DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick J. Sanchez
COUNCIL DISTRICTS IMPACTED: District 2
SUBJECT:
Plan Amendment 15012
(Associated Zoning Case Number Z2015067)
SUMMARY:
Comprehensive Plan Component: Dignowity Hill Neighborhood Plan
Plan Adoption Date: December 3, 2009
Current Land Use Category: Low Density Residential
Proposed Land Use Category: Low Density Mixed Use
BACKGROUND INFORMATION:
Planning Commission Hearing Date: January 28, 2015
Case Manager: Robert C. Acosta, Planner
Property Owner: Sandalwood LCC
Applicant: Sandalwood LCC
Representative: Sandalwood LCC
Location: Approximately 0.2521 acres of land being Lot 5, Block 22 in NCB 537, located at 422 Hays Street.
Total Acreage: 0.2521 acres
Notices Mailed
Owners of Property within 200 feet: 34
Registered Neighborhood Associations within 200 feet: Dignowity Neighborhood Association
Planning Team: 25
Applicable Agencies: None
Transportation
Thoroughfare: Hays Street
Existing Character: Local Street
Proposed Changes: None
Thoroughfare: Cherry Street
Existing Character: Local Street
Proposed Changes: None
Thoroughfare: Hackberry Street
Existing Character: Secondary Arterial Type B
Proposed Changes: None
Public Transit:
There is a VIA bus stop one block east at the corner of Hays Street and Hackberry Street.
ISSUE:
Plan Adoption Date: December 3, 2009
Update History: None
Goal 8: Increase homeownership through infill development and housing rehabilitation
Goal 9: Well maintained and diverse housing stock
Goal 10: Preserve the unique historic character of Dignowity Hill
Comprehensive Land Use Categories
Low Density Residential: Low Density Residential Development includes Single Family Residential Development on individual lots. The Dignowity Hill Neighborhood has a unique history showcased through the housing stock. The neighborhood encourages property owners to preserve the original housing stock whenever possible. It is recommended that all infill housing match existing housing in character, lot layout, and size.
Example Zoning Districts:
R-3, R-4, R-5, R-6, RM-4, RM-5, RM-6
Comprehensive Land Use Categories
Low Density Mixed Use: Low Density Mixed Use includes a mix of low intensity residential and commercial uses either on adjacent lots or integrated in one structure. The mix of uses within a block or building is to promote walk ability and thus all mixed use developments should be designed for the pedestrian in mind. Compatibility between commercial and residential uses is recommended. Monument signs, shared parking located in back or to the rear of the structure, and limited curb cuts are encouraged.
Example Zoning Districts:
R-3, R-4, R-5, R-6, RM-4, RM-5, RM-6, MF-18, MF-25, NC, C-1, C-2P, IDZ, TOD, MXD, FBZD, O-1
Land Use Overview
Subject Property
Future Land Use Classification
Low Density Residential
Current Use
Vacant Lot
North
Future Land Use Classification
Low Density Mixed Use and Low Density Residential
Current Use
Single and Multi-Family Residences
East
Future Land Use Classification
Low Density Residential and Medium Density Residential
Current Use
Single and Multi-Family Residences
South
Future Land Use Classification
Low Density Mixed Use and Low Density Residential
Current Use
Multi and Single-Family Residences
West
Future Land Use Classification
Low Density Residential and Low Density Mixed Use
Current Use
Single-and Multi-Family Residences
LAND USE ANALYSIS:
The applicant requests this plan amendment and associated zoning change in order to construct four single-family residences on the subject property. In order to accommodate this development the applicant is requesting the IDZ zoning district which provides some design flexibility, to include setback and parking requirements. The development meets the intent of the IDZ which is to encourage and facilitate development on vacant, bypassed lands, or the redevelopment of underutilized buildings or structures within existing built-up areas. However, while the Low Density Residential land use classification allows for the construction of single-family homes by right; the associated zoning district required to implement the proposed development on the subject property requires a higher intensity land use classification and thus the need to request a change in the land use plan.
The subject property is located in an area that has seen extensive development for commercial and higher density residential uses. Its location adjacent to an existing Low Density Mixed Use node and its close proximity to varied Low Density Mixed Use residential and commercial uses along North Cherry Street to the west make it appropriate for the Low Density Mixed Use classification. The change to Low Density Mixed Use will not significantly alter the land use pattern or character of the immediate area as the existing Low Density Residential classification allows for development that is compatible with the proposed Low Density Mixed Use classification. The Low Density Mixed Use land use classification supports the goals of the Dignowity Neighborhood Plan of encouraging and facilitating the development of quality, diverse housing that is compatible with the character of the neighborhood.
ALTERNATIVES:
1. Recommend denial of the proposed amendment to the Dignowity Hill Neighborhood Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff recommends approval. Its location adjacent to an existing Low Density Mixed Use node and its close proximity to varied Low Density Mixed Use residential and commercial uses along North Cherry Street to the west make it appropriate for the Low Density Mixed Use classification.
PLANNING COMMISSION RECOMMENDATION:
Approval. Resolution Attached.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2015062
Current Zoning: "H R-6 AHOD" Residential Single-Family Dignowity Hill Historic Airport Hazard Overlay District
Proposed Zoning: "H IDZ AHOD" Infill Development Zone Dignowity Hill Airport Hazard Overlay District with single-family residential uses not to exceed 16 units an acre
Zoning Commission Hearing Date: February 3, 2015
Zoning Commission Recommendation: Approval.