DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: Council District 10
SUBJECT:
Zoning Case Z2014063
SUMMARY:
Current Zoning: "R-6 AHOD" Residential Single-Family Airport Hazard Overlay District.
Requested Zoning: "O-1 AHOD" Office Airport Hazard Overlay District.
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: February 4, 2014
Case Manager: Pedro Vega, Planner
Property Owner: The Benjamin Pena, Jr. Living Trust (by Nancy G. Pena, Owner)
Applicant: Benjamin Pena, Jr.
Representative: Nancy G. Pena
Location: Lots 4 and 5, Block 1, NCB 14947
Legal Description: 5623 Randolph Boulevard
Total Acreage: 0.4924
Notices Mailed
Owners of Property within 200 feet: 20
Neighborhood Associations: Royal Ridge Neighborhood Association is located within 200 feet.
Planning Team Members: None
Applicable Agencies: None
Property Details
Property History: The property was annexed in 1971 and was originally zoned "Temp R-1" Temporary Single Family Residence District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current "R-6" Residential Single-Family District. The subject property consists of two platted lots, which are developed with two dwellings measuring 576 and 624 square feet that were built in 1960.
The purpose of the rezoning request is to allow the conversion of the two dwellings to office space.
Topography: The property does not include any abnormal physical features such as slope or inclusion in a floodplain.
Adjacent Zoning and Land Uses
Direction: North and East
Current Base Zoning: "R-6"
Current Land Uses: Single-family residences, vacant land and a duplex
Direction: South and West
Current Base Zoning: "C-3"
Current Land Uses: Business/office park, restaurants and parking lots
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: Randolph Boulevard
Existing Character: Primary Arterial Type A; one lane in each direction.
Proposed Changes: None known
Thoroughfare: North Weidner Road
Existing Character: Secondary Arterial Type A; one lane in each direction.
Proposed Changes: None known
Public Transit: The nearest VIA bus lines is the 21, which operates along Randolph Boulevard with a stop immediately adjacent to the subject property.
Traffic Impact: A 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 determined by the type of use and building size.
Professional Office: Minimum Requirement - 1 space per 300 square feet of Gross Floor Area (GFA); Maximum - 1 space per 140 square feet of GFA.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current residential zoning, prohibiting the proposed office use.
FISCAL IMPACT:
None. The zoning request is eligible for the Inner City Reinvestment Infill Policy Fee Waiver. The Development Services Department fees will be reimbursed through grant funding.
RECOMMENDATION:
Staff and Zoning Commission (10-0) 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 not located within a neighborhood, community or sector plan. The requested "O-1" Office District is consistent with the surrounding pattern of development.
2. Adverse Impacts on Neighboring Lands:
Staff finds no evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. The "O-1" district provides an appropriate transition between single-family residential uses and more intense commercial uses or major thoroughfares. Any new construction will trigger both building setbacks and landscape buffers to protect abutting residential uses.
3. Suitability as Presently Zoned:
The "R-6" base zoning is not appropriate for properties with frontage on a major thoroughfare.
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 zoning change request does not appear to conflict with any public policy objective.
6. Size of Tract:
The subject property is 0.4924 of an acre in size, which should reasonably accommodate the uses permitted in "O-1" and required parking.
7. Other Factors:
The existing residential structures will be required to comply with all commercial building and safety codes prior to the issuance of a Certificate of Occupancy.