19 - Comprehensive Plan Amendment from Low Density Residential to Medium Density Residential - 410 N.E. 20th StreetItem No. 19
Memorandum
TO: Mayor, Mayor Pro Tem, City Council
Grayson Path, City Manager
FROM: Andrew Mack, AICP Director Planning & Community Development
SUBJECT: Conduct a public hearing and take action regarding the petition of P -Town
Property Holdings LLC for a Comprehensive Plan Amendment from Low
Density Residential to Medium Density Residential (MDR) in the City of
Paris, Block 258-A, Lot 2A, located at 410 NE 201h Street- LCAD 18256.
MTG. DATE: February 27, 2023
BACKGROUND
The applicant seeks a minor amendment to the Future Land Use Map (FLUM) to provide
for a medium-high density residential use of the property and for the zoning to be
consistent with the City's Comprehensive Plan. The ability to provide for more medium-
high density housing in this portion of the City is a very important accommodation to
achieve the goal of more decent, safe and affordable housing opportunities in the
community. The site is currently guided for Low Density Residential, but is appropriate
for medium density residential based upon the surrounding uses of land to the North
which are a mix of duplexes and single-family residences. Medium density land uses
such as duplexes would serve to be a transitional use of medium density housing and the
surrounding single-family residential at this major street intersection. Medium density
land uses at the intersection of arterial and collector roadways serve as a transitional land
use buffer to a busy street intersection. The development is also planned as a 5 In 5 Infill
Housing Improvement. At its 2/6/23 meeting, the P&Z approved a recommendation of
city council approval on this request.
At its 2/6/23 meeting and public hearing, the Planning and Zoning (P&Z) Commission
received considerable testimony citing concerns regarding storm water and drainage from
Cherry Street to Lamar Avenue (south and east of the item on tonight's agenda). Citizens
are concerned about the additional drainage this project will add to the existing system
through the creation of additional impermeable surfaces. While City Staff do not dispute
that drainage concerns further south are connected to development considerations north,
given the creation of additional impermeable surfaces is a natural part of development,
our existing subdivision ordinances are designed to address Drainage (Exhibit
Page 1 of 2
9A(IX)(OE)), specifically the rate at which it flows from / exits the property, and will be
enforced during the preliminary plat process and reviewed by the P&Z Commission
before work can begin. In addition, we would submit to the City Council that the overall
issue of drainage is a standalone issue for us to review at a future time. To this point, the
City Manager has directed staff to conduct a review of available information on drainage
concerns along this tributary with the intent and goal of looking for opportunities to try
and reasonably address concerns within the current financial capacity of the City.
RECOMMENDATION
The Planning and Zoning Commission and Staff recommends approval of a Minor
Comprehensive Plan Amendment amending the FLUM from Low Density Residential
(LDR) to Medium Density Residential (MDR).
Page 2 of 2
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF PARIS, TEXAS
APPROVING AND ADOPTING REVISIONS TO THE COMPREHENSIVE PLAN
AND FUTURE LAND USE MAP FOR THE CITY OF PARIS AS IT PERTAINS TO
CITY BLOCK 258-A, LOT 2A, LOCATED AT 410 NE 20TH STREET (LCAD
18256), FROM LOW DENSITY RESIDENTIAL (LDR) TO MEDIUM DENSITY
RESIDENTIAL (MDR), IN THE CITY OF PARIS; MAKING OTHER FINDINGS
AND PROVISIONS RELATED TO THE SUBJECT; PROVIDING A REPEALER
CLAUSE, A SEVERABILITY CLAUSE, AND PROVIDING AN EFFECTIVE DATE.
WHEREAS, Section 211.004 of the Texas Local Government Code requires that all
zoning regulations must be adopted in accordance with a comprehensive plan and must be
designed to lessen congestion in the streets; secure safety from fire, panic, and other
dangers; promote health and the general welfare; provide adequate light and air; prevent
the overcrowding of land; avoid undue concentration of population; or facilitate the
adequate provision of transportation, water, sewers, schools, parks, and other public
requirements; and,
WHEREAS, Chapter 213, of the Texas Local Government Code empowers
municipalities for the purpose of promoting sound development and promoting public
health, safety, and welfare to adopt a comprehensive plan for the long range development of
said municipalities; and,
WHEREAS, Chapter 213 of the Local Government Code empowers a municipality to
define the content and design of a comprehensive plan; and,
WHEREAS, Chapter 213 of the Local Government Code provides that a
comprehensive plan may:
1. Include but is not limited to provisions on land use, transportation, and public
facilities;
2. Consist of a single plan or a coordinated set of plans organized by subject and
geographic areas; and
3. Be used to coordinate and guide the establishment of development
regulations; and,
WHEREAS, the adoption of the proposed Comprehensive Plan shall not, in
accordance with Section 213.004 of the Local Government Code, limit the ability of the City
of Paris to prepare other plans, policies, or strategies related to land use and land use
planning as required; and,
WHEREAS, in September for 2001, the City Council adopted a City of Paris, Texas
Comprehensive Plan and Future Land Use Map; and,
WHEREAS, said 2001 Comprehensive Plan and Future Land Use Plan and said Land
Use Plan Definitions were amended and adopted in May, 2008, and,
WHEREAS, in October of 2018, the City Council adopted significant revisions to the
Comprehensive Plan and the Future Land Use Plan; and
WHEREAS, on February 6, 2023 the Planning and Zoning Commission held a public
hearing to review and consider a request to amend the Future Land Use Map from Low
Density Residential (LDR) to Medium Density Residential (MDR) in the City of Paris, City
Block 258-A, Lot 2A, located at 410 NE 20th Street (LCAD 18256), and recommended to the
City Council approval of same; and,
WHEREAS, on February 27, 2023, the City Council of the City of Paris held a public
hearing to receive input from the citizens of the City of Paris regarding the proposed
amendment to the Future Land Use Map; and,
WHEREAS, following the public hearing and consideration of the proposed
amendment to the Future Land Use Map for the City of Paris and the recommendation of the
Planning and Zoning Commission, the City Council determined that this amendment would
be in the best interest of the City of Paris and its citizens, and the same should be approved.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
PARIS, TEXAS:
Section 1. That the findings set out in the preamble to this ordinance are hereby
in all things approved.
Section 2. That the Future Land Use Plan Map for City of Paris, Texas shall be
amended to change the potential zoning classifications for the property described as City
Block 258-A, Lot 2A, located at 410 NE 20th Street (LCAD 18256), from Low Density
Residential (LDR) to Medium Density Residential (MDR).
Section 3. That all provisions of the ordinances of the City of Paris, Texas in
conflict with the provisions of this ordinance are hereby repealed, and all other provisions
of the ordinances of the City of Paris not in conflict with the provisions of this ordinance shall
remain in full force and effect.
Section 4. That the repeal of any ordinance or part of ordinances affected by the
enactment of this ordinance shall not be construed as abandoning any action now pending
under or by virtue of such ordinance or as discontinuing, abating, modifying, or altering any
penalty accruing or to accrue, or as affecting any rights of the municipality under any section
or provisions of any ordinance at the time of passage of this ordinance.
Section 5. That it is the intention of the City Council of the City of Paris that this
ordinance, and every provision hereof, shall be considered severable, and the invalidity or
partial invalidity of any section, clause, or provisions of this ordinance shall not affect the
validity of any other portion of this ordinance.
Section 6. That this ordinance shall become effective from and after its passage.
PASSED AND ADOPTED on this 27th day of February, 2023.
Paula Portugal, Mayor
ATTESTED:
Janice Ellis, City Clerk
APPROVED AS TO FORM:
Stephanie H. Harris, City Attorney