DEPARTMENT: Development Services
COUNCIL DISTRICTS IMPACTED: District 8
SUBJECT:
Plan Amendment 15061
(Associated Zoning Case Number Z2015234)
SUMMARY:
Comprehensive Plan Component: Oakland Estates Neighborhood Plan
Plan Adoption Date: August 31, 2000
Plan Update History: April 19, 2007
Current Land Use Category: Neighborhood Commercial
Proposed Land Use Category: Community Commercial
BACKGROUND INFORMATION:
Planning Commission Hearing Date: August 12, 2015. This case is continued from the July 22, 2015 hearing.
Case Manager: Shepard Beamon, Planner
Property Owner: Atascosa Land & Cattle, Ltd (Wayne Schuchart)
Applicant: Brown & Ortiz, P.C. (c/o James B. Griffin)
Representative: Brown & Ortiz, P.C. (c/o James B. Griffin)
Location: Lot 11, Block 1, NCB 14701, located at 5949 Babcock Road.
Total Acreage: 1.29
Notices Mailed
Owners of Property within 200 feet: 10
Registered Neighborhood Associations within 200 feet: Oakland Estates Neighborhood Association; Alamo Farmsteads Babcock Rd. NA
Planning Team: Oakland Estates
Applicable Agencies: None
Transportation
Thoroughfare: Babcock Road
Existing Character: Secondary Arterial Type A 86’
Proposed Changes: None
Public Transit: There is a VIA bus stop located near the subject property at the intersection of Babcock Road and Huebner Road along bus route 604.
ISSUE:
Plan Adoption Date: August 31, 2000
Update History: April 19, 2007
III. Zoning and Land Use
A. Zoning - Locate commercial and business activities near the main intersections of arterial roads, including Huebner Road and Babcock Road, or along highly traversed corridors. Commercial uses are also segregated by intensity of use, with Community Commercial uses being located primarily at the intersection of arterials.
Comprehensive Land Use Categories
Neighborhood Commercial: Neighborhood Commercial includes less intense commercial uses with low-impact convenience, retail, or service functions. Example of uses include convenience store, small insurance or doctors office, bakery, small restaurant, bookstore, antique shop, copy service, veterinarians office, or small, neighborhood sized grocery stores. Locations for Neighborhood Commercial include arterials, and collectors where they meet arterials. Neighborhood Commercial can serve as an appropriate buffer between low, medium, and high density residential uses, or between an arterial and low density residential.
Permitted Zoning Districts: NC, O-1, & C-1
Comprehensive Land Use Categories
Community Commercial: Community Commercial provides for offices, professional services, and retail uses of moderate intensity and impact. Examples of uses include a grocery store, a medical office, music store, shoe store, nursery, or mailing services store. Locations for Community Commercial include along arterials. Community Commercial can serve as an appropriate buffer between low, medium, and high density residential uses, or between an arterial and low density residential.
Permitted Zoning Districts: NC, O-1, C-1, & C-2 (except C-3 & O-2)
Land Use Overview
Subject Property
Future Land Use Classification: Neighborhood Commercial
Current Use Classification: Vacant Lot
Direction: North
Future Land Use Classification: Neighborhood Commercial
Current Use: Daycare
Direction: East
Future Land Use Classification: Low-Density Residential
Current Use: Single-Family Residences
Direction: South
Future Land Use Classification: Neighborhood Commercial, High-Density Residential
Current Use: Vacant Lot, Multi-Family Residences
Direction: West
Future Land Use Classification: Regional Commercial, Neighborhood Commercial
Current Use: Commercial uses, Office
Land Use Analysis
The applicant requests this Plan Amendment to Community Commercial in order to allow for an approximately 8,000 square foot multi-tenant medical office/retail building on the currently undeveloped property. The subject property is located near the Huebner Road and Babcock Road intersection, of which both roads are major arterial thoroughfares and contain primarily commercial uses. In order to accommodate future commercial development the applicant has requested an associated rezoning from “C-1” Light Commercial District, which limits building size to 5,000 square feet, to “C-2” Commercial District. Babcock Road, travelling north from Huebner Road, was widened to a four lane, with center turn lane, arterial and has developed into a commercial corridor. This property is over an acre and can be developed as “C-2” with appropriate buffers and screening to protect the residential development to the east. The request will not substantially nor permanently injure the property rights of the owners of all real property affected by the proposed change in zoning.
ALTERNATIVES:
1. Recommend denial of the proposed amendment to the Oakland Estates Neighborhood Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
FISCAL IMPACT:
None.
RECOMMENDATION: Staff recommends approval. The Community Commercial land use designation is compatible with the Oakland Estates Neighborhood Plan and the existing land use development pattern.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2015234
Current Zoning: “C-1 AHOD" Light Commercial Airport Hazard Overlay District
Proposed Zoning: "C-2 AHOD" Commercial Airport Hazard Overlay District
Zoning Commission Hearing Date: August 4, 2015