DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: Council District 4
SUBJECT:
Zoning Case Z2014021
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: November 19, 2013
Case Manager: Ernest Brown, Planner
Property Owner: Falcon International Bank (by Hugo Gutierrez, Officer)
Applicant: Falcon International Bank (by Hugo Gutierrez, Officer)
Representative: P.W. Christensen, P.C. (by Patrick Christensen)
Location: 2530 Southwest Military Drive
Legal Description: Lot 23, NCB 9503
Total Acreage: 1.002
Notices Mailed
Owners of Property within 200 feet: 8
Registered Neighborhood Associations within 200 feet: None
Planning Team: West/Southwest Sector Plan - 35
Applicable Agencies: None
Property Details
Property History: The subject property was annexed in 1947 and was originally zoned "LL" First Manufacturing District. Upon the adoption of the 2001 Unified Development Code, the previous zoning district converted to the current "I-2" Heavy Industrial District. The subject property was platted into its current configuration in 2003 (volume 9559, page 145). The property is developed with a commercial structure measuring 10,270 square feet that was built in 2005.
Topography: The subject property does not include any abnormal physical features such as significant slope or inclusion in a flood plain.
Adjacent Zoning and Land Uses
Direction: North
Current Base Zoning: "C-3"
Current Land Uses: Retail Center, Parking Lot, Restaurant and Pharmacy
Direction: East, South, West
Current Base Zoning: "I-2"
Current Land Uses: Retail Center, Drainage Right-of-Way, Railroad Right-of-Way, Vacant Land and a Restaurant
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 Type A; three lanes in each direction with center turn lanes and sidewalks
Proposed Changes: None
Public Transit: The nearest VIA bus lines are the 550 and 551, which operate along Southwest Military Drive, with a bus stop immediately adjacent to the subject property.
Traffic Impact: A Traffic Impact Analysis (TIA) is not required. The traffic generated by the proposed development does not exceed the threshold requirements
Parking Information: Off-street vehicle parking requirements for a Medical Clinic are a minimum of 1 space per 400 square feet of gross floor area and a maximum of 1 space per 100 square feet of gross floor area.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current industrial zoning, restricting future land uses to those permissible in the "I-2" zoning district.
FISCAL IMPACT:
None. The applicant has paid the required zoning fees.
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 Mixed Use Center in the future land use component of the plan. The requested "C-2" Commercial District is consistent with the adopted land use designation.
2. Adverse Impacts on Neighboring Lands:
Staff has found no evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. Although many of the surrounding properties carry heavy industrial zoning, the established pattern of development in the area is retail, office, and service-oriented.
3. Suitability as Presently Zoned:
The existing zoning is not appropriate for the subject property. The "I-2" district is meant to accommodate heavy industrial and manufacturing uses that are not suitable for the subject property or the surrounding area.
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.
6. Size of Tract:
The subject property measures 1.002 acres in size, which is sufficient to accommodate commercial development and required parking.
7. Other Factors:
None.