DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 6
SUBJECT:
Zoning Case Z2019-10700338 CD
SUMMARY:
Current Zoning: "C-2 MLOD-2 MLR-2 AHOD" Commercial Lackland Military Lighting Overlay Military Lighting Region 2 Airport Hazard Overlay District
Requested Zoning: "C-2 CD MLOD-2 MLR-2 AHOD" Commercial Lackland Military Lighting Overlay Military Lighting Region 2 Airport Hazard Overlay District with a Conditional Use for an Office Warehouse
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: March 3, 2020
Case Manager: Lorianne Thennes, Planner
Property Owner: Adnan Ismail
Applicant: Dye Development, Inc.
Representative: Dye Development, Inc.
Location: 7500 Block of Ingram and 7600 Block of Culebra
Legal Description: 2.0 acres out of NCB 18082
Total Acreage: 2.0 acres
Notices Mailed
Owners of Property within 200 feet: 12
Registered Neighborhood Associations within 200 feet: Pipers Meadow Neighborhood Association
Applicable Agencies: Lackland Air Force Base, Texas Department of Transportation
Property Details
Property History: The subject property was annexed into the city by Ordinance 61624, dated December 30, 1985 and was originally zoned Temporary “R-1” Single Family Residence District. The property was rezoned to “B-2” Business District by Ordinance 90001, dated June 24, 1999. The “B-2” district converted to the current “C-2” Commercial District in the zoning district conversion that accompanied the adoption of the 2001 UDC, according to Ordinance 93881 in May 2001.
Topography: The property does not include any abnormal physical features such as slope or incursion in a flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: “C-2” and “MF-33”
Current Land Uses: Vacant, apartment complex
Direction: East
Current Base Zoning: “C-3”
Current Land Uses: Vacant
Direction: South
Current Base Zoning: “C-3”
Current Land Uses: Vacant, car lot
Direction: West
Current Base Zoning: “C-3” and “UZROW”
Current Land Uses: CVS Pharmacy and Culebra Road
Overlay and Special District Information:
"MLOD-2"
All surrounding properties carry the "MLOD-2" Military Lighting Overlay District, due to their proximity to Lackland Air Force Base. The "MLOD-2" does not restrict permitted uses, but does regulate outdoor lighting in an effort to minimize night-time light pollution and its effects on operations at the military installation.
"AHOD"
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: Primary Arterial A
Proposed Changes: None
Thoroughfare: Ingram Road
Existing Character: Secondary Arterial A
Proposed Changes: None
Public Transit: There are VIA bus routes within walking distance of the subject property.
Routes: 610, 618, 620
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 minimum parking requirement for an office warehouse is 1 space per 2,000 square feet of gross floor area.
ISSUE: None.
ALTERNATIVES:
Current: The current “C-2” Commercial District permits general commercial activities designed to serve the community such as repair shops, wholesale businesses, warehousing and limited retail sales with some outdoor display of goods. “C-2” accommodates commercial and retail uses that are more intensive in character than "NC" and “C-1” uses, and which generate a greater volume of vehicular traffic and/or truck traffic.
Proposed: The proposed “C-2” Commercial District permits general commercial activities designed to serve the community such as repair shops, wholesale businesses, warehousing and limited retail sales with some outdoor display of goods. “C-2” accommodates commercial and retail uses that are more intensive in character than "NC" and “C-1” uses, and which generate a greater volume of vehicular traffic and/or truck traffic.
The proposed “CD” would allow consideration of an Office Warehouse, a use normally permitted in the “C-3” General Commercial District.
FISCAL IMPACT: None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The property is not within a regional center or 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 subject property is located within the West/Southwest Sector Plan and is currently designated as “Suburban Tier.” The requested “C-2” is consistent with the future land use designation.
2. Adverse Impacts on Neighboring Lands:
Staff does not find evidence of likely adverse impacts on neighboring lands in relation to this zoning change request.
3. Suitability as Presently Zoned:
The current "C-2" Commercial District is an appropriate zoning for the property and surrounding area. The proposed rezoning maintains the base of “C-2.” The conditional use allows consideration of office warehouse with any necessary conditions such as fencing, buffering, restricted temporary signage, restricted hours of operation and other similar conditions.
4. Health, Safety and Welfare:
Staff has not found indication of likely adverse effects on the public health, safety, or welfare.
5. Public Policy:
The proposed rezoning does not appear to conflict with the following goals, principles, and objectives of the West/Southwest Sector Plan:
Goal ED-1- The West/Southwest Sector is an economically sustainable community in which residents have a variety of employment opportunities
Goal ED-1.1- Locate business offices near existing residential areas within the Sector
Goal ED-3- 3 The West/Southwest Sector community values existing and future businesses; businesses which in turn support the neighborhoods
6. Size of Tract:
The subject property is 2.0 acres, which could reasonably accommodate an office warehouse.
7. Other Factors:
The subject property is located within the Lackland AFB Awareness Zone/Military Influence Area. In accordance with the signed Memorandum of Understanding, JBSA was notified of the proposed request.
The Conditional Use zoning procedure is designed to provide for a land use that is not permitted by the established zoning district, but due to individual site considerations or unique development requirements would be compatible with adjacent land uses under given conditions.