DEPARTMENT: Development Services
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Plan Amendment 16027
(Associated Zoning Case Z2016091)
SUMMARY:
Comprehensive Plan Component: Dignowity Hill Neighborhood Plan
Plan Adoption Date: December 3, 2009
Current Land Use Category: Public/Institutional and Low Density Residential
Proposed Land Use Category: Low Density Mixed-Use
BACKGROUND INFORMATION:
Planning Commission Hearing Date: February 10, 2016
Case Manager: Shepard Beamon, Planner
Property Owner: K/T TX Holdings, LLC
Applicant: K/T TX Holdings, LLC
Representative: John Cooley
Location: 901 North Pine, 914 and 918 North Olive
Legal Description: 1.65 acres of land out of NCB 531
Total Acreage: 1.65
Notices Mailed
Owners of Property within 200 feet: 44
Registered Neighborhood Associations within 200 feet: Dignowity Hill Neighborhood Association
Applicable Agencies: None
Transportation
Thoroughfare: North Olive Street
Existing Character: Local Street
Proposed Changes: None.
Thoroughfare: North Pine Street
Existing Character: Local Street
Proposed Changes: None.
Public Transit: VIA Bus Routes 22 and 222 stop near the subject property.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Dignowity Hill Neighborhood Plan
Plan Adoption Date: December 3, 2009
Plan Goals:
Goal 8: Increase homeownership through infill development and housing rehabilitation Goal 9: Well maintained and diverse housing stock
Comprehensive Land Use Categories
Land Use Category: Low Density Residential
Description of Land Use Category: 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.
The neighborhood has varying densities included within the low density residential land use area. In recognition of these existing multifamily uses, attached or detached accessory dwelling units such as granny flats and garage apartments are allowed when located on the same lot as the principal residence. Only one accessory dwelling is permitted per lot and should reflect the appearance of the main structure. It is also recommended that structures built as multifamily housing continue its multifamily use, even when located within the low density residential areas. If a structure was built as a single-family use and was later converted into a multifamily structure, it is recommended that the structure return to a single-family use.
This form of development should be located away from major arterials, and may include certain non-residential uses such as schools, places of worship, and parks that are centrally located for convenient neighborhood access.
Pre-existing commercial buildings 3,000 square feet or less located at the corners of residential streets may be used for neighborhood commercial purposes.
Permitted Zoning Districts: R-3, R-4, R-5, R-6, RM-4, RM-5, RM-6
Comprehensive Land Use Categories
Land Use Category: Public/Institutional
Description of Land Use Category: Public Institutional uses include public, quasi-public, and institutional uses that facilitate the containment or delivery of local, state, or national governmental or non-profit services. Examples include post offices, libraries, schools, fire stations, churches, community gathering facilities, etc. The ideal location for these services include where they currently reside, as well as along major arterials or collectors or where they meet the future needs of neighborhood residents.
Permitted Zoning Districts: Varies
Comprehensive Land Use Categories
Land Use Category: Low Density Mixed-Use
Description of Land Use Category: 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 walkability 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.
Permitted 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
Public/Institutional, Low Density Residential
Current Use
Vacant Lot, Office, Church
North
Future Land Use Classification
Low Density Residential, Public/Institutional, High Density Residential
Current Use
Single-Family Residences, Multi-Family Residences, Community Center
East
Future Land Use Classification
Low Density Residential
Current Use
Single-Family Residences
South
Future Land Use Classification
Low Density Residential, Parks/Open Space
Current Use
Single-Family Residences, Park
West
Future Land Use Classification
Low Density Residential
Current Use
Vacant Lot, Single-Family Residence
Land Use Analysis
The current land use designation, under the Dignowity Hill Neighborhood Plan, is Low Density Residential and Public/Institutional, which are both suitable for the subject property. However, this plan amendment and associated rezoning are being requested for the development and improvement of the subject property as higher density, mixed infill development. The requested “IDZ” Infill Development Zone is permitted under Low Density Mixed Use land use designation. The requested Low Density Mixed Use land use designation is appropriate as the property is primarily surrounded by residential uses, which are permitted under this designation. The existing structures on the property have suffered fire damage and the property has been dormant since 2013. The requested land use classification will allow for the proposed development of 14 single-family homes, four live-work units, and the repurposing of the existing church annex and supports the Dignowity Hill Neighborhood Plan’s objective of discouraging vacant lots and encouraging infill.
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. The requested land use change will allow the development of 14 single-family homes, four live-work units, and mixed residential/commercial uses and will not have any significant negative impact on the surrounding land. The requested land use change will also assist in decreasing the number of vacant lots and housing through the marketing of properties for infill housing.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2016091
Current Zoning: "R-5 H AHOD" Residential Single-Family Dignowity Hill Historic Airport Hazard Overlay District
Proposed Zoning: "IDZ H AHOD" Infill Development Zone Dignowity Hill Historic Airport Hazard Overlay District with uses permitted for Single-Family Homes, Live/Work units not to exceed 16 units/acre and uses permitted in "NC" Neighborhood Commercial District
Zoning Commission Hearing Date: February 16, 2016