DEPARTMENT: Development Services
COUNCIL DISTRICTS IMPACTED: 7
SUBJECT:
Plan Amendment 16085
(Associated Zoning Case Z2016273)
SUMMARY:
Comprehensive Plan Component: Ingram Hills Neighborhood Plan
Plan Adoption Date: June 4, 1992
Current Land Use Category: Low Density Residential Estate and Community Commercial
Proposed Land Use Category: High Density Residential
BACKGROUND INFORMATION:
Planning Commission Hearing Date: October 26, 2016
Case Manager: Nyliah Acosta, Planner
Property Owner: Florence H. Block Grandchildren’s Irrevocable Trust
Applicant: Florence H. Block Grandchildren’s Irrevocable Trust
Representative: Home Spring Realty Partners and Vickrey & Associates, Inc.
Location: 4800 Block of Callaghan
Legal Description: 13.061 acres out of NCB 11545
Total Acreage: 13.061 acres
Notices Mailed
Owners of Property within 200 feet: 32
Registered Neighborhood Associations within 200 feet: Ingram Hills Neighborhood Association and Thunderbird Hills Neighborhood Association.
Applicable Agencies: None.
Transportation
Thoroughfare: Callaghan
Existing Character: Secondary Arterial
Proposed Changes: None known.
Thoroughfare: E Horseshoe Bend
Existing Character: Local Street
Proposed Changes: None known.
Thoroughfare: Majestic Dr
Existing Character: Local Street
Proposed Changes: None known.
Thoroughfare: Silvercrest Dr
Existing Character: Local Street, one lane in each direction.
Proposed Changes: None known.
Thoroughfare: Woodside Dr
Existing Character: Local Street
Proposed Changes: None known.
Public Transit:
There are no VIA bus stops within close proximity of the subject property.
ISSUE:
Plan Adoption Date: June 4, 1992
Update History: May 21, 2009
Goal 1: Housing - Preserve and enhance the neighborhood’s housing stock
Comprehensive Land Use Categories
Low Density Residential Estate: This Category includes large lot Single Family Residential uses which will allow individual lot not less than 10,000 square feet. The type of development is preferred to be located on low volume traffic streets. Certain non-residential uses such as schools, places of worship, and parks can be located in this category.
Example Zoning Districts:
RE, R-20, NP-15 & NP-10
Comprehensive Land Use Categories
Community Commercial: This category allows for offices, professional services and moderate intensity retail uses. A grocery store, gas station (without car wash), pawn shop, paint store or nursery can be located on this category. These types of uses can be located along arterials and can serve as buffer between residential uses or between an arterial and low density residential.
Example Zoning Districts:
C-1 & C-2
Comprehensive Land Use Categories
High Density Residential: This category includes multi-family developments with more than 18 units/acre, such as apartment complexes, but can also include low density and medium density residential uses. These types of uses are preferred along collectors, arterials and can serve as a buffer between low or medium density residential land uses and commercial uses to allow for a mixture of housing options.
Example Zoning Districts:
MF-25, MF-33 & MF-40
Land Use Overview
Subject Property
Future Land Use Classification
Low Density Residential and Residential Estate
Current Use
Vacant Lot
North
Future Land Use Classification
General Urban Tier
Current Use
Vacant Lot
East
Future Land Use Classification
Community Commercial and Low Density Residential Estate
Current Use
Commercial and Single-Family Residence
South
Future Land Use Classification
Low Density Residential Estate and Open Space/Park
Current Use
Vacant Lots and Single Family Residences
West
Future Land Use Classification
Community Commercial and Low Density Residential Estate
Current Use
Vacant Lots, Single Family Residences and Commercial
LAND USE ANALYSIS:
The applicant requests this plan amendment and associated zoning change in order to construct an apartment complex not to exceed 25 units per acre. The subject property is located on Callaghan Road and the rear of the subject property faces the adjacent neighborhood. The proposed change to High Density Residential is consistent with the neighborhood plan to provide a mixture of housing options. This project is a public/private joint venture to provide affordable housing that promotes high quality site and building design, limits the encroachment of commercial uses into established residential uses, and is reinvesting into the existing residential neighborhood. In addition, the property was purposely left out of the Ingram Hills Conservation District.
ALTERNATIVES:
1. Recommend denial of the proposed amendment to the Greater Dellview Area Community Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff recommends Approval. The request to High Density Residential is decreasing the intensity, while increasing the density, which is an appropriate transition from commercial uses to the neighborhood given the location of the subject property.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2016273
Current Zoning: "C-3 AHOD" General Commercial Airport Hazard Overlay District, “C-3 R AHOD” General Commercial Restrictive Alcohol Sales Airport Hazard Overlay District and “O-1 AHOD” Office Airport Hazard Overlay District
Proposed Zoning: "MF-25 AHOD" Multi-Family Airport Hazard Overlay District
Zoning Commission Hearing Date: November 1, 2016