DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Plan Amendment 17058
(Associated Zoning Case Z2017183)
SUMMARY:
Comprehensive Plan Component: Dignowity Hill Neighborhood Plan
Plan Adoption Date: December 3, 2009
Plan Update History: None
Current Land Use Category: “Low Density Residential”
Proposed Land Use Category: “Low Density Mixed Use”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: July 12, 2017
Case Manager: Nyliah Acosta, Planner
Property Owner: Peppergrass Group, LLC Nicolas Rivard, Managing Member
Applicant: Nicolas Rivard
Representative: Nicolas Rivard
Location: 113, 115, and 119 Arthur Street
Legal Description: Lot 4, 5, 6, & 7, Block C, NCB 1349
Total Acreage: 0.406
Notices Mailed
Owners of Property within 200 feet: 39
Registered Neighborhood Associations within 200 feet: Dignowity Hill Neighborhood Association
Applicable Agencies: Office of Historic Preservation
Transportation
Thoroughfare: Arthur Street
Existing Character: Local Road
Proposed Changes: None Known
Thoroughfare: Logan Street
Existing Character: Local Road
Proposed Changes: None Known
Public Transit: Via route 22 is within walking distance from the subject property.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Dignowity Hill Neighborhood Plan
Plan Adoption Date: December 3, 2009
Update History: None
Plan Goals: 10- Preserve the unique historic character of Dignowity Hill
8- Increase homeownership through infill development and housing rehabilitation
Comprehensive Land Use Categories
Land Use Category: Low Density Residential
Description of Land Use Category: Low Density Residential Development includes Single Family Residential Development on individual lots. The Dignowity Hill Neighborhood has a unique history showcased through the housing stock. The neighborhood encourages 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. The neighborhood has varying densities included within the low density residential land use area. In recognition of these existing multifamily uses, attached or detached accessory dwelling units such as granny flats and garage apartments are allowed when located on the same lot as the principal residence. Only one accessory dwelling is permitted per lot and should reflect the appearance of the main structure. It is also recommended that structures built as multifamily housing continue its multifamily use, even when located within the low density residential areas. If a structure was built as a single-family use and was later converted into a multifamily structure, it is recommended that the structure return to a single-family use. This form of development should be located away from major arterials, and may include certain non-residential uses such as schools, places of worship, and parks that are centrally located for convenient neighborhood access. Pre-existing commercial buildings 3,000 square feet or less located at the corners of residential streets may be used for neighborhood commercial purposes.
Permitted Zoning Districts: R-3, R-4, R-5, R-6, RM-4, RM-5, RM-6
Land Use Category: Low Density Mixed Use
Description of Land Use Category: 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 walkability 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.
Permitted 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 Land Use Classification:
Vacant Structures
Direction: North
Future Land Use Classification:
Low Density Residential
Current Land Use Classification:
Single-Family Residences, Duplex, Vacant Lot and Sheds
Direction: East
Future Land Use Classification:
Low Density Residential
Current Land Use Classification:
Single-Family Residences
Direction: South
Future Land Use Classification:
Low Density Residential and Neighborhood Commercial
Current Land Use Classification:
Single-Family Residences, Duplex and Triplex
Direction: West
Future Land Use Classification:
Low Density Residential
Current Land Use Classification:
Single-Family Residences
Proximity to Regional Center/Premium Transit Corridor
The subject property is not located within a regional center, but is within a ½ mile of the North New Braunfels Avenue Premium Corridor.
STAFF ANALYSIS AND RECOMMENDATION: Staff recommends Approval.
The applicant is proposing residential units, artist studios, and an art gallery. One of the structures currently presents a safety hazard and will be demolished, however, the remaining two structures will be adaptively reused and preserved. Allowing the requested “Low Density Mixed Use” land use classification and “IDZ” Infill Development Zone District would bring the properties zoning and land use into alignment. The “Low Density Mixed Use” category is intended to promote low intensity residential and commercial uses to promote walkability. This mixed use project is surrounded by residential uses and is within close proximity of the North New Braunfels Avenue Premium Corridor, and the Arts and Entertainment District. The change to “Low Density Mixed Use” is within vision of the Dignowity Hill Neighborhood Plan to Preserve the character of Dignowity Hill and promote homeownership through infill development and housing rehabilitation. Staff does have concerns with the proposed density, however, staff would recommend the proposed land use change with lesser density.
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.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2017183
Current Zoning: “R-4 AHOD” Residential Single-Family Airport Hazard Overlay District
Proposed Zoning: “IDZ AHOD” Infill Development Zone Airport Hazard Overlay District to allow up to 20 Apartment Units, 8 Artist Studios, and an Art Gallery
Zoning Commission Hearing Date: July 18, 2017