DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 5
SUBJECT:
Zoning Case Z2017063
SUMMARY:
Current Zoning: "C-3NA AHOD" General Commercial Nonalcoholic Sales Airport Hazard Overlay District
Requested Zoning: "IDZ AHOD" Infill Development Zone Airport Hazard Overlay District with uses permitted in "C-2P" Commercial Pedestrian District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: March 7, 2017
Case Manager: Erica Greene, Planner
Property Owner: Dan Kachtik
Applicant: Dan Kachtik
Representative: Dan Kachtik
Location: 100 Block of Groveton Street
Legal Description: 0.37 acres out of NCB 2986
Total Acreage: 0.37
Notices Mailed
Owners of Property within 200 feet: 23
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: None
Property Details
Property History: The subject property was part of the original 36 square miles of the City and was previously zoned “L” First Manufacturing District. A 1991 case, Ordinance #74924, zoned the subject property as “B-3NA” Business Non-Alcoholic Sales District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current “C-3NA” General Commercial Nonalcoholic Sales District.
Topography: The property does not include any abnormal physical features such as slope or inclusion in a floodplain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: UZROW
Current Land Uses: Railroad ROW
Direction: West
Current Base Zoning: C-3 NA
Current Land Uses: Parking Lot
Direction: South
Current Base Zoning: MF-33
Current Land Uses: Multi-Family Housing
Direction: East
Current Base Zoning: C-3 NA
Current Land Uses: Warehouse
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: Groveton Street
Existing Character: Local Street
Proposed Changes: None
Thoroughfare: Hunstock Ave
Existing Character: Local Street
Proposed Changes: None
Thoroughfare: Presa Street
Existing Character: Secondary Arterial
Proposed Changes: None
Public Transit: The nearest VIA bus route is #42 within walking distance of the subject property.
Traffic Impact: A Traffic Impact Analysis (TIA) is not required. Infill Development (IDZ) is exempt from TIA requirements.
Parking Information: The “IDZ” Infill Development Zone District waives off-street vehicle parking requirements.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current zoning.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (10-0) recommend Approval.
Criteria for Review: According to Section 35-421, zoning amendments shall be based on the approval criteria below.
1. Consistency:
The property is located within the Lone Star Community Plan, and is currently designated as Low Density Mixed Use in the future land use component of the plan. The requested “IDZ” Infill Development Zone base zoning district is consistent with the future 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. Properties within 200 feet of the subject property include a mix of community commercial and residential uses.
3. Suitability as Presently Zoned:
The current “C-3NA” base zoning district is not appropriate for the subject property’s location. The zoning district is not consistent with the Low Density Mixed Use land use The requested zoning district of “IDZ” for uses permitted in “C-2P” is appropriate for the subject property’s location.
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 applicant proposes a fitness center on the subject property. The subject property will act as a buffer between the Union Pacific railroad to the north and the multi-family properties to the south. The rezoning request does not appear to conflict with land use goals and strategies of the Lone Star Community Plan to attract/ retain office, retail, and service uses through zoning and development incentives.
6. Size of Tract:
The subject property totals 0.37 acres in size, which should reasonably accommodate the uses permitted in "IDZ" Infill Development Zone District for uses permitted in “C-2P” Commercial Pedestrian District.
7. Other Factors:
Infill Development Zone (IDZ) provides flexible standards for developments. IDZ is to encourage and facilitate development on vacant, bypassed lands, or the redevelopment of underutilized buildings of structures, within existing built-up areas. IDZ may be approved as either a base zoning district or an overlay zoning district. Standards required in an IDZ district shall apply to either IDZ base zoning or the IDZ overlay district except where otherwise specifically stated. Typically IDZ gives flexibility to parking requirements, lots sizes, and setbacks.