DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 4
SUBJECT:
Zoning Case Z2016032
SUMMARY:
Current Zoning: "I-2 AHOD" Heavy Industrial Airport Hazard Overlay District
Requested Zoning: "C-2 AHOD" Commercial Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: December 15, 2015
Case Manager: Mary Moralez-Gonzales, Planner
Property Owner: Dayton Hudson Corporation dba Target Corporation
Applicant: Daniel Stewart, P.E. Cates-Clark & Associates, LLP
Representative: Daniel Stewart, P.E. Cates-Clark & Associates, LLP
Location: 2810 Southwest Military Drive
Legal Description: Lot 7, Block 1, NCB 13401
Total Acreage: 10.770
Notices Mailed
Owners of Property within 200 feet: 12
Registered Neighborhood Associations within 200 feet: None
Planning Team: West/Southwest Sector Planning Team-35
Applicable Agencies: None
Property Details
Property History: The subject property was annexed into the City Limits in 1942 and was originally zoned “MM” Second Manufacturing District. Upon adoption of the 2001 Unified Development Code, the previous base zoning districts converted to “I-2” Heavy Industrial District. The property is developed with an 118,000 square feet building built in 1985.
Topography: The property does not include any abnormal physical features such as slope or inclusion in a floodplain
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: C-3
Current Land Uses: Auto Sales, Pawn Shop
Direction: South
Current Base Zoning: I-2, C-3
Current Land Uses: Apartments, Hospital, Vacant
Direction: East
Current Base Zoning: I-2
Current Land Uses: Restaurant, Retail Center
Direction: West
Current Base Zoning: I-2
Current Land Uses: Retail Center
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: Southwest Military Drive
Existing Character: Primary Arterial A, 3 lanes in each direction, sidewalks on each side
Proposed Changes: None known
Thoroughfare: Yarrow Boulevard
Existing Character: Local Road, 2 lanes in each direction, center turn lane, sidewalks on each side
Proposed Changes: None known
Public Transit: VIA bus route 551 stops at the intersection of Southwest Military Drive and Otto Street.
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: Off-street vehicle parking requirements are typically determined by the type of use and building size. The zoning application refers to an existing Target store. Any expansion of the square footage of the building will require meeting the parking standards for retail store as follows:
Minimum Parking Requirement: 1 per 300 square feet Gross Floor Area;
Maximum Parking Requirement: 1 per 200 square feet Gross Floor Area.
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject property retaining the present zoning district designation.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (8-0) recommend Approval.
Criteria for Review: According to Section 35-421, zoning amendments shall be based on the approval criteria below.
1. Consistency:
The subject property is located within the West/Southwest Sector Plan and is currently designated as General Urban Tier in the land use component of the plan. The requested “C-2” base zoning district is consistent with the adopted land use designation and surrounding land use.
2. Adverse Impacts on Neighboring Lands:
Staff has not found evidence of likely adverse impacts on the neighboring lands in relation to this zoning change request.
3. Suitability as Presently Zoned:
The existing “I-2” base zoning district is not appropriate for the subject property. The site is developed with a commercial use.
4. Health, Safety and Welfare:
Staff has not found any likely effects on the public health, safety, or welfare
5. Public Policy:
The request does not appear to conflict with any public policy objective. The request meets the West/Southwest Sector Plan’s goal of placing community commercial uses in the General Urban Tier, which serves medium and high density residential uses and should be located at the intersections of arterials and/or collectors.
6. Size of Tract:
The 10.77 acre site is sufficient size to accommodate the proposed development.
7. Other Factors:
The proposed zoning change will bring the zoning into conformance to the current use. Rezoning is needed before any expansion or remodeling of the building will be allowed.