DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Zoning Case Z-2019-10700020
SUMMARY:
Current Zoning: “C-3 S MLOD-3 MLR-2 AHOD” General Commercial Martindale Army Airfield Military Lighting Overlay Military Lighting Region 2 Airport Hazard Overlay District with Specific Use Authorization for a Transitional Home
Requested Zoning: “I-1 MLOD-3 MLR-2 AHOD” General Industrial Martindale Army Airfield Military Lighting Overlay Military Lighting Region 2 Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: March 5, 2019
Case Manager: Patricia Franco, Planner
Property Owner: Al Silva
Applicant: Sal Flores
Representative: Sal Flores
Location: 4703 Goldfield Drive
Legal Description: 2.721 acres out of NCB 14525
Total Acreage: 2.721
Notices Mailed
Owners of Property within 200 feet: 16
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: Martindale Army Airfield and Planning Department
Property Details
Property History: The subject property was annexed into the City in October 19, 1966 and was originally zoned “B-2” Business District. A 1975 zoning case changed the zoning on a portion of the property to “I-1” Light Industry District. Upon adoption of the 2001 Unified Development Code, the previous “B-2” Business District and “I-1” Light Industry District converted to “C-2” Commercial District and “I-1” General Industrial District. A 2006 zoning case changed the zoning to the current “C-3” S General Commercial District with a Specific Use Permit for a Transitional Home with the adoption of Ordinance 2006-06-01-0664.
Topography: The subject property is not located within the 100-year flood plain.
Adjacent Base Zoning and Land Uses
Direction: North
Current Base Zoning: “I-1”, “C-3”, “C-2”
Current Land Uses: Action Pawn Shop and HK Motorsports Store
Direction: East
Current Base Zoning: “I-1”
Current Land Uses: Manufacturing Warehouse
Direction: South
Current Base Zoning: “I-1”
Current Land Uses: Bakkavor USA Warehouse
Direction: West
Current Base Zoning: “C-3”, “I-1”
Current Land Uses: Vacant Lot
Overlay and Special District Information:
None.
Transportation
Thoroughfare: Rittiman Road
Existing Character: Secondary Arterial B
Proposed Changes: 2017 General Obligation Bond; Rittiman Road (I-35 to Castle Cross Drive) -- Improve intersection of I-35 and Rittiman to include construction of a right-turn lane and pavement improvements from I-35 to Castle Cross as appropriate and within available funding.
Public Transit: VIA bus routes are within walking distance of the subject property. Routes served: 629
Traffic Impact: A Traffic Impact Analysis (TIA) determination cannot be determined at this time.
Parking Information:
There are no parking requirements for the parking or storage of trucks.
ISSUE:
None.
ALTERNATIVES:
Denial of the requested zoning change would result in the subject property retaining the present zoning district designation of “C-3 S MLOD-3 MLR-2 AHOD.” "C-3" districts are designed to provide for more intensive commercial uses than those located within the "NC," "C-1," "C-2" or "C-3" zoning districts. "C-3" uses are typically characterized as community and regional shopping centers, power centers and/or assembly of similar uses into a single complex under either single ownership or the structure of a property owners or condominium styled organization. "C-3" districts should incorporate shared internal circulation and limited curb cuts to arterial streets.
FISCAL IMPACT:
None.
Proximity to Regional Center/Premium Transit Corridor
The subject property is not located within a Regional Center. The property is within the Far East Premium Transit Corridor.
RECOMMENDATION:
Staff Analysis and Recommendation: Staff and Zoning Commission (11-0) 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 not located within any Community, Neighborhood, or Sector Plan therefore a finding of consistency is not required.
2. Adverse Impacts on Neighboring Lands:
Staff has not found evidence of likely adverse impacts on neighboring lands in relation to this zoning change request. The surrounding properties are zoned “C-3” and “I-1” which are compatible with the proposed zoning.
3. Suitability as Presently Zoned:
The current base “C-3” General Commercial District is an appropriate zoning for the property and surrounding area. The proposed “I-1” consistent and compatible with the existing and surrounding zoning and uses.
4. Health, Safety and Welfare:
Staff has not found indication of likely adverse effects on the public health, safety, or welfare.
5. Public Policy:
The proposed rezoning does not appear to conflict with any public policy objective.
6. Size of Tract:
The subject property is 2.721 acres, which adequately supports general industrial uses.
7. Other Factors:
The subject property is located within the Martindale Army Airfield Awareness Zone/Military Influence Area. In accordance with the signed Memorandum of Understanding, Martindale Army Airfield was notified of the proposed request.