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Regular City Council Meeting
Public Hearing - Planning:
Consider a request for Zone Case 3368, a request of Hugo Reed and Associates, Inc., for George Castillo, for a zone change to a combination of Two-Family Residential (R-2) and Family Apartment Residential (A-1) from a combination of Single-Family Residential (R-1) and Commercial (C-4) at 2001-2023 East Main Street and 2109, 2111, 2113, 2115, 2117, 2119, 2121 and 2123 East Broadway, at the northwest and northeast corners of Walnut Avenue and East Main Street, and at the northwest corner of Walnut Avenue and East Broadway, C.D. Elliston Addition, Block 3, Lots 1-12 and 16-24 and Block 3, Lots 1-24, and consider an ordinance.
The applicant is requesting a zone change to Two Family Residential (R-2) and Family Apartment (A-1) from Single Family Residential (R-1) and Commercial (C-4). The properties are located north of East Broadway and west of Walnut Avenue.
Previous Zoning History:
This is the first zone change request on this property.
Adjacent Land Uses and Zoning:
North: Single Family Residential (R-1); vacant properties and single family homes
South: Commercial (C-4) and Light Manufacturing (M-1); vacant land and a commercial building
East: Unplatted Single Family Residential (R-1) and Commercial (C-4); vacant land
West: Commercial (C-4) Eastside Subdivision Light Manufacturing (M-1); Jimenez Body Shop, warehouse, and stack lot
Conformance with Future Land Use Plan (FLUP):
The 2040 Future Land Use Plan (FLUP) has the southern portion of this property designated for “Light Retail/Commercial” land uses while the northern portion is designated for “Residential Low Density”. Although the requested A-1 zoning district would not typically be listed in the “Light Retail/Commercial” land use category, it is appropriate in this location, as it provides for less intense uses. The R-2 district is appropriate in the northern portion.
Conformance with Zoning Code:
The purpose of the A-1 district is to “...promote medium-density, multiple-occupancy development. The regulations are designed to promote family-oriented development which provides the occupants with the proper environmental quality, and compatibility with lower-density development. The purpose of this district is not to isolate multi-family units, but to encourage compatible residential land uses through effective planning and urban design. When adjacent to RR (Rural Residential), R-1 (Single-Family), R-1A (Reduced Setback Single-Family), or R-2 (Two-Family) zoned property, the proposed development in this district shall be designed to provide for maximum compatibility with adjacent development. Architectural design, landscaping, screening, and parking areas shall be properly provided to ensure maximum protection of lower-density uses.”
The purpose of the R-2 district is to “...promote stable, quality residential development of slightly increased densities and multiple occupancy. This district may include entire neighborhoods or when used in accordance with the intent of the comprehensive plan, may provide a “buffer” district between low-density and high-density or non-residential districts”. This area is north of Broadway,a thoroughfare, and east of Walnut Avenue, a non-thoroughfare.
Both requests are in conformance with the Zoning Ordinance.
Impact on Surrounding Uses:
The requested zone change should not have any negative impact on the surrounding uses.
Effect on Adjacent Streets and Thoroughfare System:
The requested zone change should not have a negative impact on the thoroughfare system.
Staff recommends approval of the request based on the following reasons:
1. The request is appropriate in this location.
2. The request is in conformance with the Zoning Ordinance.
3. The request should not have a negative impact on the surrounding area or thoroughfare system.
Planning and Zoning Commission Hearing:
No citizens spoke in favor of, or in opposition to the request. A total of 18 notices were sent to adjacent property owners. Staff received 1 written response in favor of the request.
On December 4, 2018, the PZC recommended approval of the request by a unanimous vote.
Jesica McEachern, Assistant City Manager
Planning and Zoning Commission
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