DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 6
SUBJECT:
Zoning Case Z2018090
SUMMARY:
Current Zoning: "C-2 CD” Commercial District with a Conditional Use for a Home Improvement Center and "OCL" Outside City Limits
Requested Zoning: "MF-33" Multi-Family District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: March 20, 2018
Case Manager: Kayla Leal, Planner
Property Owner: Falcon International Bank
Applicant: Pedcor Investments
Representative: Brown & Ortiz
Location: Generally located NW Corner of FM 1560 (Steubing Road) and FM 471 (Culebra Road)
Legal Description: 18.21 acres out of NCB 18296 and CB 4450
Total Acreage: 18.21
Notices Mailed
Owners of Property within 200 feet: 10
Registered Neighborhood Associations within 200 feet: None.
Applicable Agencies: Planning Department, Texas Department of Transportation
Property Details
Property History: A portion of the subject property was annexed on December 31, 1986, established by Ordinance 64026. The other portion is undergoing a voluntary annexation simultaneously with the zoning application. The subject property was zoned “R-6” Residential Single-Family District which changed to the current “C-2 CD” Commercial District with a Conditional Use for a Home Improvement Center, established by Ordinance 101010, dated June 9, 2005.
Topography: A small portion of the subject property does fall within the 100 Year Flood Plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: “OCL”
Current Land Uses: Vacant Lots
Direction: South
Current Base Zoning: “OCL”
Current Land Uses: Single -Family Residential
Direction: East
Current Base Zoning: “C-2” and “MF-33”
Current Land Uses: Retail, Apartment Homes
Direction: West
Current Base Zoning: “MF-33”
Current Land Uses: Vacant
Overlay and Special District Information: None.
Transportation
Thoroughfare: Culebra Road
Existing Character: Primary Arterial A
Proposed Changes: None Known
Thoroughfare: Alamo Parkway
Existing Character: Primary Arterial A
Proposed Changes: None Known.
Public Transit: The nearest VIA bus route are #606 and #660 and they are not within walking distance 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: Multi-Family uses will generally require a minimum of 1.5 parking spaces and a maximum of 2 parking spaces per unit.
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject property retaining the present zoning district designation. “C-2” Commercial Districts accommodate community commercial uses, with unlimited building size, and building height limitation of 25 feet. Examples of permitted uses: liquor store, miniature golf and other indoor gaming facilities, small indoor movie theater, pet cemetery, auto & light truck oil, lube & tune-up, auto glass tinting, tire repair (sale and installation only), gas station, appliance sales & repair, charitable food & clothing banks and dry cleaning. No outdoor storage or display of goods shall be permitted except for outdoor dining.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The subject property is not within a Regional Center nor within a half mile of a Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends 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 West Sector Plan and is currently designated as “General Urban Tier”. The request for “MF-33” base zoning district is consistent with the adopted future land use plan.
2. Adverse Impacts on Neighboring Lands:
Staff does not find a likely adverse impact on neighboring lands in relation to this zoning change because the request is consistent with the existing land use to the west of the subject property.
3. Suitability as Presently Zoned:
The current “C-2” base zoning district is appropriate for the subject property’s location. The applicant’s request for “MF-33” base zoning is also appropriate for the subject property’s location as it will offer additional additional housing options to the area.
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 as the request supports the West/Southwest Sector Plan goal of providing a range of housing types and prices to accommodate all residents within the Sector and within the same neighborhood.
6. Size of Tract:
The subject property totals 18.21 acres in size, which should reasonably accommodate the uses permitted in “MF-33” Multi-Family District.
7. Other Factors:
This is a request for zoning for a voluntary annexation by the applicant for a portion of the property.