DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 4
SUBJECT:
Zoning Case Z2018050
SUMMARY:
Current Zoning: "MI-1 AHOD" Mixed Light Industrial Airport Hazard Overlay District
Requested Zoning: "I-1 AHOD" General Industrial Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: January 16, 2018
Case Manager: Angela Cardona, Planner
Property Owner: Marc Weinstein, Tibor Ritter, Fischer Rd. Investments, LLC.
Applicant: QuikTrip Corporation
Representative: David Wanders
Location: Located on the Southeast Corner of Fischer Road and IH-35
Legal Description: 4.910 acres out of NCB 4301
Total Acreage: 4.910
Notices Mailed
Owners of Property within 200 feet: 7
Registered Neighborhood Associations within 200 feet: None.
Applicable Agencies: None.
Property Details
Property History: The subject property was annexed in 2014 and was zoned “MI-1” Mixed Light Industrial District on January 9, 2014 (Ordinance 2014-01-09-0006).
Topography: The property does not include any abnormal physical features such as slope or inclusion in a flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: “MI-1” and “C-3”
Current Land Uses: Tire Repair, Gas Station
Direction: South
Current Base Zoning: “MI-1”
Current Land Uses: Vacant Lot
Direction: East
Current Base Zoning: “MI-1”
Current Land Uses: Vacant Lots
Direction: West
Current Base Zoning: “I-1”
Current Land Uses: Gas Station, Vacant Lots
Overlay and Special District Information: The subject property is located within the “AHOD” Airport Hazard Overlay District. The “AHOD” does not restrict permitted uses, but may require additional review by both the Federal Aviation Administration and Development Services Department.
Transportation
Thoroughfare: IH-35
Existing Character: Interstate Highway
Proposed Changes: None.
Thoroughfare: Fischer Road
Existing Character: Secondary Arterial A
Proposed Changes: None.
Public Transit: There is no Via bus route within reasonable distance of the subject property.
Traffic Impact: A Traffic Impact Analysis is required. The traffic generated by the proposed development may exceed the threshold requirements.
Parking Information: Parking is determined by use. The proposed retail gas station would require a minimum of 6 per 1, 000sf GFA and a Max of 10 per 1,000 sf GFA.
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject property retaining the present zoning district designation. The “MI-1” base zoning encourages the development of mixed agricultural, commercial and light industrial uses that are internally compatible, in an effort to achieve well designed development and provide a more efficient
arrangement of land uses, building, and circulation systems.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The subject property is not within a Regional Center and is not within proximity to a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends Approval.
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 Heritage South Sector Plan and is currently designated as “Agribusiness/RIMSE Tier”. The requested zoning is consistent with the land use plan as well as the surrounding land uses.
2. Adverse Impacts on Neighboring Lands:
Staff finds no likely adverse impact on neighboring lands in relation to this zoning change because the request is consistent with the future land use plan.
3. Suitability as Presently Zoned:
The current “MI-1” base zoning district is appropriate for the surrounding area, as is the request for “I-1”.
4. Health, Safety and Welfare:
Staff has found no indication of likely adverse effects on the public health, safety, or welfare.
5. Public Policy:
Staff finds that the request is not contrary to any stated public policy objective, as the future land use plan allows Industrial uses.
6. Size of Tract:
The 4.910 acre tract is of sufficient size for an “I-1” base zoning district.
7. Other Factors:
None.