C-2, RM-6, RM-5, RM-4, MF-25
Land Use Overview
Subject Property
Future Land Use Classification:
Low Density Residential
Current Land Use Classification:
Six-Plex
Direction: North
Future Land Use Classification:
Low Density Residential
Current Land Use Classification:
Single-Family Residences
Direction: East
Future Land Use Classification:
Low Density Residential
Current Land Use Classification:
Single-Family Residences
Direction: South
Future Land Use Classification:
Low Density Residential
Current Land Use Classification:
Single-Family Residences
Direction: West
Future Land Use Classification:
Low Density Residential
Current Land Use:
Single-Family Residences
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The property is located within half a mile of Premium Transit Corridor
RECOMMENDATION:
Staff Analysis & Recommendation: Staff recommends Denial.
The proposed land use amendment from “Low Density Residential” to “Mixed Use” is requested in order to rezone the property to “MF-18” Limited Density Multi-Family District. This is inconsistent with the Midtown Neighborhoods Plan’s goal to maintain the historic character of the neighborhoods’ housing and to preserve the neighborhood character. The proposed Plan Amendment to “Mixed Use” is incompatible with the “Low Density Residential” land uses that surround the property.
ALTERNATIVES:
1. Recommend Approval of the proposed amendment to the Midtown Neighborhoods Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2018175
Current Zoning: “R-6 AHOD” Residential Single-Family Airport Hazard Overlay District
Proposed Zoning: "MF-18 AHOD” Limited Density Multi-Family Airport Hazard Overlay District
Zoning Commission Hearing Date: May 15, 2018