DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Zoning Case Z2015086
SUMMARY:
Current Zoning: "R-4 AHOD" Residential Single-Family Airport Hazard Overlay District
Requested Zoning: "RM-4 AHOD" Residential Mixed Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: March 3, 2015
Case Manager: Mary Moralez-Gonzales, Planner
Property Owner: James Anderson
Applicant: Steve Rice
Representative: Steve Rice
Location: 1025 and 1027 Shook Avenue
Legal Description: South 50 feet of A-12, Block A, NCB 6009
Total Acreage: 0.1722
Notices Mailed
Owners of Property within 200 feet: 21
Registered Neighborhood Associations within 200 feet: None
Planning Team: North Central Neighborhoods Community Plan (74)
Applicable Agencies: None
Property Details
Property History: The subject property is located within the city limits as established in 1938 and was originally zoned "B" Residence District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current "R-4" Residential Single-Family District. The property was platted into its current configuration in 1955 (volume 3700, page 64) and is developed with a 2390 square foot residential structure that was built in 1952 and a detached garage.
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: North
Current Base Zoning: "R-4"
Current Land Uses: Duplexes and Single-Family Residences
Direction: East
Current Base Zoning: "R-5"
Current Land Uses: Single-Family Residences
Direction: South
Current Base Zoning: "MF-33" and "NC"
Current Land Uses: Office Buildings
Direction: West
Current Base Zoning: "C-2"
Current Land Uses: Apartments
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: East Hildebrand Avenue
Existing Character: Second Arterial Type B; two lanes in each direction with sidewalks
Proposed Changes: None known
Thoroughfare: Shook Avenue, Park Hill, and Holland
Existing Character: Local Streets; one lane in each direction
Proposed Changes: None known
Public Transit: VIA bus line 509 operates along East Hildebrand Avenue.
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 are determined by type of use and building size. Minimum Parking Requirement: 1 space per dwelling unit.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current
"R-4" Residential Single-Family zoning classification, restricting future land uses to those permissible in the "R-4" Residential Single-Family District.
FISCAL IMPACT:
None.
RECOMMENDATION:
Satff Analysis and Recommendation: Staff and Zoning Commission (9-0) 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 North Central Neighborhoods Community Plan and is currently designated as High Density Residential in the future land use component of the plan. The requested "RM-4" base zoning district is consistent with the adopted land use designation.
2. Adverse Impacts on Neighboring Lands:
Staff finds no evidence of adverse impacts on neighboring lands in relation to this zoning change request.
3. Suitability as Presently Zoned:
The current "R-4" base zoning district is not consistent with the High Density Residential land use designation.
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 rezoning request does not appear to conflict with any public policy objective.
6. Size of Tract: The size of the property totals 0.1722 acres and the size will serve to limit the scale and intensity of any future residential use.
7. Other Factors:
According to Section 35-310.06 (a) (1) of the Unified Land Development Code, when a single residential lot is rezoned to "RM-4", "RM-5" or "RM-6", the maximum density requirements (units per acre) of Table 310-1 may be exceeded provided:
a. The minimum lot size for the district is met, and
b. The maximum number of dwellings is limited to two (2) units for RM-6, three (3) units for RM-5, and four (4) units for RM-4.
The subject property meets the minimum lot size requirement and will not exceed four units.