Title
Approving an ordinance on second reading with the caption reading: AN ORDINANCE OF THE CITY OF PFLUGERVILLE, TEXAS, AMENDING ORDINANCE NO. 1015-09-09-08 OF THE CITY OF PFLUGERVILLE, TEXAS, AS AMENDED, BY CHANGING THE ZONING DESIGNATION OF LOT 13B, BLOCK B WILLOW CREEK SECTION ONE, LOCALLY ADDRESSED AS 612 F.M. 685, PFLUGERVILLE, TX FROM GENERAL BUSINESS 1 (GB1) TO GENERAL BUSINESS 2 (GB2); TO BE KNOWN AS 612 FM 685 STORAGE REZONING (REZ1406-02) AND PROVIDING AN EFFECTIVE DATE.
Summary
The request is to rezone the 3.16 acre site from General Business 1 (GB1) to General Business 2 (GB2) in order to provide proper zoning for the self-storage business, an existing non-conforming use. If the rezoning is approved, the owner plans to replace some of the existing, "for rent" surface parking space with additional self-storage structures. The property owner developed this site as a self-storage business in 1995 under the General Business (GB) zoning district. At that time, the GB district contained a wide variety of commercial uses ranging from light retail to more intense commercial. Zoning code amendments in 2007 divided the GB District into the General Business 1 (GB1) and General Business 2 (GB2) districts. By default, all properties zoned GB became GB1 and over time, properties have been rezoned to the GB2 district as appropriate to address the more intense commercial land uses.
Self-storage facilities, otherwise known as "Mini-Warehouse/Public Storage" are permitted within the GB2 zoning district, but not the GB1 district. As a result of the 2007 code amendment, the current use is now non-conforming. While the use may remain in its present condition, the use is not able to expand under the current zoning. The Comprehensive Land Use Plan identifies the area as low to medium density residential, with mixed use and neighborhood centers in close proximity. The proposed GB2 district will continue to allow for commercial and employment opportunity, which is consistent with the land use plan.
Prior Planning and Zoning Commission Action
On August 4, 2014 the Planning and Zoning Commission conducted a public hearing and recommended approval of the proposed ordinance with a vote of 5-0.
Prior City Council Action
The City Council conducted a public hearing and approved the ordinance on first reading on August 12, 2014.
Deadline for City Council Action
There is no deadline for second reading of the ordinance.
Projected Future City Council Action
The second reading of the ordinance is scheduled for August 26, 2014.
Staff Recommendation
The existing self-storage land use was a permitted land use when established under the General Business (GB) district in 1995. As a result of the zoning code amendments of 2007, the subject property became zoned General Business 1 (GB1) which resulted in the current self-storage use becoming non-conforming. Existing site conditions, including outside vehicle storage, structure materials and other items are also non-conforming and like the use, may remain in their current condition provided they are not expanded. A separate administrative process for documenting the non-conforming site conditions is currently underway. If approved, the owner has identified an intent of replacing some of the existing vehicle parking areas with additional self-storage structures. The GB2 district is generally consistent with the district the site was developed under and is generally consistent with the land uses in the area. The proposed request is similar to the AAA storage rezoning approved earlier in 2014 for property located along the east side of FM 685, generally southeast of the subject property. If approved, the proposed rezoning will enable the site to be expanded under current requirements, and is not anticipated to have an adverse impact on the area.
Drafter
Emily Barron, AICP
Planning Director