DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: Council District 4
SUBJECT:
Zoning Case Z2014113 CD
SUMMARY:
Current Zoning: "I-2 AHOD" Heavy Industrial Airport Hazard Overlay District
Requested Zoning: "C-2 CD AHOD" Commercial Airport Hazard Overlay District with a Conditional Use for Auto - Parking and/or Storage - Long Term
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: March 18, 2014
Case Manager: Krystin Ramirez, Planning Technician
Property Owner: Shaw Texas Investments, LLP (by Michael J. Shaw)
Applicant: Jaime Noriega for KLove Engineering, LLC
Representative: Jaime Noriega for KLove Engineering, LLC
Location: 2431 Navajo Street
Legal Description: Parcel 111A, NCB 11186
Total Acreage: 0.99
Notices Mailed
Owners of Property within 200 feet: 6
Registered Neighborhood Associations located within 200 feet: None
Planning Team: 35 - West / Southwest Sector Plan
Applicable Agencies: None
Property Details
Property History: The subject property was annexed in 1952 and was originally zoned "Temp A" Temporary Single Family Residence District. In a 1955 case, the property was rezoned to "MM" Second Manufacturing District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current "I-2" Heavy Industrial District. The subject site is currently vacant and is not platted.
Topography: The property is vacant does not include any abnormal physical features such as slope or inclusion in a floodplain.
Adjacent Zoning and Land Uses
Direction: North and West
Current Base Zoning: "C-2"
Current Land Uses: Vacant land
Direction: East
Current Base Zoning: "I-2" and "C-3NA"
Current Land Uses: Vacant land and auto dealership
Direction: South
Current Base Zoning: "I-2"
Current Land Uses: Private University
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: Navajo Street
Existing Character: Local Street; one lane in each direction with sidewalks
Proposed Changes: None known
Thoroughfare: Barlite Boulevard
Existing Character: Local Street; two lanes in each direction with sidewalks
Proposed Changes: None known
Public Transit: VIA bus line 51 operates along Barlite Boulevard, west of the subject property.
Traffic Impact: A Traffic Impact Analysis (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. Parking and vehicle storage uses do not carry minimum or maximum parking requirements.
ISSUE:
None.
ALTERNATIVES:
Denial of the request will result in the subject property retaining the current industrial zoning classification, prohibiting the proposed commercial use.
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 General Urban Tier in the future land use component of the plan. The requested "C-2" base zoning district is consistent with the adopted land use designation.
2. Adverse Impacts on Neighboring Lands:
Staff finds no evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. Nearby properties are developed as a school, medical clinic, and auto dealership. The "C-2" district permits uses that serve both the local and wider communities.
3. Suitability as Presently Zoned:
The "I-2" base zoning district is not appropriate for the subject property. The "I-2" district is meant to accommodate the most intense industrial and manufacturing uses, which could adversely affect the neighboring residences, school and hospital.
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 rezoning request does not appear to conflict with any public policy objective.
6. Size of Tract:
The subject property is 0.99 of an acre in size, which reasonably accommodates uses permitted in "C-2" and the typical parking requirement, as well as the proposed conditional use as shown on the requisite site plan.
7. Other Factors:
None.