DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 3
SUBJECT:
Zoning Case: Z2017057 S
SUMMARY:
Current Zoning: "C-2 AHOD" Commercial Airport Hazard Overlay District
Requested Zoning: C-2 S AHOD" Commercial Airport Hazard Overlay District with Specific Use Authorization for a Carwash
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: February 21, 2017
Case Manager: Oscar Aguilera, Planner
Property Owner: Quickpay Enterprises, Inc.
Applicant: Marcello Martinez
Representative: Marcello Martinez and Steven Martin
Location: 3319 Pleasanton Road
Legal Description: Lot 28, Block 338, NCB 9431
Total Acreage: 0.642
Notices Mailed
Owners of Property within 200 feet: 36
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: None
Property Details
Property History: The subject property was annexed into the City Limits on September 25, 1952 and was originally zoned “Temp R-1” Temporary Single-Family Residence District and later was rezoned to “B-3NA” Business Nonalcoholic Sales District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to “C-3NA” General Commercial Nonalcoholic Sales District. On May 31 2015, Ordinance 2015-05-21-0449 rezoned the property to “C-2” Commercial District,
Topography: The subject 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-3, R-6, R-4
Current Land Uses: Gas Station, Restaurants, Office, Auto Service
Direction: East
Current Base Zoning: C-3, I-1, R-6, R-4
Current Land Uses: Gas Station, Restaurants, Auto Service, Laundromat
Direction: South
Current Base Zoning: C-3NA, R-6,
Current Land Uses: Vacant Lots, Second Hand Store, Auto Service, Single-Family Home
Direction: West
Current Base Zoning: C-3NA, R-6
Current Land Uses: Vacant Lot, 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: Pleasanton Road
Existing Character: Secondary Arterial Type A 86’
Proposed Changes: None known
Thoroughfare: Hutchins Place
Existing Character: Secondary Arterial Type A 70’
Proposed Changes: None known
Public Transit: VIA bus route 44 and 243 stops located at Pleasanton Road and Vestal Place.
Traffic Impact: A Traffic Impact Analysis (TIA) report is not required. The traffic generated by the proposed development does not exceed the threshold requirements.
Parking Information: Carwash: 1 spaces per 500 sf. GFA including service bays, wash tunnels and retail areas. Maximum Parking Requirement: 1 space per 375 sf. GFA including service bays, wash tunnels and retail areas.
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 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 West Sector Plan, and is currently designated as General Urban Tier in the future land use component of the plan. The requested “C-2” base zoning district is consistent with the current land use designation.
2. Adverse Impacts on Neighboring Lands:
Staff has found no evidence of likely adverse impacts on surrounding properties.
3. Suitability as Presently Zoned:
The requested “C-2 S” with Specific Use Authorization for a Carwash is appropriate for the subject property. The request will not have any negative effects on future development, but rather provide additional services to the community. The current “C-2” base zoning district is also appropriate.
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 0.642 acres in size, which accommodates the proposed development with adequate space for parking.
7. Other Factors:
The purpose of the Specific Use Authorization is to provide for certain uses which, because of their unique characteristics or potential impacts on adjacent land uses, are not generally permitted in certain zoning districts as a matter of right, but which may under the right set of circumstances and conditions be acceptable in certain specific locations.