DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 3
SUBJECT:
Zoning Case Z2015209
SUMMARY:
Current Zoning: “C-2 AHOD” Commercial Airport Hazard Overlay District and “I-1 AHOD” General Industrial Airport Hazard Overlay District
Requested Zoning: “C-2 AHOD” Commercial Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: June 16, 2015
Case Manager: Kristin Flores, Planner
Property Owner: Linda Winn as Attorney in Fact for Owners Maurice A Rosenstein, Edward Rosenstein & Debra R. Jones
Applicant: Linda Winn as Attorney in Fact for Owners Maurice A Rosenstein, Edward Rosenstein & Debra R. Jones
Representative: Patrick W. Christensen
Location: 1515 Goliad Road
Legal Description: 7.622 acres out of NCB 10129
Total Acreage: 7.622
Notices Mailed
Owners of Property within 200 feet: 44
Registered Neighborhood Associations within 200 feet: Highland Hill Neighborhood Association
Planning Team: Highlands Community Planning Team- 21
Applicable Agencies: None
Property Details
Property History: Following the adoption of Ordinance 34074, dated February 3, 1966, the subject property was rezoned from “F” Local Retail District to “B-2” Business District. The adoption of the 2001 Unified Development Code converted all properties zoned “B-2” Business District to the current “C-2” Commercial District. Following the adoption of Ordinance 53689, dated April 30, 1981, a portion of the subject property was rezoned to “I-1” General Industrial District from the previous “B-2” Business District resulting in a split zoned parcel.
Topography: The property does not include any abnormal physical features such as significant slope or inclusion in a floodplain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: C-2
Current Land Uses: Bank/Credit Union
Direction: East
Current Base Zoning: R-4, C-1, C-2
Current Land Uses: Single-Family Dwellings, Professional Offices, Hair Salon
Direction: South
Current Base Zoning: C-2 and O-2
Current Land Uses: Iron Workers Union and Vacant Land
Direction: West
Current Base Zoning: C-3R, R-4 and C-3
Current Land Uses: Storage Facility, Single-Family Dwellings, Food Service and Vacant Land
Overlay and Special District Information: The subject property, and all surrounding properties, carries the “AHOD” Airport Hazard Overlay District. The “AHOD” does not restrict permitted uses, but may require additional review by both the Development Services Department, as well as the Federal Aviation Administration.
Transportation
Thoroughfare: Goliad Road
Existing Character: Minor, Secondary Arterial B Street, 2 lanes in each direction with occasional sidewalks
Proposed Changes: None known
Thoroughfare: Clark Avenue
Existing Character: Local Street, 1 lane in each direction with sidewalks
Proposed Changes: None known
Public Transit: VIA bus route 34 operates north of the subject property at the intersection of Goliad Road and Clark Avenue.
Traffic Impact: A Traffic Impact Analysis (TIA) report is required. The traffic generated by the proposed development exceeds the threshold requirements and the applicant should have a traffic engineer present to answer any questions.
Parking Information: The subject property must provide a minimum of 1 parking space per classroom or a maximum of two parking spaces per classroom.
ISSUE:
None.
ALTERNATIVES:
Denial of the zone change request will result in the subject property retaining its current “C-2” Commercial District and “I-1” General Industrial base zoning districts.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and 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 Highlands Neighborhood Community Plan and is currently designated as Community Commercial in the future land use component of the plan. The requested “C-2” Commercial District base zoning is consistent with the adopted land use designation.
2. Adverse Impacts on Neighboring Lands:
Staff has found evidence of a likely increase in traffic in relation to this zone change request and a traffic engineer should provide further research. However, the proposed use is consistent with the established development pattern of the surrounding area.
3. Suitability as Presently Zoned:
The existing “C-2” Commercial District base zoning is appropriate for the surrounding area, but the “I-1” General Industrial District base zoning is not appropriate for the surrounding area.
4. Health, Safety and Welfare:
Staff has not found any indication of likely adverse effects on the public health, safety, or welfare.
5. Public Policy:
As the request for the zone change in consistent with the Highland Community Plan this request does not appear to be in conflict with any stated public policy objective.
6. Size of Tract:
The 7.622 acre site is of sufficient size to accommodate the proposed development.
7. Other Factors:
None.