DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 1
SUBJECT:
Zoning Case Z2016016
SUMMARY:
Current Zoning: "O-1 IDZ AHOD" Office Infill Development Zone Airport Hazard Overlay District
Requested Zoning: "R-4 AHOD" Residential Single-Family Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: December 01, 2015
Case Manager: Ernest Brown, Planner
Property Owner: Alfred Rodriguez
Applicant: Alfred Rodriguez
Representative: Alfred Rodriguez
Location: 325 Jackson Street
Legal Description: 0.115 of an acre out of NCB 775
Total Acreage: 0.1151
Notices Mailed
Owners of Property within 200 feet: 17
Registered Neighborhood Associations within 200 feet: Five Points Neighborhood Association
Planning Team: Five Points Planning Team-21
Applicable Agencies: None
Property Details
Property History: The subject property is located within the city limits as established in 1938 and was zoned “D” Apartment District. In accordance to available records upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current “RM-4” Residential Mixed Use District. In 2006 the subject property was rezoned to “O-1 IDZ AHOD” Office Infill Development Airport Hazard Overlay District. The subject property is not platted in its current configuration. The subject property is undeveloped.
Topography: The property does not include any abnormal physical features such as slope or inclusion in a floodplain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: MF-33
Current Land Uses: Apartments, Single Family Residential
Direction: East
Current Base Zoning: C-2P
Current Land Uses: Vacant Commercial, Convenience Store with Gas and Car Wash, Paint and Body.
Direction: South
Current Base Zoning: NC, RM-4
Current Land Uses: Office, Two Residential Dwelling Units
Direction: West
Current Base Zoning: R-4
Current Land Uses: Duplex
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.
Infill Development Zone (IDZ) provides flexible standards for developments. IDZ is to encourage and facilitate development on vacant, bypassed lands, or the redevelopment of underutilized buildings of structures, within existing built-up areas. IDZ may be approved as either a base zoning district or an overlay zoning district. Standards required in an IDZ district shall apply to either IDZ base zoning or the IDZ overlay district except where otherwise specifically stated. Typically IDZ gives flexibility to parking requirements, lots sizes, and setbacks.
Transportation
Thoroughfare: San Pedro Avenue
Existing Character: Primary Arterial, Type B; two lanes each direction divided by a center turn lane, with sidewalks both sides.
Proposed Changes: None known
Thoroughfare: Euclid Avenue
Existing Character: Arterial, Type C; one lane each direction with sidewalks on both sides
Proposed Changes: None known
Public Transit: The nearest transit routes to the subject property are route 95, 96 and 97 at the southeast intersection of West Euclid Avenue and San Pedro Street.
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 typically determined by the type of use and building size. The zoning application refers to two Dwelling Unit land use.
Minimum Parking Requirement: 1 per unit;
Maximum Parking Requirement: 2 per unit.
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject property retaining the present zoning district designation.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff recommends 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 Five Points Neighborhood Plan and is currently designated as Medium Density Residential land use in the future land use component of the plan. The requested “R-4” base zoning district is consistent with the adopted land use designation.
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.
3. Suitability as Presently Zoned:
The existing base zoning of “O-1 IDZ” use is not consistent with future designation of the Five Points Neighborhood Plan.
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. The proposed development will provide improvements to a vacant site as encouraged by the Five Points Neighborhood Plan.
6. Size of Tract:
The subject property measures 0.115 of an acre tract and is sufficient to accommodate the proposed two Dwelling Unit development and parking requirements.
7. Other Factors:
None.