DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: Council District 5
SUBJECT:
Zoning Case Z2014135
SUMMARY:
Current Zoning: "O-1 AHOD" Office Airport Hazard Overlay District
Requested Zoning: "C-2 AHOD" Commercial Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: May 6, 2014
Case Manager: Tony Felts, Planner
Property Owner: Francisco Barrera
Applicant: Francisco Barrera
Representative: Francisco Barrera
Location: 1303, 1307 and 1309 Castroville Road
Legal Description: Lot 34, NCB 8133
Total Acreage: 0.2066
Notices Mailed
Owners of Property within 200 feet: 15
Registered Neighborhood Associations within 200 feet: None
Planning Team: West/Southwest Sector Plan - 35
Applicable Agencies: None
Property Details
Property History: The subject property was annexed in 1944 and was originally zoned "JJ" Commercial District. In a 1990 city-initiated large-area case, the property was rezoned to "B-3R" Restrictive Business District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to "C-3R" General Commercial Restrictive Alcoholic Sales District. In a 2009 city-initiated large-area case, the property was rezoned to the current "O-1" Office District.
The property was platted into its current configuration in 1965 and is developed with a 4,550 square foot commercial building constructed in 1986.
Topography: The property does not include any abnormal physical features such as significant slope or inclusion in a flood plain.
Adjacent Zoning and Land Uses
Direction: North
Current Base Zoning: "MF-33"
Current Land Uses: Apartments
Direction: East, West
Current Base Zoning: "C-2NA", "C-2NA CD", "C-3R"
Current Land Uses: Retail Center, Auto Repair, Gas Station
Direction: South
Current Base Zoning: "C-2NA", "O-1", "R-6", "MF-33"
Current Land Uses: Retail Center, Restaurant, Office, Duplex, Single-Family Residence
Overlay and Special District Information: 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: Castroville Road
Existing Character: Secondary Arterial, Type A; two lanes in each direction, with sidewalks
Proposed Changes: None known
Thoroughfare: Coronado Avenue and Balboa Street
Existing Character: Local Streets; one lane in each direction, with sidewalks
Proposed Changes: None known
Public Transit: The nearest VIA bus lines are the 68 and 268, which operate along Castroville Road in the vicinity of the subject property.
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: Off-street vehicle parking requirements for commercial uses are typically determined by the type of use and building size. The zoning application refers to proposed "retail uses"; 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 office zoning; restricting future land uses to those permissible in an "O-1" zoning district.
FISCAL IMPACT:
None. The zoning request is eligible for the Inner City Reinvestment Infill Policy fee waiver. The Development Services Department fees will be reimbursed through grant funding.
RECOMMENDATION:
Staff and Zoning Commission (8-0) 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 designated as General Urban Tier in the future land use component of the plan. The proposed "C-2" base zoning district is consistent with the adopted 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, multi-family, and single-family uses.
3. Suitability as Presently Zoned:
The current zoning designation is not consistent with the adopted future land use plan. The requested "C-2" zoning designation is consistent with the plan, and is consistent with the zoning along Castroville Road.
4. Health, Safety and Welfare:
Staff has found no indication of likely adverse effects on the public health, safety or welfare. No new construction is proposed.
5. Public Policy:
The request does not appear to conflict with any public policy objective.
6. Size of Tract:
The subject property is 0.2066 acres in size, which should reasonably accommodate the uses permitted in the "C-2" base zoning district and required parking. The size of the lot will serve to limit the intensity of future retail uses.
7. Other Factors:
None.