DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 3
SUBJECT:
Zoning Case Z2018118
SUMMARY:
Current Zoning: “C-3” General Commercial District
Requested Zoning: "R-4" Residential Single-Family District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: March 20, 2018
Case Manager: Marco Hinojosa, Planner
Property Owner: Tamir Enterprises, LTD
Applicant: Tamir Enterprises, LTD
Representative: Brown & Ortiz, P.C.
Location: 1000 South W.W. White Road
Legal Description: 17.414 acres out of NCB 10847
Total Acreage: 17.414
Notices Mailed
Owners of Property within 200 feet: 10
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: Texas Department of Transportation; Planning Department
Property Details
Property History: The subject property was rezoned from Temporary “R-1” Single Family Residence District, “F” Local Retail District, and “I-1” Light Industry District to “B-3” Business District by Ordinance 70570, dated November 9, 1989. The property converted from “B-3” Business District to the current “C-3” General Commercial District with the adoption of the 2001 Unified Development Code (UDC), established by Ordinance 93881, on May 3, 2001.
Topography: The subject property is not located within the 100-year flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: “C-3”
Current Land Uses: Vacant; Printing Shop
Direction: East
Current Base Zoning: “C-3” and “I-1”
Current Land Uses: Vacant; Sign Shop
Direction: South
Current Base Zoning: “C-3”, “C-2”, and “NP-10”
Current Land Uses: Vacant
Direction: West
Current Base Zoning: “R-5”
Current Land Uses: Single-Family Residences
Overlay and Special District Information:
NA
Transportation
Thoroughfare: WW White Road
Existing Character: Secondary Arterial Type A
Proposed Changes: None Known
Public Transit: VIA bus routes are not within walking distance of the subject property. Routes served: NA
Thoroughfare: Loop 410 SE
Existing Character: Freeway
Proposed Changes: None Known
Public Transit: VIA bus routes are not within walking distance of the subject property. Routes served: NA
Traffic Impact: A Traffic Impact Analysis (TIA) is required. The traffic generated by the proposed development does exceed the threshold requirements.
Parking Information:
The minimum parking requirement for single-family residences is 1 per unit.
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject property retaining the present zoning district designation of “C-3”. “C-3” allows for uses such as bar/tavern & nightclub, amusement/theme parks, dance hall, indoor movie theater, auto repair, auto sales, auto glass sales, auto muffler, hotel, bookbinder, dry cleaning or laundry plant, indoor flea market, home improvement center, body piercing/massage/tattoo parlor.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The subject property is within the Brooks Regional Center. The property is not located within a half mile of a Premium Transit Corridor
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (9-0) 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 not located within an adopted Neighborhood, Community, Perimeter, or Sector Plan; therefore, a finding of consistency is not required. Residential single-family zoning is not encouraged near commercial and industrial uses, however adequate and effective buffers can be utilized. Overall, this is a down zoning and a positive trend for this area.
2. Adverse Impacts on Neighboring Lands:
Staff finds no evidence of likely adverse impacts on neighboring lands in relation to this zoning change request.
3. Suitability as Presently Zoned:
The current “C-3” General Commercial District is an appropriate zoning for the property and surrounding area. The adjacent properties carry the “C-3”, “NP-10”, and “I-1” base zoning districts.
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 proposed rezoning does appear to conflict with the following goals, principles, and objectives of the SA Tomorrow Comprehensive Plan
SA Tomorrow Comprehensive Plan Relevant Goals and Objectives:
• H Goal 2: A variety of housing types (single-family detached, single-family attached, multifamily, as well as ownership and rental opportunities) is available at a variety of price and rent levels.
• GCF P1: Incentivize the development of housing and employment uses in the city’s priority growth areas.
6. Size of Tract:
The subject property is 17.414 acres, which would adequately support a commercial or residential development.
7. Other Factors:
The applicant’s purpose is to construct 107 residential single-family dwellings.