DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 4
SUBJECT:
Zoning Case Z2017165 CD
SUMMARY:
Current Zoning: "C-2 AHOD" Commercial Airport Hazard Overlay District
Requested Zoning: "C-2 CD AHOD" Commercial Airport Hazard Overlay District with Conditional Use for a Construction Contractor Facility
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: July 18, 2017. This case was continued from the June 20, 2017 Zoning Commission hearing.
Case Manager: Erica Greene, Planner
Property Owner: Juan A. Ramos
Applicant: Gustavo Gonzalez
Representative: Gustavo Gonzalez
Location: 1234 Gillette Boulevard
Legal Description: North 227.73 Feet of West 100 Feet of 3, Block 101, NCB 11071
Total Acreage: 0.5232
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 part of the original 36 square miles of the City and was previously zoned “B” Duplex District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current “R-4” Residential Single-Family District. A 2004 case, Ordinance #99243 zoned the subject property as “C-2” Commercial 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: R-4
Current Land Uses: Residential Single-Family
Direction: East
Current Base Zoning: C-2
Current Land Uses: Vacant Lot
Direction: South
Current Base Zoning: R-4
Current Land Uses: Vacant Lot
Direction: West
Current Base Zoning: R-4
Current Land Uses: Vacant Lot
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: Gillette Boulevard
Existing Character: Local Street
Proposed Changes: None
Public Transit: VIA bus route #520 is within walking distance of the subject property.
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: Industrial: Contractor Facility requires a minimum of 1 per 1,500 sf GFA and a maximum of 1 per 300 sf GFA.
ISSUE:
None.
ALTERNATIVES:
A denial of the request will result in the subject property retaining the current zoning.
FISCAL IMPACT:
None.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
Not within a Regional Center or within a half mile of a Premium Transit Corridor.
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 Heritage South Sector Plan, and is currently designated as General Urban Tier in the future land use component of the plan. The requested “C-2” Commercial base zoning district is consistent with the future 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. The requested zoning change for a construction contractor facility office with a caretaker facility, which is a residential use, blends in with the surrounding residential zoned properties of the area. Abutting properties are large lots, and several are vacant. Staff finds that the proposed conditions will help to buffer the proposed use, which is primarily located indoors.
3. Suitability as Presently Zoned:
The current “C-2” base zoning district is appropriate for the subject property’s location. The surrounding properties to the east, south, and west are residential, but largely vacant.
4. Health, Safety and Welfare:
Staff has found no indication of likely adverse effects on the public health, safety, or welfare. The surrounding land uses are all residential vacant properties. The requested zoning change to allow for a construction contractor facility to store equipment and a caretaker facility for residential uses will fit in with the surrounding land uses.
5. Public Policy:
The rezoning request does not appear to conflict with land use goals and strategies of the Heritage South Sector Plan to promote land uses that are compatible with neighboring properties that preserve neighborhood character and economic viability.
6. Size of Tract:
The subject property totals 0.2961 acres in size, which should reasonably accommodate the uses permitted in "C-2 CD AHOD" Commercial Airport Hazard Overlay District with Conditional Use for a Construction Contractor Facility.
7. Other Factors:
The purpose of the Conditional Use 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.
Should the Conditional Use be approved, staff recommends the following conditions:
1. A six foot solid screen fence is required around the property that abuts residential property and /or land uses.
2. All on-site lighting shall be directed onto the site and point away from any surrounding residential uses.
3. Outdoor amplification speakers are not allowed during the hours of 7 p.m. and 7 a.m.
4. Business hours of operation for the general public shall not be permitted before 7:00 a.m. or after 6:00 p.m.
5. Business days of operation for the general public shall be Monday thru Friday.