DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 8
SUBJECT:
Zoning Case Z2016210
SUMMARY:
Current Zoning: "O-2 AHOD" High-Rise Office Airport Hazard Overlay District
Requested Zoning: "C-2 AHOD" Commercial Airport Hazard Overlay District
BACKGROUND INFORMATION:
Zoning Commission Hearing Date: August 16, 2016
Case Manager: Ernest Brown, Planner
Property Owner: Ditch Rider LLC
Applicant: Ditch Rider LLC
Representative: Kaufman & Killen, Inc
Location: 2000 Block of Babcock Road
Legal Description: Lot 29, Block 2, NCB 11612
Total Acreage: 0.56
Notices Mailed
Owners of Property within 200 feet: 12
Registered Neighborhood Associations within 200 feet: Dreamhill Estates Neighborhood Association
Applicable Agencies: None.
Property Details
Property History: The subject property was annexed in 1952 and was originally zoned “A” Single-Family Residence District. In 1975 the subject property was rezoned to “O-1” Office District. Upon adoption of the 2001 Unified Development Code, the previous base zoning district converted to the current “O-2 AHOD” High Rise Office Airport Hazard Overlay District. The subject property was platted in 1929 (volume 980, page 146 of the Deed and Plat Records of Bexar County, Texas). The subject property was developed as a parking lot in association with the restaurant on Lot 30 in 1994.
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: Northeast
Current Base Zoning: R-5
Current Land Uses: University of Texas
Direction: Southeast
Current Base Zoning: C-1
Current Land Uses: Parking Lot, Medical/Dental Services
Direction: Southwest, Northwest
Current Base Zoning: R-5
Current Land Uses: Residential Single-Family, SAWS Monitoring Station
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: Babcock Road
Existing Character: Primary Arterial, Type A
Proposed Changes: None known
Public Transit: The nearest Via route to the subject property is Via route 522 and 600 that operates along Babcock Road.
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: Off-street vehicle parking requirements are typically determined by the type of use and building size. The zoning application refers to Office and Retail type use category. A specific use is not defined or requested. Therefore the parking requirement can’t be assessed at this time.
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 subject property is located within the North Sector Plan and is currently designated as Mixed Use Center in the future land use component of the plan. The proposed “C-2” 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.
3. Suitability as Presently Zoned:
Both the existing “O-2” base zoning district and the proposed “C-2” base zoning district are suitable zoning districts.
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 request does not appear to conflict with any public policy objective.
6. Size of Tract:
The subject property measures 0.56 of an acre and is sufficient for the proposed development and parking requirements.
7. Other Factors:
None.