DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 5
SUBJECT:
Zoning Case Z2017140
SUMMARY:
Current Zoning: "I-1 AHOD" General Industrial Airport Hazard Overlay District
Requested Zoning: "IDZ AHOD" Infill Development Zone Airport Hazard Overlay District with uses permitted in "RM-4" Residential Mixed District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: May 16, 2017
Case Manager: Angela Cardona, Planner
Property Owner: Josie G. Benavidez
Applicant: Christine Morris
Representative: Juan Carlos Ramirez
Location: 2118 and 2120 W. Commerce Street
Legal Description: Lot 5, Block 9, NCB 2314
Total Acreage: 0.1722 acres
Notices Mailed
Owners of Property within 200 feet: 19
Registered Neighborhood Associations within 200 feet: Avenida Guadalupe Neighborhood Association
Applicable Agencies: None
Property Details
Property History: The subject property was part of the original 36 square miles and was zoned “J” Commercial District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current “I-1” General Industrial District.
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: I-1
Current Land Uses: Commercial
Direction: East
Current Base Zoning: I-1
Current Land Uses: Commercial
Direction: West
Current Base Zoning: I-1
Current Land Uses: Residential
Direction: South
Current Base Zoning: C-2
Current Land Uses: Commercial, Residential
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: West Commerce
Existing Character: Primary Arterial Type B
Proposed Changes: None known
Public Transit: The nearest VIA bus route is #75 and is within walking distance of the subject property.
Traffic Impact: A Traffic Impact Analysis is not required. The traffic generated by the proposed development does not exceed the threshold requirements.
Parking Information: Parking requirements are determined by use. A four unit dwelling use requires a minimum of 1.5 parking space per unit and a maximum of two parking space 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 and Zoning Commission (8-0) recommend 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 Guadalupe Westside Neighborhood Plan, and is currently designated as “Mixed Use”. The requested base zoning district of “IDZ” is consistent with the current land use designation.
2. Adverse Impacts on Neighboring Lands:
Staff finds no evidence of likely adverse impacts on neighboring lands in relation to this zoning change request.
3. Suitability as Presently Zoned:
The current “I-1” base zoning district is inappropriate for the surrounding area. The majority of surrounding property is “C-2”, “C-3”.
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 rezoning request supports the plan goal to promote a variety of housing sizes/prices and encourages home maintenance and renovations that add value and improve aesthetics to the neighborhood.
6. Size of Tract:
The 0.1722 acre tract is of sufficient size for the proposed use.
7. Other Factors:
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.