DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 5
SUBJECT:
Zoning Case Z2017208
SUMMARY:
Current Zoning: "R-5 AHOD” Residential Single-Family Airport Hazard Overlay District
Requested Zoning: "R-5 CD AHOD" Residential Single-Family Airport Hazard Overlay District with Conditional Use for a Duplex
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: September 5, 2017. This case is continued from the August 15, 2017 zoning hearing.
Case Manager: Angela Cardona, Planner
Property Owner: Moises Gonzalez
Applicant: Camerina Gonzalez Carrion
Representative: Camerina Gonzalez Carrion
Location: 143 Dolores Avenue
Legal Description: Lots 37 and 38, Block 4, NCB 7490
Total Acreage: 0.14 acres
Notices Mailed
Owners of Property within 200 feet: 34
Registered Neighborhood Associations within 200 feet: Loma Park Neighborhood Association (North)
Applicable Agencies: None
Property Details
Property History: The subject property was annexed on September 6, 1945 (Ordinance 2590) and was zoned “C” Apartment District on March 3, 1948 (Ordinance 6846). The property was later converted to “MF-33” Multi- Family District upon adoption of the Unified Development Code on May 3, 2001 (Ordinance 93881). The current “R-5” Residential Single- Family District was adopted on January 8, 2004 (Ordinance 98691).
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: R-5
Current Land Uses: Single-Family Residential
Direction: West
Current Base Zoning: R-5
Current Land Uses: Vacant
Direction: South
Current Base Zoning: R-5
Current Land Uses: Single- Family Residential
Direction: East
Current Base Zoning: R-5, R-5 CD
Current Land Uses: Single- Family Residential and Duplexes
Overlay and Special District Information:
The subject property is located within the “AHOD” Airport Hazard Overlay District. The “AHOD” does not restrict permitted uses, but may require additional review by both the Federal Aviation Administration and Development Services Department.
Transportation
Thoroughfare: Culebra Road
Existing Character: Local Street
Proposed Changes: None Known
Thoroughfare: Dolores Avenue
Existing Character: Local Street
Proposed Changes: None Known
Public Transit: The nearest VIA bus route is #77 and is within walking distance of the subject property.
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: Parking requirements are determined by use: Dwelling- 2 Family- Minimum vehicle spaces: 1 per unit. Maximum vehicle spaces: 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.
PROXIMITY TO REGIONAL CENTER/PREMIUM TRANSIT CORRIDOR:
The subject property is not within a Regional Center or 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 West/Southwest Sector Plan and is currently designated as “General Urban Tier”. The request for “R-5 CD” base zoning district is consistent with the adopted future land use plan and the added Conditional Use limits the density to two units.
2. Adverse Impacts on Neighboring Lands:
Staff finds no evidence of likely adverse impacts on neighboring lands in relation to this zoning change because the request is consistent with the development pattern that exists in the neighborhood.
3. Suitability as Presently Zoned:
The current “R-5” base zoning district is appropriate for the subject property’s location. It is also appropriate for the subject property’s location as it would maintain the base zoning district for consistency with the original fabric and zoning in the area.
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 does not appear to conflict with land use goals and strategies of the West/Southwest Plan Goal to provide a range of housing types and prices to accommodate all residents within the Sector and within the same neighborhood, to promote quality design and construction for new housing and re-invest in existing residential neighborhoods.
6. Size of Tract:
The subject property totals 0.14 acres in size, which should reasonably accommodate the uses permitted in “R-5 CD” Residential Single-Family District.
7. Other Factors:
None.