DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Zoning Case Z2017250
SUMMARY:
Current Zoning: "R-4 AHOD" Residential Single-Family Airport Hazard Overlay District
Requested Zoning: "IDZ AHOD" Infill Development Zone Airport Hazard Overlay District with uses permitted for two (2) Residential Single-Family Dwellings
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: November 21, 2017. This case is continued from the September 19, 2017 and October 3, 2017 Zoning hearings.
Case Manager: Angela Cardona, Planner
Property Owner: TST Mann LLC
Applicant: Michele Debs
Representative: Michele Debs
Location: 1002 North Center Street
Legal Description: North 65 feet of Lot 1 and Lot 2, Block 8, NCB 6206
Total Acreage: 0.0865
Notices Mailed
Owners of Property within 200 feet: 29
Registered Neighborhood Associations within 200 feet: Dignowity Hill Neighborhood Association
Applicable Agencies: None
Property Details
Property History: The subject properties are located within the original 36 square miles established in 1938 and were zoned “K” Commercial District. Upon the adoption of the Ordinance 70785 the property changed to “R-7” Small Lot Home Residence District. The property then converted to the current “R-4” Residential Single Family District upon adoption of the Unified Development Code on May 3, 2001 (Ordinance 93881).
Topography: The property does not include any abnormal physical features such as slope or inclusion in a flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: “R-4”
Current Land Uses: Single-Family Residential, Vacant Lot
Direction: West
Current Base Zoning: “R-4”
Current Land Uses: Cemetary
Direction: South
Current Base Zoning: “R-4”
Current Land Uses: Single-Family Residential
Direction: East
Current Base Zoning: “R-4”
Current Land Uses: Single-Family Residential
Overlay and Special District Information:
The subject property is located within the “AHOD” Airport Hazard Overlay District. The “AHOD” does not restrict permitted uses, but may require additional review by both the Federal Aviation Administration and Development Services Department.
The surrounding properties are located in the Dignowity Hill Historic District, which was adopted in December 3, 2009. Historic districts do not regulate use of the property, but do enforce building exterior design standards meant to maintain the architectural character or cultural significance of the designated area. Building plans and permit applications will be subject to review by the Office of Historic Preservation and the Historic and Design Review Commission (HDRC) prior to any permits being issued.
Transportation
Thoroughfare: North Palmetto
Existing Character: Local Street
Proposed Changes: None Known
Thoroughfare: Center Street
Existing Character: Local Street
Proposed Changes: None Known
Public Transit: The nearest VIA bus routes are #25, #20 and #225 and are within one mile of the subject property.
Traffic Impact: A Traffic Impact Analysis is not required. Infill Development Zone (IDZ) requests are exempt from the TIA requirement.
Parking Information: Parking requirements are determined by use. Residential use requires a minimum of one parking space per unit.
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject property retaining the present zoning district designation. The current zoning “R-4” Residential Single-Family District allows for Single-family dwelling (detached) with a minimum lot size of 4,000 square feet and a minimum lot width of 35 feet, foster family home, public and private schools.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The subject property is within one mile of the Downtown Regional Center and within one mile of the Commerce-Houston Transit Corridor and Near Eastside Corridor Buffer.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends Approval.
Criteria for Review: According to Section 35-421, zoning amendments shall be based on the approval criteria below.
1. Consistency:
The subject property is located within the Dignowity Hill Neighborhood Plan and is currently designated as “Low Density Residential” in the future land use component of the plan. The proposed base zoning district of “IDZ” is consistent with the Dignowity Hill Neighborhood Plan.
2. Adverse Impacts on Neighboring Lands:
Staff finds no evidence of likely adverse impacts on neighboring lands in relation to this zoning change because the request is consistent with the immediate surrounding properties for single-family residential uses.
3. Suitability as Presently Zoned:
The current “R-4” base zoning district is appropriate for the subject property’s location as it is currently surrounded by residential uses.
4. Health, Safety and Welfare:
Staff has found no indication of likely adverse effects on the public health, safety, or welfare.
5. Public Policy:
The rezoning request does not appear to conflict with land use goals and strategies of the Dignowity Hill Neighborhood to provide Low Density Mixed Uses to the area.
6. Size of Tract:
The subject property totals 0.0865 acres in size, which would not accommodate the proposed development. The applicant is applying for the “IDZ” zoning to decrease the required buffer.
7. Other Factors:
Infill Development Zone (IDZ) provides flexible standards for developments. IDZ is to encourage and facilitate development on vacant, bypassed lands, or the redevelopment of underutilized buildings of structures, within existing built-up areas. IDZ may be approved as either a base zoning district or an overlay zoning district. Standards required in an IDZ district shall apply to either IDZ base zoning or the IDZ overlay district except where otherwise specifically stated. Typically IDZ gives flexibility to parking requirements, lots sizes, and setbacks.
The proposed residential development is not to exceed 2 units (1 per lot).
Additionally, the applicant’s request for IDZ based on the following criteria:
o The Master Plan’s Policy for Growth Management - Policy 1g, because it makes physical improvements on an inner city property encouraging redevelopment and infill development.
o The Master Plan’s Policy for Economic Development - Goal 4, because it targets an area within Loop 410 and the southern sector.
o The Master Plan’s Policy for Neighborhoods - Policy 1a, because it rezones vacant or underutilized property in and around neighborhoods to encourage redevelopment that is compatible in use and intensity with the existing neighborhood.