DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Zoning Case Z2015062
SUMMARY:
Current Zoning: "R-4 AHOD" Residential Single-Family Airport Hazard Overlay District
Requested Zoning: "C-2 NA AHOD" Commercial Nonalcoholic Sales Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: February 17, 2015
Case Manager: Logan Sparrow, Planner
Property Owner: Gerald Arredondo
Applicant: Gerald Arredondo
Representative: Jerry Arredondo
Location: 1603 & 1607 West Hermosa
Legal Description: Lots 11 & 12, Block 119, NCB 8849
Total Acreage: 0.2754
Notices Mailed
Owners of Property within 200 feet: 21
Registered Neighborhood Associations within 200 feet: None
Planning Team: Greater Dellview Area Community Plan-27
Applicable Agencies: Parks Department
Property Details
Property History: The subject property was originally annexed in 1940 and was originally zoned "B" Residence District. Upon adoption of the 2001 Unified Development Code, the previous base zoning districts converted to the current "R-4" Residential Single-Family District. The property is not platted but is developed with a residential structure measuring 720 square feet in size that was built in 1947.
Topography: The property does not include abnormal physical features such as significant slope or inclusion in a flood plain.
Adjacent Base Zoning and Land Uses
Direction: North, East and West
Current Base Zoning: "R-4"
Current Land Uses: Single-Family Residential and Park
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: Neer Avenue, West Hermosa and West Wildwood
Existing Character: Local; one lane in each direction with partial sidewalks
Proposed Changes: None known
Thoroughfare: Interstate Highway 10
Existing Character: Freeway 250'-500'; five lanes in each direction with no sidewalks
Proposed Changes: None known
Public Transit: There are no public transit lines within close proximity to the subject property.
Traffic Impact: A traffic impact analysis (TIA) report 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 building size and use (application did not specify the use).
ISSUE:
None.
ALTERNATIVES:
Denial of the zone change request will not allow the property to be developed for commercial uses. Rather, it will remain single-family residential adjacent to a freeway frontage road.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff recommends Approval and Zoning Commission recommends Denial (6-3) pending Plan Amendment
Criteria for Review: According to Section 35-421, zoning amendments shall be based on the approval criteria below.
1. Consistency:
The property is located within the Greater Dellview Area Community Plan and is currently designated as Low Density Residential in the future land use component of the plan. The requested "C-2" base zoning district is not consistent with the adopted land use designation. A plan amendment has been submitted, requesting to change the future land use designation to Community Commercial. The Community Commercial designation is meant to accommodate medium intensity commercial uses. Staff and Planning Commission recommend approval of the plan amendment request.
2. Adverse Impacts on Neighboring Lands:
Staff does have concerns regarding the potential impact the "C-2" base zoning district could have on the adjacent single-family residential neighborhoods. The "C-2" base zoning district is geared to accommodate commercial and retail uses that are more intensive in character, and which generate a greater volume of vehicular traffic and/or truck traffic then the current "R-4" zoning district. The increase in traffic could have potential negative consequences on the established single-family residential neighborhoods that surround the subject property to the north, east and west. Staff recommends adding an "NA" non-alcoholic sales designation to the property. The "NA" designation will diminish the potential adverse impacts on the surrounding residential neighborhood.
3. Suitability as Presently Zoned:
The existing "R-4" base zoning district is appropriate for the subject property. The surrounding blocks consists mostly of single-family dwellings, vacant lots and a public park. The subject property is located along Neer Avenue and West Hermosa with limited access to the site. Due to the existing site restrictions the proposed "C-2" zoning district would allow the site additional flexibility regarding the design standards. The "C-2" zoning district would act as a buffer between the existing single-family residential neighborhood to the north and east of the subject property and Interstate Highway 10 to the south.
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 is 0.2754 acres in size, which should be able to reasonably accommodate the uses permitted in the "C-2" district.
7. Other Factors:
None.