DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: Council District 3
SUBJECT:
Zoning Case Z2014163
SUMMARY:
Current Zoning: "I-1" General Industrial District, "R-5" Residential Single-Family District and "C-3" General Commercial District
Requested Zoning: "C-3NA" General Commercial Nonalcoholic Sales District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: May 20, 2014
Case Manager: Tony Felts, Planner
Property Owner: Chester D. Eastin
Applicant: Jerome Camero
Representative: Michele Haussmann, Land Use Solutions
Location: 3708 and 3710 South W.W. White Road
Legal Description: Lots 22 and 23, NCB 10846
Total Acreage: 1.12
Notices Mailed
Owners of Property within 200 feet: 17
Registered Neighborhood Associations within 200 feet: Pecan Valley Neighborhood Association
Planning Team: None
Applicable Agencies: None
Property Details
Property History: The subject property was annexed in 1957 and was originally zoned "A" Single-Family Residence District and "J" Commercial District. In 1971, a portion of the property was rezoned to "B-3" Business District. Upon adoption of the 2001 Unified Development Code, the previous base zoning districts converted to the current "R-5" Residential Single-Family District, "I-1" General Industrial District, and "C-3" General Commercial District, respectively. The property was platted into its current configuration in 1990 and is undeveloped.
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, South, East
Current Base Zoning: "C-3", "I-1"
Current Land Uses: Offices, Parking Lot, Vacant Land
Direction: West
Current Base Zoning: "RM-4"
Current Land Uses: Vacant Land, Single-Family Residences
Overlay and Special District Information: None
Transportation
Thoroughfare: South WW White Road
Existing Character: Secondary Arterial, Type A; one lane in each direction, without sidewalks
Proposed Changes: None known
Public Transit: There are no VIA bus lines 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: The zoning application refers to proposed funeral home use; the minimum number of parking spaces for this use is 1 space per 4 seats and the maximum number of parking spaces is 1 space per 2 seats.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current "I-1", "R-5", and "C-3" zoning districts; restricting future land uses to permissible in those districts.
FISCAL IMPACT:
None. The applicant has paid the required zoning fees.
RECOMMENDATION:
Staff and Zoning Commission (7-0) 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 future land use plan The area around the subject property contains a mix of uses and zoning designations, including commercial, industrial, and single-family residential. The proposed "C-3NA" zoning district is not out of character for the area and is therefore appropriate.
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.
3. Suitability as Presently Zoned:
The current single-family zoning designation is not appropriate for a property which fronts along an arterial street. Additionally, the size of the "I-1" portion of the property is insufficient to provide any meaningful development, and may be inappropriate for the area given the proximately to single-family residences across WW White Road. The requested "C-3NA" zoning designation is appropriate for the property's location along South WW White Road, a Secondary Arterial Street.
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 1.12 acres in size, which should reasonably accommodate the uses permitted in the "C-3NA" base zoning district and required parking. The size of the lot will serve to limit the intensity of future retail uses.
7. Other Factors:
None.