DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 5
SUBJECT:
Zoning Case Z2016133
SUMMARY:
Current Zoning: "C-2 AHOD" Commercial Airport Hazard Overlay District
Requested Zoning: "C-3 NA AHOD" General Commercial Non-Alcoholic Sales Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: May 3, 2016
Case Manager: Oscar Aguilera, Planner
Property Owner: Juan Hernandez and Roxanna Hernandez.
Applicant: James Billington
Representative: James Billington
Location: 2530 Culebra Road
Legal Description: Lot 4, 5, 6, Block 2, NCB 9252
Total Acreage: 0.405
Notices Mailed
Owners of Property within 200 feet: 39
Registered Neighborhood Associations within 200 feet: Prospect Hill Neighborhood Association and Woodlawn Lake Neighborhood Association.
Applicable Agencies: None
Property Details
Property History: The subject property was annexed into the City Limits on September 6, 1945 and was originally zoned “F” Local Retail District. Upon the adoption of the 2001 Unified Development Code, the previous base zoning districts converted to “C-2” Commercial District.
Topography: The subject 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: West, North
Current Base Zoning: C-2, ROW, R-4
Current Land Uses: Retail Center, Restaurant, Auto Sales, Single-Family Homes.
Direction: East, South
Current Base Zoning: C-3 NA, C-2, ROW, R-6
Current Land Uses: Tire Repair, Retail Center, Restaurant, Vacant Lot, Single-Family Homes
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: Culebra Road
Existing Character: Secondary Arterial Type A 86’
Proposed Changes: None known
Public Transit: VIA bus routes 82 and 282 at Culebra Road and 29th Street.
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: Car Wash: Minimum vehicle parking spaces 1 per 500 sf. GFA. Maximum vehicle parking spaces 1 per 375 sf. GFA.
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject property retaining the present zoning district designation.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (8-1) 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 sector or neighborhood plan. Therefore, a finding of consistency is not required.
2. Adverse Impacts on Neighboring Lands:
Staff has found no evidence of likely adverse impacts on surrounding properties.
3. Suitability as Presently Zoned:
The requested “C-3 NA” district is appropriate for the subject property. The request for “C-3 NA” will not have any negative effects on future development, but rather provide additional services to any existing and potential development. The site location is on a Secondary Arterial Type “A” 86 feet thoroughfare and it is surrounded by similar land uses. The property has an existing carwash structure. The applicant plans to re-open the carwash.
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 0.405 acres in size, which accommodates the proposed development with adequate space for parking.
7. Other Factors:
None.