DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 6
SUBJECT:
Zoning Case Z2017068
SUMMARY:
Current Zoning: "O-1 AHOD" Office Airport Hazard Overlay District
Requested Zoning: "C-2NA AHOD" Commercial Nonalcoholic Sales Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: March 7, 2017
Case Manager: Oscar Aguilera, Planner
Property Owner: Igniting the Harvest Christian Church
Applicant: Max Alley Real Estate Services
Representative: Brown & Ortiz, P.C.
Location: 2319 Castroville Road
Legal Description: 0.92 acres out of NCB 8992
Total Acreage: 0.92
Notices Mailed
Owners of Property within 200 feet: 16
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: None
Property Details
Property History: The subject property was annexed into the City Limits on August 3, 1944 and portion of the property was zoned ‘JJ” Commercial District and the other portion was zoned “D” Apartment district. On October 18, 1990 (Ordinance 72509) rezoned the property to “B-3 R” Business Restrictive Alcoholic Sales District. Upon the adoption of the 2001 Unified Development Code, the previous base zoning districts converted to “C-3 R” General Commercial Restrictive Alcoholic Sales District. The property was again rezoned to “O-1” Office District following the adoption of Ordinance 2009-03-19-0230 through a large area-wide rezoning.
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: West, North
Current Base Zoning: R-6, C-2 NA CD, C-3R, NC
Current Land Uses: Disposal Services, Gas Station, Vacant Lot, Single-Family Homes.
Direction: East, South
Current Base Zoning: MF-33, R-6
Current Land Uses: Church, St Andrews Convent.
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: Castroville
Existing Character: Secondary Arterial Type B ‘86
Proposed Changes: None known
Public Transit: VIA bus routes 68 and 168 bus stops at Castroville Road and SW 35th Street.
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: Grocery Store: Minimum vehicle parking spaces 1 per 300 sf. GFA. Maximum vehicle parking spaces 1 per 200 sf. GFA.
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 (10-0) 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/Southwest Sector Plan and is currently designated as General Urban Tier in the future land use component of the plan. The requested “C-2 NA” 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 NA” district is appropriate for the subject property. The request for “C-2 NA” will not have any negative effects on future development, but rather provide additional businesses to the area. The site location is on a Major Thoroughfare and the property is surrounded by similar 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 request does not appear to conflict with any public policy objective.
6. Size of Tract:
The subject property is 0.925 acres in size, which accommodates the proposed development with adequate space for parking.
7. Other Factors:
None.