DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Plan Amendment 18038
(Associated Zoning Case Z2018125)
SUMMARY:
Comprehensive Plan Component: Government Hill Neighborhood Plan
Plan Adoption Date: September 20, 2001
Plan Update History: August 11, 2010
Current Land Use Category: “Low Density Residential”
Proposed Land Use Category: “Medium Density Residential”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: March 14, 2018
Case Manager: Daniel Hazlett, Planner
Property Owner: 808 East Carson, LLC
Applicant: Pegy Brimhall
Representative: Pegy Brimhall
Location: 808 East Carson Street
Legal Description: Lot 2, Block 2, NCB 1266
Total Acreage: 0.2662
Notices Mailed
Owners of Property within 200 feet: 22
Registered Neighborhood Associations within 200 feet:
Applicable Agencies: Office of Historic Preservation
Transportation
Thoroughfare: East Carson Street
Existing Character: Local Street
Proposed Changes: None Known
Thoroughfare: Pierce Avenue
Existing Character: Local Street
Proposed Changes: None Known
Public Transit: VIA bus route 20 is within walking distance of the subject property.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Government Hill Neighborhood Plan
Plan Adoption Date: September 20, 2001
Update History: August 11, 2010
Plan Goals: Goal: Conserve, rehabilitate and/or replace (if necessary) housing stock.
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. Recommended development densities in Low Density Residential areas should not exceed 9 dwelling units per acre. The plan acknowledges that medium density uses that have historically existed in the neighborhood can remain; however the conversion of existing single-family homes into medium density units is discouraged. Lower-impact community uses such as schools, religious assemblies, parks and community centers can be included in this category and should be centrally located for convenient neighborhood access.
Permitted Zoning Districts: “R-3”, “R-4”, “R-5”, “R-6”
Land Use Category: “Medium Density Residential”
Description of Land Use Category: Medium Density Residential includes a variety of detached or attached dwellings, including single-family homes, townhomes and zero lot line configurations, duplexes, triplexes, and fourplexes. Recommended development densities in Medium Density Residential should not exceed 18 dwelling units per acre. This form of development should be located along collectors, or residential roads, and can serve as a buffer between low density residential and more intense land uses like commercial. This classification includes certain non-residential uses such as schools, religious assemblies, parks and community centers that are centrally located for convenient neighborhood access.
Permitted Zoning Districts: “R-3”, “R-4”, “R-5”, “R-6”, “RM-4”,
“RM-5”, “RM-6”, “MF-18”
Land Use Overview
Subject Property
Future Land Use Classification:
“Low Density Residential”
Current Land Use Classification:
Vacant Lot
Direction: North
Future Land Use Classification:
“Public Institutional”, “Low Density Residential”, “Medium Density Residential”
Current Land Use Classification:
Church, Single-Family Residence, Apartments
Direction: East
Future Land Use Classification:
“Low Density Residential”, “Medium Density Residential”
Current Land Use Classification:
Single-Family Residence, Apartments
Direction: South
Future Land Use Classification:
“Low Density Residential”, “Medium Density Residential”
Current Land Use Classification:
Single-Family Residences
Direction: West
Future Land Use Classification:
“Low Density Residential”,
Current Land Use:
Duplex, Single-Family Residences
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The property is not within a Regional Center. The property is within a ½ of a mile of the New Braunfels Avenue Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff recommends Approval.
The proposed land use amendment from “Low Density Residential” to “Medium Density Residential” is requested in order to rezone the property from “R-6 H” Residential Single-Family Government Hill Historic District to “RM-4 H” Residential Mixed Government Hill Historic District. The Government Hill neighborhood includes a wide variety of future land use designations to include “Low Density Residential”, “Medium Density Residential”, “Public Institutional”, and “Mixed Use”. The requested “Medium Density Residential” is consistent with the neighborhood and the goals and objectives of the Government Hill Neighborhood Plan.
Relevant Goals and Objectives of the Government Hill Neighborhood Plan:
• Goal: Conserve, rehabilitate and/or replace (if necessary) housing stock.
• Objective: To develop a housing preservation strategy to stabilize and improve the real estate values.
• Goal: Redevelop and revitalize the neighborhood.
• Objective: To encourage and support any revitalization and redevelopment efforts consistent with this plan.
ALTERNATIVES:
1. Recommend Denial of the proposed amendment to the Government Hill Neighborhood Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2018125
Current Zoning: “R-6 H AHOD” Residential Single-Family Government Hill Historic Airport Hazard Overlay District
Proposed Zoning: “RM-4 H AHOD” Residential Mixed Government Hill Historic Airport Hazard Overlay District
Zoning Commission Hearing Date: March 20, 2018