Z-26-000131: Munger Place Church expands PD for parking, adds retail tract

What's proposed

The site is zoned MF-2(A) Multifamily, PD 842 and PD 931, and holds Munger Place Church, its surface lots, two vacant lots, and a general merchandise/food store (Family Dollar). Owner/applicant Alaina Livingston / Munger Place Church Inc. (rep: Laura Lee Gunn, Masterplan) wants to expand PD 931's Tracts 2 and 3 onto the vacant lots for more church parking, and create a new Tract 4 covering the Family Dollar building. Tract 4 would keep the store by right (capped at 8,000 sq ft) while letting the church convert it to church office/parking later. Underlying MF-2(A) uses and existing height caps (45 ft sanctuary, 32 ft parsonage/office) do not change.

Staff recommendation

"Approval, subject to amended conceptual plan and amended conditions." Amended conditions: three street trees per tract on Bryan, six on Matilda, five other large trees, 10-ft north buffer, 5-ft side buffers, a 20-ft parking setback plus 6-ft solid screening fence at the west edge of Tract 2 and east edge of Tract 3, and CPC approval of a landscape plan before any permit. Minimum 78 church spaces stays. Conditions changed since the last hearing.

Who it helps or hurts

Adjacent single-family / residential ownersMostly neutral to mildly hurt

Report lists multifamily, single family and duplex to the north, east and south. New surface parking replaces vacant lots, but the 20-ft setback, 6-ft screening fence and tree/buffer requirements are the mitigation. Traffic review found no significant impact.

Nearby commercial / land investorsNeutral

Church control of the retail corner reduces redevelopment odds there; PD 842 commercial to the north (fueling station, laundry) is unchanged. No zoning cases in the area in five years. MVA area "C" (strong market).

Within about 1,000 feet

Park directly west. N Munger Blvd and Greenville Ave are community collectors on the bike plan. DART routes 3 and 9 within half a mile.

Watch for

Held from Sept 3; the report does not state why. Expect discussion of the revised landscape/screening language.
171 property owners notified; replies not stated in the report.
Future conversion of the store to church use needs no further zoning case once Tract 4 is created.

Next step

A PD amendment is a zoning change and goes to City Council for a public hearing and ordinance after CPC action.

Source

Staff report: source PDF · Conceptual plan: source PDF · Legistar file 26-3212A.

Read the city staff report (PDF)