DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: Council District 8
SUBJECT:
Zoning Case Z2014051
SUMMARY:
Current Zoning: "MF-33" Multi-Family District
Requested Zoning: "C-3" General Commercial District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: May 6, 2014
Case Manager: Pedro Vega, Planner
Property Owner: La Cantera Development Company (by Bruce C. Peterson, Executive Managing Director)
Applicant: La Cantera Development Company (by Bruce C. Peterson, Executive Managing Director)
Representative: Kaufman & Killen, Inc.
Location: A portion of 4932 Research Drive
Legal Description: 3.565 acres out of NCB 14697
Total Acreage: 3.565
Notices Mailed
Owners of Property within 200 feet: 9
Neighborhood Associations: Oakland Estates Neighborhood Association is located within 200 feet.
Planning Team Members: North Sector Plan - 41
Applicable Agencies: None
Property Details
Property History: The subject property is undeveloped. The property was annexed into the city in 1972 and was originally zoned "R-3" Single-Family Residential District. Upon the adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current "MF-33" Multi-Family District.
Topography: The property does not include any abnormal physical features such as slope or inclusion in a flood plain.
Adjacent Base Zoning and Land Uses
Direction: All
Current Base Zoning: "C-2", "MF-25", "C-3", "MF-33"
Current Land Uses: Undeveloped land, rehab center, business park, apartments
Overlay and Special District Information: None.
Transportation
Thoroughfare: Research Drive
Existing Character: Local Street, 1 lane in each direction with sidewalks.
Proposed Changes: None known
Thoroughfare: Huebner Road
Existing Character: Primary Arterial Type A; 3 lanes in each direction with a center lane for turns.
Proposed Changes: None known
Public Transit: The nearest VIA bus lines are the 522 and 603, which operate along Huebner Road with a bus stop near the subject property.
Traffic Impact: A traffic engineer must be present at the zoning commission meeting. A Traffic Impact Analysis (TIA) is required because traffic generated by the proposed development does exceed the threshold requirements. The (TIA) study may be deferred until the platting or permitting stage of development.
Parking Information: The zoning request generally refers to proposed commercial uses. Parking requirements are determined by use and, often, by size of the development; therefore, staff cannot calculate future parking requirements for the subject property. However, the property as a whole is of sufficient size to accommodate commercial uses and parking.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current multi-family zoning, restricting future land uses to those permissible in the "MF-33" zoning district.
FISCAL IMPACT:
None. The applicant has paid the required zoning fees.
RECOMMENDATION:
Staff and Zoning Commission (8-0) recommend approval pending the plan amendment.
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 North Sector Plan and is designated as "Mixed Use Center" in the future land use component of the plan. The requested "C-3" General Commercial District is inconsistent with the adopted land use plan. A plan amendment has been initiated to change the land use designation on the subject property to "Regional Center". Staff and Planning Commission recommend approval of the plan amendment request.
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 surrounding area includes many multi-family residences as well as commercial uses.
3. Suitability as Presently Zoned:
Both the current and requested zoning districts will allow development that is consistent with the existing pattern of development in the area. The site is located in an area where there is accessibility to public services and traffic circulation to major thoroughfares.
4. Health, Safety and Welfare:
Staff has found no indication of likely adverse effects on the public health, safety or welfare
5. Public Policy:
Should the plan amendment request be approved, the request does not appear to conflict with any public policy objective.
6. Size of Tract:
The subject property measures 3.565 acres in size, which is sufficient to accommodate commercial development and required parking.
7. Other Factors:
None.