DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Plan Amendment 18046
(Associated Zoning Case Z2018154)
SUMMARY:
Comprehensive Plan Component: Tobin Hill Neighborhood Plan
Plan Adoption Date: September 24, 1987
Plan Update History: February 21, 2008
Current Land Use Category: “Low Density Residential”
Proposed Land Use Category: “Low Density Mixed Use”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: April 25, 2018. This case was continued from the April 11, 2018 Planning hearing.
Case Manager: Nyliah Acosta
Property Owner: Carlos Mendoza
Applicant: Gilley Mendoza
Representative: Brown & Ortiz, P.C.
Location: 146 Valdez Avenue
Legal Description: 0.2831acres out of NCB 2870
Total Acreage: 0.2831
Notices Mailed
Owners of Property within 200 feet: 31
Registered Neighborhood Associations within 200 feet: The Tobin Hill Community Association
Applicable Agencies: None
Transportation
Thoroughfare: Valdez Avenue
Existing Character: Local Road
Proposed Changes: None Known
Public Transit: VIA route 8 is within walking distance of the subject property.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Tobin Hill Neighborhood Plan
Plan Adoption Date: September 24, 1987
Update History: February 21, 2008
Plan Goals: Goal 2- Improve the quality, appearance, and variety of existing and new housing for all ages while increasing home ownership and investment in the area. Goal 2.2.3- Encourage mixed use development where appropriate.
Comprehensive Land Use Categories
Land Use Category: Low Density Residential
Description of Land Use Category: Single-family homes on individual lots, on streets with low traffic volumes. Ideally within walking distance of schools and neighborhood commercial uses. Certain lower impact community oriented uses such as churches, parks and a community center may be encouraged in this category. Pre-existing commercial buildings less than 3,000 square feet at the corners of residential streets may be used for neighborhood commercial purposes. A limited number of duplexes are acceptable if they were originally built for that purpose.
Permitted Zoning Districts: R3, R4, R5, R6
Land Use Category: Low Density Mixed Use
Description of Land Use Category: Mix of low intensity residential and commercial uses (adjacent lots, or integrated in one structure) Compatibility between commercial and residential uses. Shared parking located to rear of structure, limited curb cuts. Monument signs encouraged. Examples include professional/personal services, shop front retail with restaurants, cafes and gift shops
Permitted Zoning Districts: R3, R4, R5, R6, RM-4, RM-5, RM-6, MF-25 (2 stories) NC, C1, C2-P; IDZ, TOD, MXD, UD, O-1, FBZD
Land Use Overview
Subject Property
Future Land Use Classification:
Low Density Residential
Current Land Use Classification:
Vacant Lot
Direction: North
Future Land Use Classification:
Low Density Residential, Low Density Mixed Use
Current Land Use Classification:
Single Family Residences, Vacant Lot
Direction: East
Future Land Use Classification:
None
Current Land Use Classification:
Highway 281
Direction: South
Future Land Use Classification:
Low Density Residential, Parks
Current Land Use Classification:
Single Family Residences, Brackenridge Park Golf Course
Direction: West
Future Land Use Classification:
Low Density Residential, Low Density Mixed Use
Current Land Use:
Single Family Residences
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The subject property is within the Midtown Regional Center, but not within a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff recommends Denial. Planning Commission recommends Approval (5-4).
The applicant proposes to put five (5) detached townhomes on the property. The “Low Density Mixed Use” designation will alter the character of the neighborhood. The location of the property at the end of the block surrounded by “Low Density Residential” land uses and “R-6” Residential Single-Family zoning is appropriate for the area. Staff recommends Denial of the Plan Amendment and recommends that the applicant rezone to “R-3” Residential Single-Family, with replatted 3,000 square foot lots for a maximum of four (4) units, which would not require a Plan Amendment.
ALTERNATIVES:
1. Recommend Approval of the proposed amendment to the Tobin Hill Neighborhood Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2018154
Current Zoning: "R-6 AHOD" Residential Single-Family Airport Hazard Overlay District
Proposed Zoning: "IDZ AHOD" Infill Development Zone Airport Hazard Overlay District for Five (5) Townhomes
Zoning Commission Hearing Date: May 1, 2018