DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Plan Amendment 18095
(Associated Zoning Case Z2018333)
SUMMARY:
Comprehensive Plan Component: Five Points Neighborhood Plan
Plan Adoption Date: February 3, 2000
Plan Update History: August 6, 2009
Current Land Use Category: “Low Density Residential”
Proposed Land Use Category: “Low Density Mixed Use”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: October 10, 2018
Case Manager: Nyliah Acosta, Planner
Property Owner: Excel & Associates, LLC
Applicant: Excel & Associates, LLC
Representative: Kaufman & Killen, Inc
Location: 125 Walsh Street
Legal Description: 0.322 acres out of NCB 3894
Total Acreage: 0.322
Notices Mailed
Owners of Property within 200 feet: 26
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: Texas Department of Transportation
Transportation
Thoroughfare: Walsh Road
Existing Character: Local Road
Proposed Changes: None Known
Thoroughfare: IH-10
Existing Character: Highway
Proposed Changes: None Known
Public Transit: VIA routes 2, 82, 88, 202, 282, and 288 are one block east of 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 1: Develop mixed uses on North Flores St. Goal 2: promote responsible economic development.
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: 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.
Permitted Zoning Districts: RM-4, RM-5, RM-6, MF-18, MF-25, NC, C2-P, IDZ, TOD, MXD, UD, FBZD
Land Use Overview
Subject Property
Future Land Use Classification:
Low Density Residential
Current Land Use Classification:
Construction contractor facility and motor vehicle sales
Direction: North
Future Land Use Classification:
Low Density Residential and Low Density Mixed Use
Current Land Use Classification:
Single-Family Residential, Duplexes and Office
Direction: East
Future Land Use Classification:
Low Density Residential and Low Density Mixed Use
Current Land Use Classification:
Vacant Lots, Single-Family Residential, Office
Direction: South
Future Land Use Classification:
Low Density Residential and Low Density Mixed Use
Current Land Use Classification:
Vacant Lots, and Bike Shop
Direction: West
Future Land Use Classification:
None
Current Land Use:
IH-10
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The subject property is not within a Regional Center, or a Premium transit Corridor.
RECOMMENDATION:
Staff Analysis & Recommendation: Staff and Planning Commission (6-0) recommend approval.
The property owner proposes to use the property for construction contractor facility and motor vehicle sales. The Eastern side of the bock on North Flores Street is currently “Low Density Mixed Use”. “Low Density Mixed Use” is appropriate along the highway, and adds buffer going into the neighborhood. Allowing the change will allow for residential and commercial uses.
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: Z2018333
Current Zoning: “R-4 AHOD” Residential Single-Family Airport Hazard Overlay District
Proposed Zoning: “IDZ” with uses permitted in “C-2” Commercial District, Construction Contractor Facility, and Motor Vehicle Sales
Zoning Commission Hearing Date: October 16, 2018