DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: Council District 2
SUBJECT:
Zoning Case Z2014156
SUMMARY:
Current Zoning: "R-5" Residential Single-Family District
Requested Zoning: "C-2" Commercial District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: July 15, 2014
Case Manager: Tony Felts, Planner
Property Owner: Southeastern California Conference of Seventh Day Adventists (by Charles McKinstry, Vice President)
Applicant: Alma Lopez, Realtor
Representative: Alma Lopez, Realtor
Location: 1825 (also known as 1845) South W.W. White Road
Legal Description: 2 acres out of Tract 2 (also known as Lot 2C), NCB 10757
Total Acreage: 2
Notices Mailed
Owners of Property within 200 feet: 15
Registered Neighborhood Associations within 200 feet: Dellcrest Area Neighborhood Association is located within 200 feet.
Planning Team: 23 - Eastern Triangle Community Plan
Applicable Agencies: None
Property Details
Property History: The property was annexed in 1952 and was originally zoned "A" Single Family Residence District. Upon adoption of the 2001 Unified Development Code, the previous zoning district converted to the current "R-5" Residential Single-Family District. The property is not platted and is developed with a residential structure that was built in 1939.
Topography: The property does not include any abnormal physical features such as significant slope or inclusion in a flood plain.
Adjacent Base Zoning and Land Uses
Direction: West
Current Base Zoning: "C-3R"
Current Land Uses: Undeveloped Property
Direction: North
Current Base Zoning: "R-5", "I-2", "R-5 CD", "C-2", and "C-3NA"
Current Land Uses: Office, Salon, Undeveloped Property, Auto Repair, and a Church
Direction: East
Current Base Zoning: "C-2"
Current Land Uses: Shopping Center
Direction: South
Current Base Zoning: "C-3", "C-3R", "C-3NA" "R-5", "O-1", and "RM-4"
Current Land Uses: Undeveloped Property, Auto Parts Retail, Drug Store, Auto Sales, Single-Family Residences, and a Fourplex
Overlay and Special District Information: None.
Transportation
Thoroughfare: South WW White Road
Existing Character: Primary Arterial, Type A; two lanes in each direction with center turn lane, with sidewalks
Proposed Changes: None known
Public Transit: The nearest VIA bus lines are the 550 and 551 lines, which operate along South WW White Road in the vicinity of the subject property.
Traffic Impact: A Traffic Impact Analysis (TIA) is not required because traffic generated by the proposed development does not exceed the threshold requirements.
Parking Information: Off-street vehicle parking requirements are typically determined by the type of use and building size. The zoning application refers to a proposed retail center; therefore, staff cannot calculate the required parking at this time.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current residential single-family zoning; restricting future land uses to those permissible in an "R-5" zoning district.
FISCAL IMPACT:
None. The applicant has paid the required zoning fees.
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 Eastern Triangle Community Plan and is designated as Community Commercial in the future land use component of the plan. The requested "C-2" base zoning district is consistent with the Community Commercial future land use designation.
2. Adverse Impacts on Neighboring Lands:
Staff has found no evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. The area around the property is a mix of commercial, industrial, multi-family, and single-family uses.
3. Suitability as Presently Zoned:
The existing zoning is not appropriate for the subject property or the surrounding neighborhood. The property's location along a primary arterial street is not conducive for low density residential uses. The proposed "C-2" base zoning district, which allows a wide range of retail, office, and service uses is appropriate.
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 request does not appear to conflict with any established public policy.
6. Size of Tract:
The subject property is 2 acres in size, which would reasonably accommodate the uses allowed within a "C-2" zoning district.
7. Other Factors:
None.