DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: District 1
SUBJECT:
Plan Amendment 17046
(Associated Zoning Case Z2017139)
SUMMARY:
Comprehensive Plan Component: Five Points Neighborhood Plan
Plan Adoption Date: August 6, 2009
Current Land Use Category: “Low Density Residential”
Proposed Land Use Category: “Low Density Mixed Use”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: May 10, 2017
Case Manager: Kayla Leal, Planner
Property Owner: Kyle Zochert
Applicant: Kyle Zochert
Representative: Kyle Zochert
Legal Description: Lot 24, NCB 3599
Location: 614 West Elmira Street
Total Acreage: 0.1148
Notices Mailed
Owners of Property within 200 feet: 14
Registered Neighborhood Associations within 200 feet: Five Points Neighborhood Association
Applicable Agencies: None
Transportation
Thoroughfare: Elmira Street
Existing Character: Primary Arterial Type A
Proposed Changes: None
Public Transit:
The nearest VIA bus lines are number 2, 82, 88, 202, 282 and 288, which operate along
North Flores Street, east of the subject property.
ISSUE:
Plan Adoption Date: August 6, 2009
Update History: None
Goal 3, Objective 3.1: Utilize municipal zoning tools to preserve the architectural character of the historical housing stock.
Comprehensive Land Use Categories
Low Density Residential: Low Density Residential land use includes single-family homes on individual lots. A limited number of duplexes and granny flats or garage apartments may also be permitted. Small green spaces such as playgrounds or community gardens are also permitted and encouraged within this category.
Example Zoning Districts:
R-3, R-4, R-5, R-6
Comprehensive Land Use Categories
Low Density Mixed Use: Low Density Mixed Use includes neighborhood commercial, office, small lodging, and medium density residential uses mixed within buildings and along the blockface. Shared parking among adjacent uses is encouraged. Walkability is an important factor. Buildings should be designed to encourage walkable spaces through: locating parking in the rear of the building and encouraging on-street parking; creating architecturally interesting buildings at the street level; creating and maintaining well landscaped green spaces along the street; building and/or improving adjacent sidewalks; providing bicycle facilities; and improving lighting along the pedestrian path.
Example Zoning Districts:
RM-4, RM-5, RM-6, MF-18, MF-25, NC, C2-P, IDZ, TOD, MXD, UD, FBZD
Land Use Overview
Subject Property
Future Land Use Classification
Low Density Residential
Current Use
Vacant Single-Family Residence
North
Future Land Use Classification
Low Density Residential and Low Density Mixed Use
Current Use
Duplexes, Apartments, Single-Family Residential
East
Future Land Use Classification
Low Density Residential, Parks and Open Space
Current Use
Single-Family Residence, Right-of-Way Section
South
Future Land Use Classification
High Density Residential
Current Use
Vacant Lot, I-35 Access Road
West
Future Land Use Classification
Low Density Residential
Current Use
Single-Family Homes
PROXIMITY TO REGIONAL CENTER/TRANSIT CORRDIOR:
The subject property is located within the Midtown Regional Center and not within a half mile of a Premium Transit Corridor.
LAND USE ANALYSIS:
The applicant requests this plan amendment and associated zoning change in order to renovate the currently vacant building on the property into two residential units. The subject property is located on a 0.1148-acre block. The majority of the surrounding land use is low density residential as well as some high density residential and low density mixed use. The properties immediately adjacent to the subject property are low density residential, and the property should keep this land use designation in order to maintain consistency with the plan, which discourages the conversion of single family homes.
ALTERNATIVES:
1. Recommend approval of the proposed amendment to the Five Points Neighborhood Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
FISCAL IMPACT:
None
RECOMMENDATION:
Staff recommends denial. The subject property should retain the Low Density Residential land use because of its location within an area of predominately single family uses and proximity to other Low Density Residential land uses.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2017139
Current Zoning: "R-4 AHOD" Residential Single-Family Airport Hazard Overlay District
Proposed Zoning: "IDZ AHOD" Infill Development Zone Airport Hazard Overlay District with Two Residential Units
Zoning Commission Hearing Date: June 6, 2017