DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: Council District 7
SUBJECT:
Zoning Case Z2014137 S
SUMMARY:
Current Zoning: "C-2 AHOD" Commercial Airport Hazard Overlay District
Requested Zoning: "C-2 S AHOD" Commercial Airport Hazard Overlay District with a Specific Use Authorization for a Specified Financial Institution
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: May 6, 2014
Case Manager: Tony Felts, Planner
Property Owner: Crigler Investments, LP (by Michael Evans and Erma Evans, Partners)
Applicant: Mike Evans
Representative: Mike Evans
Location: 6330 Wurzbach Road
Legal Description: Lot 15, Block 1, NCB 15650
Total Acreage: 0.253
Notices Mailed
Owners of Property within 200 feet: 33
Registered Neighborhood Associations within 200 feet: None
Planning Team: 35 - North Sector Plan
Applicable Agencies: None
Property Details
Property History: The subject was annexed in 1972, and was originally zoned "B-2" Business District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current "C-2" Commercial District.
The property was plated into its current configuration in 1977, and is currently developed with a 1,679 square foot commercial building that was constructed in 1977. The rezoning request is meant to allow a specified financial institution on the site.
Topography: The 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, East, West
Current Base Zoning: "RM-4 PUD", "R-6", "C-2", and "MF-33"
Current Land Uses: Apartments, Single-Family Residences, Car Wash, Gas Station
Direction: South
Current Base Zoning: "C-3"
Current Land Uses: Auto Repair, Gas Station, Food Market
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: Wurzbach Road
Existing Character: Secondary Arterial Type A; two lanes in each direction with a center turn lane; with sidewalks
Proposed Changes: None known
Public Transit: The nearest VIA bus line is the number 534, which operates along Wurzbach Road in the vicinity of 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 parking vehicle requirements are typically determined by the type of use and building size. The application refers to a proposed Specified Financial Institution, but the Unified Development Code does not include parking standards for this use. The closest listing similar to a Specified Financial Institution is a Loan Office.
Loan Office- Minimum parking requirement: 1 space per 1,000 square feet of Gross Floor Area; Maximum parking requirement: 1 space per 200 square feet Gross Floor Area.
The requisite Specific Use Authorization site plan indicates 6 parking spaces, which exceed the minimum parking requirements
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property not being granted a Specific Use Authorization and operation of a Specified Financial Institution would be prohibited.
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 North Sector Plan and is designated as General Urban Tier in the future land use component of the plan. This zoning request does not propose to change the current "C-2" base zoning district, which is consistent with the adopted future 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. The immediate vicinity consists of a mix of various uses and zoning districts, including single-family residential, multi-family residential, and commercial.
3. Suitability as Presently Zoned:
Both the current and requested zoning districts are appropriate for the subject property and surrounding properties.
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 is 0.253 acres in size, which should reasonably accommodate the proposed use as a Specified Financial Institution.
7. Other Factors:
Specific Use Authorizations are meant for those uses which are generally compatible with the land uses permitted by-right in a zoning district, but which require individual review of their location, design, and configuration and the imposition of conditions in order to ensure the appropriateness of the use at a particular location within a given zoning district.