DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Zoning Case Z2018165
(Associated Plan Amendment 18050)
SUMMARY:
Current Zoning: "R-6" Residential Single-Family District
Requested Zoning: "R-4" Residential Single-Family District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: May 15, 2018. This case was postponed from May 1, 2018
Case Manager: Marco Hinojosa, Planner
Property Owner: Kenneth Ray Rothe
Applicant: Kenneth Ray Rothe
Representative: Brown & Ortiz (c/o James B. Griffin)
Location: 5753 New Sulphur Springs Road
Legal Description: 131.969 acres out of NCB 35524 and NCB 35132
Total Acreage: 131.969
Notices Mailed
Owners of Property within 200 feet: 161
Registered Neighborhood Associations within 200 feet: Lakeside Neighborhood Association
Applicable Agencies: Planning Department
Property Details
Property History: The subject property was zoned “R-6” Residential Single-Family by Ordinance 2009-05-21-0019R dated May 21, 2009. The ordinance initiated a comprehensive rezoning of properties to appropriate zoning districts compatible with the current use, the surrounding area, and consistent with the Eastern Triangle Community Plan.
Topography: The subject property is not located within the 100-year flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: “R-6”
Current Land Uses: Single-Family Residences
Direction: East
Current Base Zoning: “R-5” and “R-6”
Current Land Uses: Single-Family Residences
Direction: South
Current Base Zoning: “OCL”
Current Land Uses: Vacant
Direction: West
Current Base Zoning: “MH” and “PUD”
Current Land Uses: Manufactured Homes and Vacant
Overlay and Special District Information:
NA
Transportation
Thoroughfare: New Sulphur Springs Road
Existing Character: Secondary Arterial Type A
Proposed Changes: None Known
Public Transit: VIA bus routes are not within walking distance of the subject property. Routes served: NA
Traffic Impact: A Traffic Impact Analysis (TIA) is required. The traffic generated by the proposed development does exceed the threshold requirements.
Parking Information:
The minimum parking requirement for single-family dwellings is 1 space per unit.
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject property retaining the present zoning district designations of “R-6”. “R-6” allows for uses such as single-family dwellings with a minimum lot size of 6,000 square feet and a minimum lot width of 50 feet, foster family home, public and private schools.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The subject property is not located within a Regional Center or half a mile of a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (7-0) recommend Approval, pending Plan Amendment.
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 Eastern Triangle Community Plan and is currently designated as “Rural Living” in the future land use component of the plan. The requested “R-4” base zoning is not compatible with the future land use designation. The applicant is requesting a Plan Amendment from “Rural Living” to “Low Density Residential” to accommodate the proposed rezoning. Staff recommends approval of the Plan Amendment. The Planning Commission recommendation is pending the May 23, 2018 hearing.
2. Adverse Impacts on Neighboring Lands:
Staff finds no evidence of likely adverse impacts on neighboring lands in relation to this zoning change request.
3. Suitability as Presently Zoned:
The current “R-6” Residential Single-Family District is an appropriate zoning for the property and surrounding area.
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 proposed rezoning does appear to conflict with the following goals, principles, and objectives of the Eastern Triangle Community Plan
Eastern Triangle Community Plan Relevant Goals and Objectives:
• OVERALL GOAL: A well maintained community with a diverse housing stock that meets the needs of current and future residents through all stages of life
• Goal 12: Develop more good, very good, and excellent quality or better constructed housing for all residents, from young adults to the elderly, within the planning area.
• Objective 12.5: Encourage home ownership and promote programs that aid in creating more homeownership opportunities
6. Size of Tract:
The subject property is 131.969 acres, which would adequately support single-family residences.
7. Other Factors:
The applicant is proposing 701 single-family units.