DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 6
SUBJECT:
Zoning Case Z-2020-1070000253
SUMMARY:
Current Zoning: "C-2" Commercial District
Requested Zoning: "R-4" Residential Single-Family District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: December 1, 2020
Case Manager: Justin Malone, Planner
Property Owner: Continental Homes of Texas LP
Applicant: Continental Homes of Texas LP
Representative: Brown & Ortiz, PC
Location: Generally located in the 13500 block of Culebra Road
Legal Description: 1.389 acres out of CB 4451
Total Acreage: 1.389 acres
Notices Mailed
Owners of Property within 200 feet: 5
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: Texas Department of Transportation
Property Details
Property History: The subject property was annexed on December 31, 1986 by Ordinance 64026 and was originally zoned Temporary "R-1" Single-Family Residence District. The subject property converted from Temporary "R-1" Single-Family Residence District to “R-6” Residential Single-Family District with the adoption of the 2001 Unified Development Code, established by Ordinance 93881, dated May 03, 2001. The subject property was rezoned from “R-4” Residential Single-Family District to “C-2” Commercial District by Ordinance 2018-01-18-0064, dated April 12, 2018.
Topography: The property does not include any abnormal physical features such as slope or incursion in a flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: “OCL”
Current Land Uses: Vacant Land
Direction: East
Current Base Zoning: “C-2”
Current Land Uses: Vacant Land
Direction: South
Current Base Zoning: “OCL”
Current Land Uses: Vacant Land
Direction: West
Current Base Zoning: “OCL”
Current Land Uses: Single-Family Residential
Overlay and Special District Information:
None
Transportation
Thoroughfare: Culebra Road
Existing Character: Arterial
Proposed Changes: None Known
Public Transit: There are no VIA bus routes within walking distance of the subject property.
Routes served: None
Traffic Impact: A Traffic Impact Analysis (TIA) is not required. The traffic generated by the proposed development does not exceed the threshold requirements.
Parking Information:
The minimum parking requirements for a single-family dwelling is one space per unit.
ISSUE:
None.
ALTERNATIVES:
Current: “C-2” districts accommodate community commercial uses, with unlimited building size, and building height limitation of 25 feet. Examples of permitted uses: liquor store, miniature golf and other indoor gaming facilities, small indoor movie theater, pet cemetery, auto & light truck oil, lube & tune-up, auto glass tinting, tire repair (sale and installation only), gas station, appliance sales & repair, charitable food & clothing banks and dry cleaning. No outdoor storage or display of goods shall be permitted except for outdoor dining.
Proposed: The proposed "R-4" Single-Family Residential District is designed for developing single-family dwelling units (detached) with a minimum lot size of 4,000 square feet and a minimum lot width of 35 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 and is not within a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (10-0) recommend Approval.
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 West/Southwest Sector Plan and is currently designated as “Suburban Tier” in the future land use component of the plan. The requested “R-4” base zoning is compatible with the future land use designation.
2. Adverse Impacts on Neighboring Lands:
Staff has not found evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. The rezoning would constitute a downzoning to a residential district.
3. Suitability as Presently Zoned:
The current “C-2” Commercial District is an appropriate zoning for the property and surrounding area. The proposed “R-4” Residential Single-Family zoning brings an additional residential component to the area, which is consistent with properties to the north of the subject site.
4. Health, Safety and Welfare:
Staff has not found indication of likely adverse effects on the public health, safety, or welfare.
5. Public Policy:
The proposed rezoning does not appear to conflict with the following goals, principles, and objectives of the West/Southwest Sector Plan:
Housing Goals and Strategies
• Goal HOU-1- Housing Stock is diverse and densities are distributed in accordance with the adopted West/Southwest Sector Land Use Plan
o HOU-1.1 Promote quality design and construction for new housing
• Goal HOU-2- New Housing developments locate near existing community facilities, schools, and physical infrastructure with sufficient capacity to serve new developments
o HOU-2.4 Promote awareness of the benefits of locating new housing near existing community facilities and physical infrastructure
6. Size of Tract:
The subject property is 1.389 acres, which would adequately support a development of single-family dwellings.
7. Other Factors:
The zoning request is to complete an existing residential subdivision, the remainder of which is located “outside city limits”. The portion zoned “C-2” is the only portion of the subdivision that is not zoned for single-family residential and within the city limits.