DEPARTMENT: Development Services
COUNCIL DISTRICTS IMPACTED: District 2
SUBJECT:
Plan Amendment 15055
(Associated Zoning Case # Z2015227)
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: June 24, 2015
Case Manager: Oscar Aguilera, Planner
Property Owner: Logan Fullmer
Applicant: Temple Investment Holdings Corporation
Representative: Temple Investment Holdings Corporation
Location: 532 Dawson Street and 417 Mesquite Street.
Legal Description: Approximately 0.185 acres of land out of NCB 568
Total Acreage: 0.185 acres
Notices Mailed
Owners of Property within 200 feet: 35
Registered Neighborhood Associations within 200 feet: Dignowity Neighborhood Association
Planning Team: 25
Applicable Agencies: None
Transportation
Thoroughfare: Dawson Street
Existing Character: Local Street
Proposed Changes: None
Thoroughfare: Mesquite Street
Existing Character: Local Street
Proposed Changes: None
Public Transit:
There is a VIA bus stop three blocks south at the corner of East Houston Street and Mesquite 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 show-cased through the housing stock. The neighborhood en-courages 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 Residential
Current Use
Single-Family Residences
East
Future Land Use Classification
Low Density Residential
Current Use
Single Family Residences
South
Future Land Use Classification
Low Density Mixed Use and Low Density Residential
Current Use
Single-Family Residences, industrial business
West
Future Land Use Classification
Low Density Residential and Low Density Mixed Use
Current Use
Single-Family Residences
LAND USE ANALYSIS:
The applicant requests this plan amendment and associated zoning change in order to construct five live-work units on the subject property. In order to accommodate this development the applicant will request an 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. The property’s location is adjacent to an existing Low Density Mixed Use node and its close proximity to a Low Density Mixed Use residential and commercial uses along North Mesquite Street and to the west of the property, makes the request 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 Mesquite Street makes it appropriate for the Low Density Mixed Use classification.
PLANNING COMMISSION RECOMMENDATION: Denial (9-0).
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2015227
Current Zoning: "RM-4 H AHOD" Residential Mixed Dignowity Hill Historic Airport Hazard Overlay District
Proposed Zoning: "IDZ H AHOD" Infill Development Zone Dignowity Hill Historic Airport Hazard Overlay District with uses for five (5) single-family/live-work units
Zoning Commission Hearing Date: February 16, 2016