DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 3
SUBJECT: Zoning Case Z2021-10700166
SUMMARY:
Current Zoning: "R-4“ Residential Single-Family District and "R-4 AHOD" Residential Single-Family Airport Hazard Overlay District
Requested Zoning: "MHC" Manufactured Housing Conventional District and "MHC AHOD" Manufactured Housing Conventional Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: August 3, 2021
Case Manager: Joyce Palmer, Senior Planner
Property Owner: Elizabeth Pape
Applicant: Sylvia Solis
Representative: Sylvia Solis
Location: 7715 Shetland Drive
Legal Description: Lot 3, Block 1, NCB 10867
Total Acreage: 0.3719 acres
Notices Mailed
Owners of Property within 200 feet: 27
Registered Neighborhood Associations within 200 feet: Highland Forest Neighborhood Association
Applicable Agencies: Planning Department
Property Details
Property History: The subject property was annexed into the city by Ordinance 18115, dated September 24, 1952 and was originally zoned “B” Residence District. The previous “B” district converted to the current “R-4” Residential Single-Family District in the zoning district conversion that accompanied the adoption of the 2001 UDC, according to Ordinance 93881 in May 2001.
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: “R-4,” “MH”
Current Land Uses: Single-family dwellings
Direction: East
Current Base Zoning: “R-4,” “MH”
Current Land Uses: Single-family dwellings
Direction: South
Current Base Zoning: “R-4”
Current Land Uses: Single-family dwellings
Direction: West
Current Base Zoning: “I-1”
Current Land Uses: RV Park
Overlay and Special District Information:
"AHOD"
All surrounding properties carry the "AHOD" Airport Hazard Overlay District, due to their proximity to an airport or approach path. The "AHOD" does not restrict permitted uses, but can require additional review of construction plans by both the Development Services Department and the Federal Aviation Administration.
Transportation
Thoroughfare: Shetland Drive
Existing Character: Local
Proposed Changes: None
Public Transit: There are VIA bus routes within walking distance of the subject property.
Routes Served: 32, 552
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 requirement for a dwelling unit is 1 space per unit.
ISSUE: None.
ALTERNATIVES:
Current: The current “R-4” Residential Single-Family District provides areas for medium- to high-density, single-family residential uses where adequate public facilities and services exist with capacity to serve development. These districts are composed mainly of areas containing single-family dwellings and open area where similar residential development seems likely to occur. Residential single-family provides minimum lot size and density requirements in order to preserve neighborhood character.
Proposed: The proposed “MHC” Manufactured Conventional District provides suitable locations for HUD-code manufactured homes in manufactured housing conventional subdivisions (individual homes on individual lots).
FISCAL IMPACT: None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The property is within the Brooks Regional Center and is not within a premium transit corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends 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 Brooks Regional Center Plan and is currently designated as “Urban Low Density Residential.” The requested “MHC” is consistent with the future land use designation.
2. Adverse Impacts on Neighboring Lands:
Staff does not find evidence of likely adverse impacts on neighboring lands in relation to this zoning change request.
3. Suitability as Presently Zoned:
The current "R-4” Residential Single-Family District is an appropriate zoning for the property and surrounding area. The proposed "MHC” Manufactured Conventional District is an appropriate zoning for the property and surrounding area.
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 Planning Department recommends Approval of the proposed rezoning. The proposed rezoning does not appear to conflict with the following goals, principles, and objectives of the Brooks Regional Center Plan:
Goal 1.3- Ensure a balance of owner-occupied housing options as well as quality rental options for all members of the community.
Goal 1.4- Support a healthy and desirable community, social and dining options which provide opportunity for meaningful interactions, and strengthen the cohesive Brooks Area identity; welcoming, pioneering, innovative, and resilient
Goal 2.1- Build in impactful and equitable ways to encourage authentic attachment between people and places
6. Size of Tract:
The subject property is 0.3719 acres, which could reasonably accommodate residential uses.
7. Other Factors:
Applicant proposes to build an additional dwelling (manufactured home) on the lot.