DEPARTMENT: Development Services
COUNCIL DISTRICTS IMPACTED: 5
SUBJECT:
Zoning Case Z2016018 CD
SUMMARY:
Current Zoning: "C-2P AHOD" Commercial Pedestrian Airport Hazard Overlay District
Requested Zoning: "C-2P CD AHOD" Commercial Pedestrian Airport Hazard Overlay District with Conditional Use for Motor Vehicle Sales
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: December 1, 2015
Case Manager: Robert C. Acosta, Planner
Property Owner: George and Rida Daau
Applicant: Salah Diab, P.E.
Representative: Salah Diab, P.E.
Location: 5210 South Zarzamora Street
Legal Description: 0.086 acres of land out of NCB 7941
Total Acreage: 0.086
Notices Mailed
Owners of Property within 200 feet: 23
Registered Neighborhood Associations within 200 feet: Quintana Community
Planning Team: Nogalitos/S. Zarzamora-26
Applicable Agencies: None
Property Details
Property History: The property was annexed into the city on August 3, 1944 (Ordinance 1259) and was zoned “F” Retail District. On August 27, 1992 the property was rezoned to “B-3R” Restrictive Business District (Ordinance 76367). On June 18, 2009 the property was rezoned to “C-2P” Commercial Pedestrian District (Ordinance 200906180539).
Topography: The property does not include any abnormal physical features such as significant slope or inclusion in a flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: C-2P, R-4
Current Land Uses: Commercial Uses and Single-Family residences
Direction: East
Current Base Zoning: C-2P, R-4
Current Land Uses: Vacant Lot and Single-Family Residences
Direction: South
Current Base Zoning: RM4, R-4
Current Land Uses: Single-Family Residences
Direction: West
Current Base Zoning: R-4
Current Land Uses: UZROW
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: Zarzamora Street
Existing Character: Primary Arterial Type B
Proposed Changes: None Known
Thoroughfare: Flanders Avenue
Existing Character: Local
Proposed Changes: None known.
Thoroughfare: Nogalitos Street
Existing Character: Secondary Arterial Type B
Proposed Changes: None known
Thoroughfare: Brighton Street
Existing Character: Local Street
Proposed Changes: None known
Public Transit: There is a VIA bus stop at the corner of South Zarzamora Street and Flanders Avenue. Route 520 provides service to the area.
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: Auto Sales: Minimum 1 space per 500 sf. GFA. Maximum Parking Requirement: 1 space per 375 sf. GFA.
ISSUE:
None.
ALTERNATIVES:
Denial of the zoning request will result in the subject property retaining the "C-2P AHOD" Commercial Pedestrian Airport Hazard Overlay District
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 property is located within the Nogalitos/S. Zarzamora Community Plan and is designated as Mixed Use in the future land use component of the Plan. The requested “C-2P CD” 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 surrounding properties in relation to this zoning change request.
3. Suitability as Presently Zoned:
The proposed “C-2P CD” zoning district is appropriate for the subject property due to its location along a major roadway, its previous commercial history and its close proximity to other existing commercial 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 requested rezoning does not appear to be in conflict with any public policy.
6. Size of Tract:
The subject property is 0.086 acres in size.
7. Other Factors:
The Conditional Use zoning procedure is designed to provide 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 granting of conditional zoning shall only be for the conditional use named in the ordinance approved the Conditional Use zoning district provisions.