DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: Council District 6
SUBJECT:
Zoning Case Z2014026
SUMMARY:
Current Zoning: "R-6" Residential Single-Family District
Requested Zoning: "C-1" Light Commercial District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: January 21, 2014
Case Manager: Ernest Brown, Planner
Property Owner: R. Road Real Estate Investments, LLC (by Jose Kaun Nader, Manager)
Applicant: Ceasar X. Romero
Representative: Ceasar X. Romero
Location: 5462, 5504 and 5514 Rogers Road
Legal Description: Lots 11, 12 & 13, Block 3, NCB 17637
Total Acreage: 1.3773
Notices Mailed
Owners of Property within 200 feet: 17
Registered Neighborhood Associations within 200 feet: Mountain View Acres Neighborhood Coalition
Planning Team: 35 - West /Southwest Sector Plan
Applicable Agencies: None
Property Details
Property History: The subject property was annexed in 1996 and was originally zoned "Temp R-1" Temporary Single Family Residence District. In 1997, the subject property was zoned "R-1" Single Family Residence District. Upon the adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current "R-6" Residential Single-Family District. The property consists of three platted lots. The lots are developed with an office, two warehouses, two sheds and a detached carport for a total of 6,546 square feet of buildings that were constructed between 1980 and 1990.
Topography: The subject 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: "R-6", "O-1" and "C-1"
Current Land Uses: Vacant lots
Direction: West
Current Base Zoning: "C-3"
Current Land Uses: Vacant land
Direction: South and East
Current Base Zoning: "R-6"
Current Land Uses: Single-family residences
Transportation
Thoroughfare: Rogers Road
Existing Character: Secondary Arterial Type A; two lanes in each direction with center medians, turn lanes and sidewalks
Proposed Changes: None known
Public Transit: The nearest VIA bus line is the 660, which operates along Rogers Road with stops near 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 a Fitness Center are a minimum of 1 space per 300 square feet of gross floor area and a maximum of 1 space per 200 square feet of gross floor area.
ISSUE:
None.
ALTERNATIVES:
A denial of the zoning request will result in the subject property retaining the existing residential zoning district.
FISCAL IMPACT:
None. The applicant has paid the required zoning fees.
RECOMMENDATION:
Staff and Zoning Commission (10-0) 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 currently designated as Rural Estate Tier in the future land use component of the plan. The requested "C-1" Light Commercial District is consistent with the adopted land use designation. The Rural Estate Tier allows a range of very low-density residential uses, as well as small-scale service and retail uses meant to serve large, rural residential areas.
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 and finds the requested zoning to be appropriate because of the subject property's location with frontage on an arterial thoroughfare.
3. Suitability as Presently Zoned:
The "R-6" base zoning district is not entirely appropriate for the subject property. This zoning district is not recommended under the Rural Estate Tier of the West/Southwest Sector Plan. The subject property currently contains warehousing and is better suited for small-scale office/commercial uses.
Additionally, single-family residential uses are not encouraged with access from arterial thoroughfares because of safety issues that arise from vehicles backing into traffic when leaving the residential property. The UDC includes provisions limiting such access for residential lots that are less than 1 acre in size. The subject property has existing ingress/egress to Rogers Road, and residential development would not be prohibited on the site; but the UDC discourages such development for new subdivisions.
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 public policy objective.
6. Size of Tract:
The subject property measures 1.3773 acres in size, which is sufficient to accommodate light commercial development and required parking.
7. Other Factors:
The "C-1" district requires buildings be located near the front property line with parking behind the primary structure.