DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick J. Sanchez
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Zoning Case Z20152192 CD
SUMMARY:
Current Zoning: "R-4 AHOD" Residential Single-Family Airport Hazard Overlay District
Requested Zoning: "R-4 CD AHOD” Residential Single-Family Airport Hazard Overlay District with a Conditional Use for a Professional Office
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: July 7, 2015. This case is continued from the June 16, 2015 hearing.
Case Manager: Robert C. Acosta, Planner
Property Owner: Donia Enterprises, LLC.
Applicant: Ali Mazaheri
Representative: Ali Mazaheri
Location: 314 Lovera Boulevard
Legal Description: Lots 13 and 14, Block 15, NCB 7258
Total Acreage: 0.13
Notices Mailed
Owners of Property within 200 feet: 24
Registered Neighborhood Associations within 200 feet: Northmoor Neighborhood Association
Planning Team: North Central Community Plan-47
Applicable Agencies: None
Property Details
Property History: The property was originally annexed on July 3, 1952 (Ordinance 18115) and was zoned Temporary “B” Residential District. In 1965, the property was rezoned as “R-7” with the implementation of the 1965 Zoning District. Upon the adoption of the 2001 Unified Development Code, the zoning district converted to "R-4" Residential Single-Family District.
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: R-4, C-2
Current Land Uses: Single-Family homes and Commercial uses
Direction: East
Current Base Zoning: C-2
Current Land Uses: Commercial uses
Direction: South
Current Base Zoning: R-4, C-2
Current Land Uses: Single-Family homes and Commercial uses
Direction: West
Current Base Zoning: R-6
Current Land Uses: Single-Family homes
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: Lovera Boulevard
Existing Character: Local Street.
Proposed Changes: None known.
Thoroughfare: Hermine Boulevard
Existing Character: Local Street
Proposed Changes: None known.
Thoroughfare: San Pedro Avenue
Existing Character: Primary Arterial Type B
Proposed Changes: None known.
Public Transit: The nearest VIA bus lines are 4 and 204, which operate along San Pedro 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: Professional Office: Minimum 1 space per 300 sf. GFA. Maximum Parking Requirement: 1 space per 140 sf. GFA.
ISSUE:
None.
ALTERNATIVES:
Denial of the zoning request will result in the subject property retaining the “R-4” Residential Single-Family zoning.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends Approval. Zoning Commission (9-0) recommends Denial.
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 North Central Community Plan and is designated as Low Density Residential in the future land use component of the Plan. The requested “R-4” base zoning district is consistent with the adopted land use designation. Low Density Residential encourages concentrating urban growth within walking distance of neighborhood commercial centers and schools comprised of single-family residences, duplexes and accessory dwellings. Therefore, a Conditional Use for Professional Office is consistent with the land use.
2. Adverse Impacts on Neighboring Lands:
Staff has found no evidence of likely adverse impacts on surrounding properties in relation to this zoning change request.
3. Suitability as Presently Zoned:
The proposed “R-4” zoning district is appropriate for the subject property’s location due to its close proximity to other Single-Family Residential uses.
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 0.13 acres in size, which is sufficient to accommodate the proposed development with adequate space for parking.
7. Other Factors:
The Conditional Use zoning procedure is designed to provide for a land use within an area that is not permitted by the established zoning district but due to individual site considerations or unique development requirements would be compatible with adjacent land uses under given conditions.
The following conditions in addition to those in subsection (e)(2) above shall apply to the operation of nonresidential conditional uses permitted within any residential district, unless otherwise approved by the city council.
A. There shall be not exterior display or sign with the exception that a nameplate, not exceeding three (3) square feet in area, may be permitted when attached to the front of the main structure.
B. No construction features shall be permitted which would place the structure out of character with the surrounding residential neighborhood.
C. Business or office hours of operation shall not be permitted before 7:00 a.m. or after 6:00 p.m.