DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 6
SUBJECT:
Zoning Case Z2016110
SUMMARY:
Current Zoning: "C-2" Commercial District and "C-3R" General Commercial Restrictive Alcoholic Sales District
Requested Zoning: "MF-18" Limited Density Multi-Family Residential District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: April 05, 2016
Case Manager: Ernest Brown, Planner
Property Owner: Jay Khadem
Applicant: Jay Khadem
Representative: Daniel Ortiz
Location: 9936 and 10148 Culebra Road
Legal Description: Lot P-6, Lot P-10 and Lot P-11, NCB 17639
Total Acreage: 9.73
Notices Mailed
Owners of Property within 200 feet: 21
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: None
Property Details
Property History: The subject property was annexed in 1989 and original zoned Temporary “R-1” Single-Family Residence District and then rezoned to “R-1” Single-Family Residence District. Upon adoption of the 2001 Unified Development Code, the previous base zoning districts converted to “R-6” Residential Single-Family District. In 2008 a portion of the subject property was rezoned to “C-3R” General Commercial Restrictive Alcohol Sales and “C-2” Commercial District on the other portion of the subject property. The subject property is vacant and undeveloped. It is not platted in its current configuration.
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: C-2, C-3R, C-3
Current Land Uses: Gas Station, Retail Center, Auto Repair
Direction: East
Current Base Zoning: C-3
Current Land Uses: Vacant
Direction: South
Current Base Zoning: R-6
Current Land Uses: Vacant
Direction: West
Current Base Zoning: R-6, C-3NA CD
Current Land Uses: Vacant, Commercial Yard, Commercial Truck, Auto Repair
Transportation
Thoroughfare: Culebra Road
Existing Character: Primary Arterial, Type A; two lanes each direction divided with turn lane.
Proposed Changes: None known
Thoroughfare: Easterling
Existing Character: Local, Type B; one lane each direction
Proposed Changes: None known
Public Transit: The nearest VIA bus line to the subject property is the 610 and 602 which operate along Culebra.
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 Multi-Family Residential.
Minimum Parking Requirement: 1.5 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 West/Southwest Sector Plan and is currently designated as Suburban Tier in the future land use component of the plan. The proposed “MF-18” 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 land in relation to this zoning change request.
3. Suitability as Presently Zoned:
Both the existing “C-2” base zoning district and the proposed “MF-18” zoning district are suitable as presently zoned. The existing “C-3” base zoning district is not appropriate for the subject property.
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 proposed development for multiple family dwelling units is consistent with the West/Southwest Sector Plan objective for Suburban Tier land use.
6. Size of Tract:
The subject property measures a 9.73 acre tract and is sufficient to accommodate the proposed Multi-Family subdivision development and parking requirements.
7. Other Factors:
None.