DEPARTMENT: Development Services
COUNCIL DISTRICTS IMPACTED: 7
SUBJECT:
Zoning Case # Z2015315 CD
(Associated Plan Amendment PA 15092)
SUMMARY:
Current Zoning: "C-2NA AHOD" Commercial Nonalcoholic Sales Airport Hazard Overlay District
Requested Zoning: "C-2NA CD AHOD" Commercial Nonalcoholic Sales Airport Hazard Overlay District with Conditional Use for Auto Sales -Full Service
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: November 3, 2015
Case Manager: Shepard Beamon, Planner
Property Owner: FPC Holding Co
Applicant: Cavender Holdings LTD by Stephen Cavender
Representative: Brown & Ortiz PC (c/o James McKnight)
Location: 5820 Northwest Loop 410
Legal Description: Lots 6 and 4B, Block 2, NCB 15054
Total Acreage: 7.30
Notices Mailed
Owners of Property within 200 feet: 31
Registered Neighborhood Associations within 200 feet: Thunderbird Hills Neighborhood Association
Planning Team: West/Southwest Sector - 35
Applicable Agencies: None.
Property Details
Property History: The subject property was annexed into the City August 12, 1971 (Ordinance # 39659). According to available records, the subject property was rezoned from “B-3” Business District to “B-3NA” Business District Non-Alcoholic Sales on May 8, 1997 (Ordinance # 85983) and “ED” Entertainment District on January 9, 1997 (Ordinance # 85408). On August 10, 2000, the subject property was then rezoned from “B-3NA” and “ED” to “B-2NA” Business District Non-Alcoholic Sales (Ordinance # 92293). Upon adoption of the 2001 Unified Development Code “B-2” converted to the current “C-2” Commercial District.
Topography: None.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: UZROW
Current Land Uses: Loop 410
Direction: West
Current Base Zoning: C-2NA
Current Land Uses: Church
Direction: South
Current Base Zoning: R-6
Current Land Uses: Single-Family Residences
Direction: East
Current Base Zoning: I-1, C-3
Current Land Uses: Auto Repair and Sales, Offices, Industrial Uses, Commercial Uses
Overlay and Special District Information: 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: Loop 410
Existing Character: Freeway
Proposed Changes: None known
Thoroughfare: Zangs Drive
Existing Character: Local Street
Proposed Changes: None known
Public Transit: None.
Traffic Impact: A Traffic Impact Analysis (TIA) report is not required. The traffic generated by the proposed development does not exceed the threshold requirements
Parking Information:
Auto and Vehicle Sales. Minimum Vehicle Spaces: 1per 500 GFA. Maximum Vehicle Spaces: 1 per 375 GFA
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject property retaining the present “C-2NA CD” zoning district designation.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends Approval, pending Plan Amendment.
Criteria for Review: According to Section 35-421, zoning amendments shall be based on the approval criteria below.
1. Consistency:
The property is located within the West/Southwest Sector Plan and is designated as Civic Center. The requested “C-2NA CD” zoning district with Conditional Use for Auto Sales - Full Service is not consistent with the adopted land use designation. The applicant has requested a plan amendment to General Urban Tier for consistency. Staff and Planning Commission recommend Approval.
2. Adverse Impacts on Neighboring Lands:
Staff has found no evidence of likely adverse impacts on surrounding properties in relation to this zoning request. “C-2” zoning requires a minimum 15 foot landscape bufferyard between the subject property and the neighboring “R-6” zoning.
3. Suitability as Presently Zoned:
Both the existing “C-2NA” and “C-2NA CD” zoning districts are appropriate for the subject property and surrounding areas. The subject property is located adjacent to Loop 410, a major thoroughfare with high traffic volumes, and is within close proximity to surrounding Commercial zoning, including other auto sales facilities, making the requested conditional use for auto sales - full service an acceptable zoning for the property. The requested “C-2NA CD” will allow the applicant to expand an existing automobile dealership nearby and is compatible with the surrounding neighborhood.
4. Health, Safety and Welfare:
Staff has found no indication of likely adverse effects on the public health, safety, or welfare.
5. Public Policy:
The request does not appear to conflict with any public policy objective. The zoning request fulfills the goals of the West/Southwest Sector Plan, by ensuring the land use pattern emphasizes compatibility and appropriateness between uses, and protects neighborhoods and businesses from incompatible land uses.
6. Size of Tract:
The subject property is 7.3 acres in size, which is adequate space to accommodate the proposed development for a professional office.
7. Other Factors:
The purpose of the Conditional Use is to provide for certain uses which, because of their unique characteristics or potential impacts on adjacent land uses, are not generally permitted in certain zoning districts as a matter of right, but which may under the right set of circumstances and conditions be acceptable in certain specific locations.