DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Plan Amendment 18006
(Associated Zoning Case Z2018017)
SUMMARY:
Comprehensive Plan Component: Five Points Neighborhood Plan
Plan Adoption Date: February 3, 2000
Plan Update History: February 18, 2009
Current Land Use Category: “Low Density Residential”
Proposed Land Use Category: “Medium Density Residential”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: December 13, 2017
Case Manager: Nyliah Acosta
Property Owner: Cogo Investments, LLC
Applicant: Cogo Investments, LLC
Representative: Abe Juarez
Location: 421 Warren Street
Legal Description: 0.2256 acres out of NCB 755
Total Acreage: 0.2256
Notices Mailed
Owners of Property within 200 feet: 25
Registered Neighborhood Associations within 200 feet: Five Points Neighborhood Association
Applicable Agencies: None
Transportation
Thoroughfare: Utica
Existing Character: Alley
Proposed Changes: None Known
Thoroughfare: Sam Houston Place
Existing Character: Local Road
Proposed Changes: None Known
Thoroughfare: Warren Street
Existing Character: Local Road
Proposed Changes: None Known
Public Transit: VIA routes 2, 82-88 are within walking distance from the subject property.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Five Points Neighborhood Plan
Plan Adoption Date: February 3, 2000
Update History: August 6, 2009
Plan Goals: Goal 2- Redevelop and revitalize the neighborhood
Comprehensive Land Use Categories
Land Use Category: Low Density Residential
Description of Land Use Category: 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. One of the neighborhood’s highest priorities is to conserve the existing housing stock, and they recognize and appreciate the varying residential densities. The neighborhood would like to see the structures built as multi-family housing (duplex, triplex, quadplex) continue in this use even if located within a low density residential area. However, the neighborhood prefers no further conversion of single-family housing into multi-family residential uses.
The Five Points Neighborhood has a unique history showcased through the housing stock. The neighborhood encourages property owners to preserve the original housing stock when possible. When residential units are newly constructed, the neighborhood urges the property owner to match the architectural character of current low density residential structures.
Permitted Zoning Districts: R3, R4, R5, R6
Land Use Category: Medium Density Residential
Description of Land Use Category: Medium Density Residential land use includes duplexes, triplexes, quadplexes, townhomes, and apartment buildings up to 18 residential units per acre on single lots. Low Density Residential uses are also permitted. Uses such as playgrounds, community gardens or pocket parks are also permitted. The neighborhood supports Medium Density Residential along the western side of Jackson Street. However, it is important that all structures maintain or complement the historic residential structures of the neighborhood. Medium Density Residential structures should also be well integrated into the area, and not secluded through the use of fences, hedges or street screens.
Permitted Zoning Districts: R3, R4, R5, R6, RM-4, RM-5, RM-6, MF-18
Land Use Overview
Subject Property
Future Land Use Classification:
Low Density Residential
Current Land Use Classification:
Triplex
Direction: North
Future Land Use Classification:
Low Density Residential, Low Density Residential
Current Land Use Classification:
Parking Lots, Duplexes, Single-Family Residences, Apartments
Direction: East
Future Land Use Classification:
Low Density Residential, Medium Density Residential, Community Commercial
Current Land Use Classification:
Duplexes, Single-Family Residences, Fourplex
Direction: South
Future Land Use Classification:
Low Density Residential, Public\Institutional
Current Land Use Classification:
Duplexes, Single-Family Residences, Parking Lot, Shop Building, Bail Bonds, Thrifts
Direction: West
Future Land Use Classification:
Low Density Mixed Use, Low Density Residential
Current Land Use:
Parking Lot, Sign Shop, Meat Market
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The property is located within the Midtown Regional Center, but not a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff and Planning Commission (9-0) recommend Approval.
The property owner currently has a triplex on the property and is in the process of building a second structure in the rear of the property. The area currently consists of a mix of duplexes, fourplexes and apartments. The change to “Medium Density Residential” would not drastically alter the character of the immediate area.
ALTERNATIVES:
1. Recommend Denial of the proposed amendment to the Five Points Neighborhood Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2018017
Current Zoning: “R-4 CD AHOD” Residential Single-Family Airport Hazard Overlay District with a Conditional Use for Three Dwelling Units
Proposed Zoning: “RM-4 AHOD” Residential Mixed Use Airport Hazard Overlay District
Zoning Commission Hearing Date: December 19, 2017