By Andy Sevilla.
A proposed duplex in downtown Kyle is in limbo after a neighbor complained he missed a rezoning public hearing for the project.
Fidel Alvarez, who spoke before the Kyle council in opposition to a proposed two-unit duplex at 400 S. Main Street, told elected officials he was a little late to a Planning and Zoning Commission (P&Z) meeting and missed his opportunity to voice dissent for the project.
“I would have had more people here (at council) with me, but last week when they had the meeting … I was seven minutes late and when I got there everybody that was there … looked at me and said ‘the meeting is over,’” Alvarez told council at their April 1 meeting.
David Saucedo, who owns a vacant lot in downtown Kyle, understands change scares people, but said the duplex he proposes for the site would be nicer than some existing buildings. Council will hold a public meeting on the issue. (Photo by David White) |
The lack of an ability for neighbors of the proposed duplex to say their piece left at least three council members dubious about moving forward with a vote approving or denying a rezoning request to allow the duplex to be built.
The project’s current zoning designation is Single-Family Residential (R-1), and the owners are seeking Residential Two – Family District (R-2), which allows duplexes.
“I’m a proponent of hearing the voices of the people; and I know that they were late (to the P&Z meeting) and that falls upon the individual, but it’d be nice to hear from the public and get some more input on that before we make a decision,” Councilman Ray Bryant said.
Councilman David Wilson, who was the first to suggest postponing the rezoning vote until after a workshop was held where residents’ concerns could be hashed out, said he was concerned that some people may have been left out from commenting on the matter.
A workshop on the proposed duplex will be held from 6-7 p.m. April 14 at Kyle City Hall.
Residents within 200 feet from the requested rezoning were previously notified of the P&Z public hearing for the rezoning, per state law. Further, any residents concerned with the project could speak before P&Z and later at council. Fidel Alvarez was the lone neighbor to write a letter to city officials in opposition to the project.
“The neighborhood, in 55 years of existence, has never had a duplex nor should have a duplex. A duplex is a rental business and does not fit in the culture of our community,” he said at the meeting.
The proposed duplex would be located one block west of Front Street, an area with a mix of Retail Services (RS) and R-1. Cattycorner to the property – northeast – is a church that is zoned Central Business District – 2 (CBD-2) and RS.
The project site, however, is largely surrounded by R-1 zoning.
“Growing up in that part of town, I would like to also see that part of town stay as it is,” Councilwoman Becky Selbera said. “Once we start developing a few parcels, there will be other properties that will be developed and more duplexes will come in, and not knowing who’s going to come in. Right now, I just cannot support the zoning to R2.”
Fidel Alvarez’s sister, Paula Alvarez, who lives across the street from the proposed duplex, was the only other person to speak against the project.
“Right now, we are very proud that we don’t have any crime, we know everybody, we take care of everybody, we know who’s there and who’s not, and I’m afraid it’s not going to be that way if we see the (zoning) change,” she said.
“There’s so many changes that need to come to downtown Kyle, but this is not one of them,” she added. “We don’t need it in the community, and I hope that I can count on all the city council members to support us in our fight against the changes.”
Kyle Planning Director Sofia Nelson said R-2 zoning, which allows duplexes, is conditional in the Old Town future land use district, given the right environment and location. She said the Downtown Revitalization Plan also calls for connectivity to Kyle and surrounding neighborhoods and for the creation of integrated mixed-use neighborhoods.
City staff recommended approval to rezone the property R-2.
“Many of the concerns that were brought up to us – concern about new people coming into the community – I don’t believe is our right to stop as a council,” Kyle Mayor Lucy Johnson said, adding that duplexes do not inherently lower property values, as evidenced in the Plum Creek subdivision, so long as they are well kept and follow rules set in zoning code.
One of the owners of the project site, David Saucedo, said he can understand that change scares people, but said the proposed duplex would be built to R-2 specifications, which include 100 percent masonry – requirements that some downtown buildings don’t meet.
He said he plans on redeveloping the property into an attractive duplex, one that the community can feel proud of.
“It is change, but the lot is empty. It gives a new opportunity for people to live in an affordable home in Kyle, and call it their home,” Councilwoman Samantha LeMense said. “Downtown is one of the nicest places to live, because it has that home feeling, so I would encourage that growth.”
