DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: Council District 2
SUBJECT:
Plan Amendment 14037
SUMMARY:
An Ordinance amending the future land use plan contained in the IH-10 East Corridor Perimeter Plan, a component of the Comprehensive Master Plan of the City, by changing the future land use of approximately 138.73 acres of land out of NCB 16580, NCB 16581 and CB 5081, located on the west side of Loop 1604 and approximately 4,000 feet north of Interstate Highway 10, from Parks/Open Space to Light Industrial.
The Department and Planning Commission recommend approval. The subject property is occupied by flood plain and has limited potential for future development. This location is suitable for the Light Industrial Land Use classification due to the lack of adjacent residential neighborhoods and no adverse noise and visual impacts are anticipated.
BACKGROUND INFORMATION:
Applicant: David Pressman, OCI Solar Power
Owner: San Antonio River Authority
Property Location: Approximately 138.73 acres of land out of NCB 16580, NCB 16581 and CB 5081 located on the west side of Loop 1604, approximately 4,000 feet north of Interstate Highway 10
Acreage: 138.73
Current Land Use of site: Vacant Land
Adjacent Land Uses:
N: designated Parks/Open Space; occupied by Vacant Land
E: designated Parks/Open Space; occupied by Vacant Land
S: designated Low Density Residential; occupied by Vacant Land
W: designated Parks/Open Space and Low Density Residential; occupied by Vacant Land and Single-Family Homes
ISSUE:
The proposed zoning is not consistent with the future land use plan and requires that the applicant request a plan amendment.
Comprehensive Plan Analysis
Comprehensive Plan Component: IH-10 East Corridor Perimeter Plan
Plan Adoption Date: February 22, 2001
Update History: March 20, 2008
Plan Goals:
PG. 13: IH 10 East Corridor Overlay Summary: The purpose is to promote attractive and cohesive developments along the IH 10 East Corridor in a manner that protects the City's cultural, natural, and economic fabric. As a management tool for new growth, the overlay can protect capital projects and other public investments to stabilize and strengthen property values within the corridors and promote a quality environment that would assist in strengthening the economy of the City.
Goal 3: Improve the quality of life and safety of residents of the IH 10 East Perimeter planning area by addressing incompatible land uses.
LAND USE ANALYSIS:
The subject property is located on the west side of Loop 1604, approximately 4,000 feet north of Interstate Highway 10 within the IH-10 East Corridor Perimeter Plan. The applicant requests this plan amendment and associate zoning change in order to construct a solar farm on the subject property. The subject property is occupied by flood plain and has limited potential for future development. This location is suitable for the Light Industrial Land Use classification due to the lack of adjacent residential neighborhoods and no adverse noise and visual impacts are anticipated. The requested land use classification could potentially increase opportunities for development in the planning area and would allow for the adaptive use of a large tract of unoccupied land. The Light Industrial classification supports the IH-10 East Corridor Perimeter Plan goals of protecting the existing residential neighborhoods and discouraging developments of incompatible uses on vacant land.
TRANSPORTATION/INFRASTRUCTURE ANALYSIS:
The City's Major Thoroughfare Plan identified Loop 1604 as a freeway. The neighboring area has no sidewalks or mass transit service. The existing transportation infrastructure could support any additional demand generated by the requested land use change.
COMMUNITY FACILITIES ANALYSIS:
Elolf Elementary School, Judson Middle School and Judson High School are in close proximity. The existing community facilities could support any additional demand generated by the requested land use change.
ALTERNATIVES:
No action will maintain the current future land use classification of Parks/Open Space.
FISCAL IMPACT:
None. A Comprehensive Master Plan Amendment carries no specific financial commitment or immediate action by the City or partnering agencies.
DEPARTMENT RECOMMENDATION:
Approval. This location is suitable for the Light Industrial Land Use classification due to the lack of adjacent residential neighborhoods and no adverse noise and visual impacts are anticipated. The requested land use classification could potentially increase opportunities for development in the planning area and would allow for the adaptive use of a large tract of unoccupied land. The Light Industrial classification supports the IH-10 East Corridor Perimeter Plan goals of protecting the existing residential neighborhoods and discouraging developments of incompatible uses on vacant land.
PLANNING COMMISSION RECOMMENDATION:
Meeting & Public Hearing Date: May 14, 2014
Approval. Resolution Attached
Newspaper Publication Date of Public Hearing: April 24, 2014
No. of notices mailed 10 days prior to Public Hearing: 7 to owners of property within 200 feet; 29 to planning team members, and 1 to applicant. There is no registered neighborhood association within 200 feet of subject property.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2014131
Current zoning: "NP-10 AHOD" Neighborhood Preservation Airport Hazard Overlay District and "C-2 AHOD" Commercial Airport Hazard Overlay District
Proposed zoning: "L AHOD" Light Industrial Airport Hazard Overlay District
Zoning Commission Public Hearing Date: May 20, 2014
Approval.