DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 8
SUBJECT:
Zoning Case Z2020-10700010
SUMMARY:
Current Zoning: "I-1 MLOD-1 MLR-2" General Industrial Camp Bullis Military Lighting Overlay Military Lighting Region 2 District
Requested Zoning: "C-2 MLOD-1 MLR-2" Commercial Camp Bullis Military Lighting Overlay Military Lighting Region 2 District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: March 3, 2020
Case Manager: Lorianne Thennes, Planner
Property Owner: Mayhill Properties LTD
Applicant: Chelsea Ricketson
Representative: Chelsea Ricketson
Location: 12710 Mayhill Drive
Legal Description: Lot 9, Block 5, NCB 17454
Total Acreage: 0.852 acres
Notices Mailed
Owners of Property within 200 feet: 9
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: Camp Bullis
Property Details
Property History: The subject property was annexed into the city by Ordinance 41426, dated December 26, 1972 and was originally zoned “I” Business District. The previous “I” district converted to the current “I-1” General Industrial in the zoning district conversion that accompanied the adoption of the 2001 UDC, according to Ordinance 93881 in May 2001.
Topography: The property does not include any abnormal physical features such as slope or incursion in a flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: “I-1”
Current Land Uses: Biotechnology company, contractor company, ceramics company
Direction: East
Current Base Zoning: “I-1”
Current Land Uses: Vacant
Direction: South
Current Base Zoning: “C-3” and “I-1”
Current Land Uses: Auto Repair
Direction: West
Current Base Zoning: “I-1”
Current Land Uses: Musical arts center, engineering firm
Overlay and Special District Information:
"MLOD-1"
All surrounding properties carry the "MLOD-1" Military Lighting Overlay District, due to their proximity to Camp Bullis. The "MLOD-1" does not restrict permitted uses, but does regulate outdoor lighting in an effort to minimize night-time light pollution and its effects on operations at the military installation.
"AHOD"
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: Mayhill Drive
Existing Character: Local
Proposed Changes: None
Public Transit: There is a VIA bus route within walking distance of the subject property.
Routes: 604
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: The minimum parking requirement for a gym is 1.5 spaces per 1000 square feet of gross floor area, and the minimum parking requirement for a short term rental is 1 space per unit.
ISSUE: None.
ALTERNATIVES:
Current: The current “I-1” General Industrial District accommodates areas of heavy and concentrated fabrication, manufacturing and industrial uses which are suitable based upon adjacent land uses, access to transportation and the availability of public services and facilities. It is the intent of this district to provide an environment for industries that is unencumbered by nearby residential or commercial development. "I-1" must be located in areas where conflicts with other uses can be minimized to promote orderly transitions and buffers between uses. These districts are located for convenient access for existing and future arterial thoroughfares and railway lines. These districts are in many instances separated from residential areas by business or light industry areas or by natural barriers; where they are adjacent to residential areas some type of artificial separation may be required.
Proposed: The proposed “C-2” Commercial District permits general commercial activities designed to serve the community such as repair shops, wholesale businesses, warehousing and limited retail sales with some outdoor display of goods. “C-2” accommodates commercial and retail uses that are more intensive in character than "NC" and “C-1” uses, and which generate a greater volume of vehicular traffic and/or truck traffic.
FISCAL IMPACT: None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The property is not within a regional center but is within a premium transit corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends Denial.
Criteria for Review: According to Section 35-421, zoning amendments shall be based on the approval criteria below.
1. Consistency:
The subject property is not located within any Community, Neighborhood, or Sector Plan therefore a finding of consistency is not required.
2. Adverse Impacts on Neighboring Lands:
Staff finds evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. The entire area is primarily zoned “I-1” General Industrial with only one (1) nearby property zoned “C-3” General Commercial. This area is more industrial in nature with large warehouses, trades and contractors. The proposed “C-2” Commercial would create a retail zoning that is not common to the area. In general, “C-2” uses bring more retail and service type uses with more people and traffic, rather than the moderate foot and vehicular traffic of this established business park warehouse area.
3. Suitability as Presently Zoned:
The current "I-1 MLOD-1 MLR-2" General Industrial Camp Bullis Military Lighting Overlay District Military Lighting Region 2 is an appropriate zoning for the property and surrounding area. The proposed “C-2” Commercial is not common to the area and is not consistent with the existing “I-1” General Industrial zoning.
4. Health, Safety and Welfare:
Staff has found indication of likely adverse effects on the public health, safety, or welfare.
5. Public Policy:
The subject property is not located within any Community, Neighborhood, or Sector Plan therefore a finding of consistency is not required.
6. Size of Tract:
The subject property is 0.852 acres, which reasonably accommodates the existing general industrial and current use as a cross-fit gym.
7. Other Factors:
The subject property is located within the Camp Bullis Awareness Zone/Military Influence Area. In accordance with the signed Memorandum of Understanding, JBSA was notified of the proposed request.
The applicant seeks to rezone to “C-2” Commercial district to allow for a short-term rental. The existing cross-fit gym is allowed in the current “I-1” General Industrial district.