DEPARTMENT: Development Services
COUNCIL DISTRICTS IMPACTED: 7
SUBJECT:
Zoning Case Z2016108
SUMMARY:
Current Zoning: "NP-10 S" Neighborhood Preservation District with Specific Use Authorization for a Horse Stable/Equestrian Center
Requested Zoning: "MF-33" Multi-Family District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: April 5, 2016
Case Manager: Shepard Beamon, Planner
Property Owner: Carol Blakely n/k/a Carol Duncan
Applicant: 1604 Laurel Glen, Ltd.
Representative: Kenneth Naylor
Location: 11403 North Loop 1604 West
Legal Description: Lot P-16, NCB 15663
Total Acreage: 2.93
Notices Mailed
Owners of Property within 200 feet: 15
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: None
Property Details
Property History: The subject property was annexed within City limits on December 31, 1993, (Ordinance # 79038). According to available records, the subject property was zoned Temporary “R-1” Single-Family Residence. The subject property was then rezoned to “R-A” CC Residence Agriculture District with special City Council approval for a Horse Stable/Equestrian Center, (Ordinance # 80810). Upon the adoption of the 2001 Unified Development Code, the subject property was converted to “NP-10 S” Neighborhood Preservation District with Specific Use Authorization for a Horse Stable/Equestrian Center.
Topography: None.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: C-3, R-6 PUD
Current Land Uses: Hotel, Single Family Residences
Direction: East
Current Base Zoning: UZROW
Current Land Uses: Loop W 1604 N
Direction: South
Current Base Zoning: C-3
Current Land Uses: Vacant, Gateway Fellowship Church
Direction: West
Current Base Zoning: NP-10 S
Current Land Uses: S.A.W.S. Ground Water Storage Facility
Overlay and Special District Information: None
Transportation
Thoroughfare: Loop 1604 North
Existing Character: Highway
Proposed Changes: None known
Public Transit: There is no VIA Bus Route located within close proximity to the subject property.
Traffic Impact: A Traffic Impact Analysis (TIA) is not required. The traffic generated by the proposed development does not exceed the threshold requirements.
Parking Information: Dwelling - Multi-Family (40 units maximum) - Minimum Vehicle Spaces: 1.5 per unit; Maximum Vehicle Spaces: 2 per unit
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject property retaining the present “NP-10” zoning district designation.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends Approval.
Criteria for Review: According to Section 35-421, zoning amendments shall be based on the approval criteria below.
1. Consistency:
The property is located within the West/Southwest Sector Plan and is designated as Regional Center. The requested "MF-33" base zoning district is consistent with the adopted land use designation.
2. Adverse Impacts on Neighboring Lands:
Staff has found no evidence of likely adverse impacts on surrounding properties in relation to this zoning request. The requested zoning will allow for a multi-family development, with up to 81 units, that is compatible with the surrounding neighborhood.
3. Suitability as Presently Zoned:
The existing "NP-10” zoning district is not appropriate for the subject property. “NP-10” zoning district carries the same uses as “R-6” Single-Family Residential District and is typically developed with single-family detached dwelling units. The subject property is located along a highway with heavy traffic volumes making single-family homes less suitable for this location. Furthermore, the surrounding properties are primarily commercial along Loop 1604 and the requested Multi-Family zoning, along with those commercial uses, would serve as buffer between Loop 1604 and the nearby single-family homes.
4. Health, Safety and Welfare:
Staff has found no indication of likely adverse effects on the public health, safety, or welfare.
5. Public Policy:
The request does not appear to conflict with any public policy objective. The zoning request fulfills the goals of the West/Southwest Sector Plan by providing a diverse and affordable housing stock.
6. Size of Tract:
The subject property is 2.93 acres in size, which accommodates the proposed development for 81 multi-family dwelling units with adequate space for parking.
7. Other Factors:
None.