DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Plan Amendment 18061
(Associated Zoning Case Z2018203)
SUMMARY:
Comprehensive Plan Component: Five Points Neighborhood Plan
Plan Adoption Date: February 3, 2000
Current Land Use Category: “Low Density Residential”
Proposed Land Use Category: “Low Density Mixed Use”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: June 13, 2018
Case Manager: Marco Hinojosa, Planner
Property Owner: MPSM LLC
Applicant: Roger A. Perez
Representative: Roger A. Perez
Location: 919 West Poplar Street
Legal Description: 0.25 acres out of NCB 751
Total Acreage: 0.25
Notices Mailed
Owners of Property within 200 feet: 25
Registered Neighborhood Associations within 200 feet: Five Points Neighborhood Association
Applicable Agencies: None
Transportation
Thoroughfare: West Poplar Street
Existing Character: Local
Proposed Changes: None Known
Public Transit: VIA bus routes are within walking distance of the subject property.
Routes Served: 2, 82, 88, 202, 282 and 288
Thoroughfare: North Flores Street
Existing Character: Secondary Arterial Type B
Proposed Changes: None Known
Public Transit: VIA bus routes are within walking distance of the subject property.
Routes Served: 2, 82, 88, 202, 282 and 288
Comprehensive Plan
Comprehensive Plan Component: Five Points Neighborhood Plan
Plan Adoption Date: February 3, 2000
Plan Goals:
• Goal 2: Promote responsible economic development
o Objective 2.2: Work with developers so that new and renovated buildings do not overwhelm the architectural character of the neighborhood. When possible, new buildings should be built in context with the historic nature of the community.
• Goal 3: Preserve the existing housing stock
o Objective 3.1: Utilize municipal zoning tools to preserve the architectural character of the historical housing stock
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.
Corresponding Zoning Districts: R-3, R-4, R-5 and R-6
Comprehensive Land Use Categories
Land Use Category: “Low Density Mixed Use”
Description of Land Use Category:
Low Density Mixed Use includes neighborhood commercial, office, small lodging, and medium density residential uses mixed within buildings and along the blockface. Shared parking among adjacent uses is encouraged.
Walkability is an important factor. Buildings should be designed to encourage walkable spaces through: locating parking in the rear of the building and encouraging on-street parking; creating architecturally interesting buildings at the street level; creating and maintaining well landscaped green spaces along the street; building and/or improving adjacent sidewalks; providing bicycle facilities; and improving lighting along the pedestrian path.
Corresponding Zoning Districts: RM-4, RM-5, RM-6, MF-18, MF-25, NC, C-2P, IDZ, TOD, MXD, UD, FBZD
Land Use Overview
Subject Property
Future Land Use Classification:
Low Density Residential
Current Land Use Classification:
Vacant
Direction: North
Future Land Use Classification:
Low Density Mixed Use and Low Density Residential
Current Land Use Classification:
Vacant, Parking Lot and Unknown
Direction: East
Future Land Use Classification:
Low Density Residential
Current Land Use Classification:
Single-Family Residences
Direction: South
Future Land Use Classification:
Low Density Residential and Low Density Mixed Use
Current Land Use Classification:
Parking Lot, Single-Family Residences and Meat Market
Direction: West
Future Land Use Classification:
Low Density Mixed Use
Current Land Use:
Parking Lot and MK Davis Restaurant
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The property is located within the Midtown Regional Center and half a mile of Premium Transit Corridor
RECOMMENDATION:
Staff Analysis & Recommendation: Staff recommends Approval.
The proposed land use amendment from “Low Density Residential” to “Low Density Mixed Use” is requested in order to rezone the property to “C-2P” Commercial Pedestrian District. This is consistent with the Five Points Neighborhood Plan’s goal to utilize municipal zoning tools to preserve the architectural character of the historical housing stock. The M.K. Davis Restaurant is a popular restaurant that experiences heavy traffic throughout the day. Due to the shortage of parking, customers resort to parking on the surrounding residential streets. The proposed Plan Amendment to “Low Density Mixed Use” will mitigate the non-residential parking around the local area into a new designated parking lot specifically for M.K. Davis.
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: Z2018203
Current Zoning: “R-4 AHOD” Residential Single-Family Airport Hazard Overlay District
Proposed Zoning: “C-2P AHOD” Commercial Pedestrian Airport Hazard Overlay District
Zoning Commission Hearing Date: June 19, 2018