DEPARTMENT: Development Services
COUNCIL DISTRICTS IMPACTED: District 7
SUBJECT:
Plan Amendment 16051
(Associated Zoning Case Z2016183)
SUMMARY:
Comprehensive Plan Component: Near Northwest Community Plan
Plan Adoption Date: February 14, 2002
Current Land Use Category: Neighborhood Commercial
Proposed Land Use Category: Medium Density Residential
BACKGROUND INFORMATION:
Planning Commission Hearing Date: July 13, 2016
Case Manager: Erica Greene, Planner
Property Owner: Maria Flores
Applicant: Maria Flores
Representative: Maria Flores
Location: 133 Westminster Avenue
Legal Description: Lot 2 and West 23 feet of Lot 3, Block 1, NCB 9201
Total Acreage: 0.2043 acres
Notices Mailed
Owners of Property within 200 feet: 21
Registered Neighborhood Associations within 200 feet: Woodlawn Lake Community Association
Applicable Agencies: None
Transportation
Thoroughfare: Westminster Avenue
Existing Character: Local Street
Proposed Changes: None
Thoroughfare: Tulane Drive
Existing Character: Local Street
Proposed Changes: None
Public Transit:
The nearest VIA bus route is #88 within walking distance of the subject property.
ISSUE:
Plan Adoption Date: February 14, 2002
Update History: None
Goal 3: Preserve and revitalize the community’s unique mix of quality housing.
Comprehensive Land Use Categories
Neighborhood Commercial: Provides for offices, professional services, and shop front retail uses that are pedestrian oriented. Neighborhood Commercial uses should be located at the intersection of a collector and local street or where an existing commercial area has been established. Structures should have a maximum size of 5,000 square feet or the square footage of an existing building. A majority of the ground floor façade should be composed of windows. Parking areas should be located behind the building, with the exception of one row of angled or head-in parking along the street. Additionally, all off street parking and vehicle use areas adjacent to residential uses should have buffer landscaping, lighting and signage controls. Service entrances and/or yards located in the rear or side yard of the business use should be screened from adjacent residential areas and refuse enclosures should be located at the rear of the site and screened. Buffer yards should provide a landscaped separation between residential and commercial uses. Examples of Neighborhood Commercial uses include gift shops, delis, offices, restaurants, beauty parlors, small neighborhood groceries or markets, coffee shops, shoe repair shops and medical clinics. No drive-through establishments are permissible. Live/work units, allowing for residential use above commercial space, as well as a limited number of apartments are permitted.
Related Zoning Districts: NC, C-1
Comprehensive Land Use Categories
Medium-Density Residential: Medium-Density Residential includes single family houses, duplexes, triplexes, fourplexes, townhomes, cottage housing and accessory dwelling units. Certain non-residential uses, such as schools, places of worship and parks, are appropriate within these areas and should be centrally located to provide easy accessibility.
Related Zoning Districts: RM-4, RM-5, RM-6, R-3, R-4, R-5, R-6
Land Use Overview
Subject Property
Future Land Use Classification
Neighborhood Commercial
Current Use
Residential Single-Family
North
Future Land Use Classification
Neighborhood Commercial
Current Use
Café and Mobile Phone Business
East
Future Land Use Classification
Neighborhood Commercial
Current Use
Single-Family Residential
South
Future Land Use Classification
Low-Density Residential
Current Use
Single-Family Residential
West
Future Land Use Classification
Low-Density Residential
Current Use
Single-Family Residential
LAND USE ANALYSIS:
The subject property is a four (4) unit residence. The properties that are located around the subject property include several single-family residences along with commercial businesses to the north of the property. The proposed amendment to Medium-Density Residential is consistent with the surrounding areas and will allow the applicant to seek the appropriate "RM-4 AHOD" Residential Mixed Airport Hazard Overlay District. The proposed amendment to Medium Density Residential land use will not significantly alter the land use pattern or character of the immediate area as the proposed change is compatible with the already-existing surrounding pattern of development. The Medium Density Residential classification supports the Near Northwest Community Plan objectives of preserving and revitalizing the community’s unique mix of quality housing and will act as a buffer between Commercial and Low-Density Residential land uses.
ALTERNATIVES:
1. Recommend denial of the proposed amendment to the Near Northwest Community Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
FISCAL IMPACT:
None
RECOMMENDATION:
Staff recommends approval. The proposed amendment to Medium Density Residential land use will not significantly alter the land use pattern or character of the immediate area as the proposed change is compatible with the already-existing surrounding pattern of development will act as a buffer between Commercial and Low-Density Residential land uses.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2016183
Current Zoning: "R-4 AHOD" Residential Single-Family Airport Hazard Overlay District
Proposed Zoning: "RM-4 AHOD" Residential Mixed Airport Hazard Overlay District
Zoning Commission Hearing Date: July 19, 2016