DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 5
SUBJECT:
Plan Amendment 17064
(Associated Zoning Case Z2017209)
SUMMARY:
Comprehensive Plan Component: Nogalitos/South Zarzamora Community Plan
Plan Adoption Date: September 30, 2004
Current Land Use Category: “Low Density Residential”
Proposed Land Use Category: “Medium Density Residential”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: August 9, 2017
Case Manager: Erica Greene, Planner
Property Owner: Dahmar, LLC
Applicant: Aida Arrieta
Representative: Aida Arrieta
Location: 262 Ray Avenue
Legal Description: North 90.6 Feet of Lots 106 and 107, NCB 6181
Total Acreage: 0.1056 acres
Notices Mailed
Owners of Property within 200 feet: 35
Registered Neighborhood Associations within 200 feet: Collins Garden Neighborhood Association
Applicable Agencies: None
Transportation
Thoroughfare: Ray Avenue
Existing Character: Local Street
Proposed Changes: None
Thoroughfare: South Brazos Street
Existing Character: Local Street
Proposed Changes: None
Public Transit:
The nearest VIA bus route is #9 within walking distance of the subject property.
ISSUE:
Plan Adoption Date: September 30, 2004
Update History: June 18, 2009
Plan Goal: Improve the quality, appearance, and variety of existing and new housing for people of all ages while preserving the character of the neighborhoods.
Comprehensive Land Use Categories
Low Density Residential: Low-density residential uses include single-family houses on individual lots with/without attached or detached accessory dwelling units, such as a granny flats, garage apartments, and “echo” (elder cottage housing opportunity) units. Only one accessory dwelling is permitted per lot and should reflect the appearance of the main structure. All off-street parking and vehicle use areas adjacent to residential uses require buffer landscaping, and lighting and signage controls. Certain non-residential activities such as schools, places of worship, and parks are appropriate within these areas and should be centrally located to provide easy access. This form of development should be oriented toward the center of the neighborhood and located away from major arterials.
Example Zoning Districts:
R-4, R-5, R-6, R-20
Comprehensive Land Use Categories
Medium Density Residential: Medium-density residential uses include the uses in the
Low-Density Residential category, as well as duplexes, triplexes, fourplexes, townhomes, row houses and zero lot line configurations. All off-street parking and vehicle use areas adjacent to residential uses require buffer landscaping, and lighting and signage controls. Certain nonresidential activities such as schools, places of worship, and parks are appropriate within these areas and should be centrally located to provide easy access. This form of development should be located along residential roads or collector streets and can serve as a buffer between Low-density residential and more intense land uses such as commercial structures.
Example Zoning Districts:
R-4, R-5, R-6, RM-4 RM-5, RM-6
Land Use Overview
Subject Property
Future Land Use Classification
Low Density Residential
Current Use
Single-Family Residence
North
Future Land Use Classification
Low Density Residential
Current Use
Single-Family Residences
East
Future Land Use Classification
Low Density Residential
Current Use
Single-Family Residences
South
Future Land Use Classification
Low Density Residential
Current Use
Single-Family Residences
West
Future Land Use Classification
UZROW
Current Use
UZROW
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
Not within a Regional Center or within a half mile of a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Planning Commission (10-0) recommend Approval.
The applicant requests this Plan Amendment and associated zoning change to utilize an existing second structure as a single-family residence on the subject property. The subject property is a corner lot surrounded by other residential properties located along a residential road that will act as a buffer to the surrounding “Low Density Residential” land uses. 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 supports the Nogalitos/South Zarzamora Community Plan that improves the quality, appearance, and variety of existing and new housing for people of all ages while preserving the character of the neighborhoods. The proposed amendment to “Medium Density Residential” is an appropriate fit that supports the accommodation of growth within this area.
ALTERNATIVES:
1. Recommend denial of the proposed amendment to the Nogalitos/South Zarzamora Community Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2017209
Current Zoning: "R-4 AHOD" Residential Single-Family Airport Hazard Overlay District
Proposed Zoning: "IDZ AHOD" Infill Development Zone Airport Hazard Overlay District with uses for Two Single-Family Residential Units
Zoning Commission Hearing Date: August 15, 2017