DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: Council District 2
SUBJECT:
Zoning Case Z2013131 S
SUMMARY:
Current Zoning: "C-3NA S AHOD" General Commercial Nonalcoholic Sales Airport Hazard Overlay District with a Specific Use Authorization for a Cemetery
Requested Zoning: "I-2 S AHOD" Heavy Industrial Airport Hazard Overlay District with a Specific Use Authorization for a Metal Recycling Entity with Outside Storage and/or Processing
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: June 3, 2014
Case Manager: Brenda V. Martinez, Planner
Property Owner: Longhorn Recycling, L.P. (by John "Johnny" T. Triesch, President, Longhorn Metal Brokerage Company, General Partner)
Applicant: Longhorn Recycling, L.P. (by John "Johnny" T. Triesch, President, Longhorn Metal Brokerage Company, General Partner)
Representative: Robert Snell
Location: A portion of the 5600 Block of East Houston Street (FM 1346)
Legal Description: 6.25 acres out of NCB 12867
Total Acreage: 6.25
Notices Mailed
Owners of Property within 200 feet: 12
Registered Neighborhood Associations within 200 feet: None
Planning Team: IH-10 East Corridor Perimeter Plan (29)
Applicable Agencies: None
Property Details
Property History: The subject property is currently undeveloped. The property was annexed in 1986 and in a 1989 large area case was rezoned to "B-3" Business District. In a 1993 case, the property was rezoned to "B-3NA CC" Business Nonalcoholic Sales District with City Council approval for a Cemetery. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current "C-3NA S" General Commercial Nonalcoholic Sales District with a Specific Use Authorization for a Cemetery.
The applicant is requesting a zoning change in order to allow the expansion of the Longhorn Recycling Facility located to the east of the subject site.
Topography: The property does not include any abnormal physical features such as significant slope or inclusion in a flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: "MR"
Current Land Uses: Martindale Army Airfield
Direction: East
Current Base Zoning: "I-1" and "I-2 S"
Current Land Uses: Vacant Land, Longhorn Recycling Facility and Southwest Galvanizing Inc.
Direction: South
Current Base Zoning: "O-2", "C-3NA"and "I-2"
Current Land Uses: Johnson Controls Inc.
Direction: West
Current Base Zoning: "C-3" and "I-1"
Current Land Uses: Vacant Land and a Transportation Company
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: East Houston Street (FM 1346)
Existing Character: Secondary Arterial Type A Street; 2 lanes in each direction
Proposed Changes: None known.
Public Transit: The nearest VIA bus line is the number 25 line, which operates along East Houston Street (FM 1346) and Royal View Drive.
Traffic Impact: A Traffic Impact Analysis is not required. The traffic generated by the proposed development does not exceed the threshold requirements.
Parking Information: Off-street vehicle parking requirements are typically determined by the type of use and building size.
Metal Recycling Entity with Outside Storage and/or Processing - Minimum Parking Requirement: 1 space per 1,500 square feet of Gross Floor Area (GFA); Maximum Parking Requirement: 1 space per 300 square feet of GFA.
The Specific Use Authorization site plan shows 18,400 square feet of building area, with 28 parking spaces (including 2 ADA-compliant spaces with loading areas).
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current commercial zoning, restricting future land uses to those permissible in the "C-3" zoning district.
FISCAL IMPACT:
None. The applicant has paid the required zoning fees.
RECOMMENDATION:
Staff recommends approval. Zoning Commission recommendation pending the June 3, 2014 public hearing
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 IH-10 East Corridor Perimeter Plan and is identified as Industrial in the future land use component of the plan. The "I-2" base zoning district is consistent with the adopted 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. Staff finds the proposed use to be appropriate as the property is situated along an arterial thoroughfare, surrounded by other properties of similar use and/or zoning district.
3. Suitability as Presently Zoned:
Both the existing and requested zoning districts are appropriate for the subject property. Staff believes the proposed use will be compatible with the surrounding land uses and overall character of the community.
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. The requested base zoning is consistent with the adopted land use plan.
6. Size of Tract:
The 6.25-acre tract is of sufficient size to accommodate the proposed use, as shown on the requisite site plan.
7. Other Factors:
The property will be subject to all regulations under Chapter 16 regarding Metal Recycling Entities.