DEPARTMENT: Planning and Community Development
DEPARTMENT HEAD: John Dugan, AICP
COUNCIL DISTRICTS IMPACTED: 3
SUBJECT:
Plan Amendment 14009
SUMMARY:
An Ordinance amending the future land use plan contained in the Heritage South Sector Plan, a component of the Comprehensive Master Plan of the City, by changing the use of approximately 942.36 acres of land bound by IH-37 to the west, U.S. Highway 181 and South Presa Street to the north, Donop Road and Old Corpus Christi Road to the east, and the existing city limits to the south from Suburban Tier, Rural Estate Tier, and Agribusiness/RIMSE Tier to Rural Estate Tier, Agribusiness/RIMSE Tier, and Specialized Center.
The Department recommends approval. The proposed amendments are in keeping with the uses existing on the subject properties and create adequate optional sites in the land use plan to provide appropriate sites for light industrial or similar uses to locate.
BACKGROUND INFORMATION:
Applicant: City of San Antonio
Owner: Multiple Owners
Property Location: Approximately 942.36 acres of land bound by IH-37 to the west, U.S. Highway 181 and South Presa Street to the north, Donop Road and Old Corpus Christi Road to the east, and the existing city limits to the south.
Acreage: 942.36
Current Land Use of site: Various industrial, commercial, and residential uses
Adjacent Land Uses:
N: designated Rural Estate Tier; occupied by single-family homes, commercial
E: designated Agribusiness/RIMSE Tier, Rural Estate Tier; currently occupied by rural homesteads, farm and ranch land
S: designatedAgribusiness/RIMSE Tier, Rural Estate Tier; occupied by farm and ranch land, V.H. Braunig Power Plan
W: designated Country Tier, Suburban Tier, Agribusiness/RIMSE Tier; occupied by farm and ranch land, rural homesteads, solar farm, single-family homes
ISSUE:
The adopted land use plan is not consistent with the existing land uses in the area and would not accommodate appropriate future development.
LAND USE ANALYSIS:
Comprehensive Plan Analysis |
Comprehensive Plan Component: Heritage South Sector Plan |
Plan Adoption Date: September 16, 2010 |
Update History: None |
Goal LU-1: Land uses that are compatible with neighboring properties that preserve natural and cultural resources, neighborhood character, and economic viability. The proposed amendment to the Agribusiness/RIMSE Tier is compatible with neighboring properties, which are also classified as Agribusiness/RIMSE Tier. The existing uses on the subject properties are in keeping with the uses permitted by the proposed future land use classification. Additionally, the amendment will preserve the economic viability of the subject properties by allowing a range of zoning districts for non-residential and agricultural use. |
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Comprehensive Land Use Categories |
Example Zoning Districts |
Suburban Tier: RESIDENTIAL: Rural Homestead Generally: Large tract detached single family housing; Served by well water and septic systems; Lots greater than 10 acres. NON-RESIDENTIAL: Agriculture, Commercial Generally: Outlying areas where small-scale farms or ranches that produce, process, or distribute agricultural products and/or livestock as well as farmers market, nurseries, bed and breakfasts, small restaurants, and other small neighborhood sized stores are appropriate. |
RP, FR |
Agribusiness/RIMSE Tier: RESIDENTIAL: Farm Homestead Generally: Large tract (25 acres or greater) detached single family housing significantly buffered from industrial uses; Farm worker housing NON-RESIDENTIAL: Agriculture, Light Industrial, Manufacturing, Sports & Entertainment Generally: Isolated areas where businesses that produce, process, or distribute agricultural products and/or livestock and conduct related agribusiness activities are appropriate. In addition, research, technology, manufacturing, and allied office parks, with supporting uses such as restaurants, gas stations, and other similar uses, as well as amateur and professional entertainment, sports, and music venues with supporting uses such as restaurants are allowed. |
FR, I-1, MI-1, BP, RP, L |
Rural Estate Tier RESIDENTIAL: Low Density Residential Estate Generally: Large tract detached single family housing; Served by central water and septic systems; Lots greater than 1/2 acre. NON-RESIDENTIAL: Neighborhood Commercial Generally: Outlying areas where detached and limited retail services such as convenience stores, service stations, professional offices, restaurants, bed and breakfasts, and other small businesses are appropriate |
RP, RE, R-20, NC, O-1, C-1, RD |
Specialized Center RESIDENTIAL: None NON-RESIDENTIAL: Heavy Industrial, Business Park / Office Generally: Manufacturing, wholesaling, warehouses, office parks, laboratories, and regional retail/services. |
O-1.5, O-2, C-3, BP, I-1, I-2, MI-1, MI-2, SGD, QD |
SECTOR PLAN CRITERIA FOR REVIEW:
According to the Heritage South Sector Plan, plan amendments should only be considered after careful review of various factors and a public hearing by the Planning Commission and City Council. These factors should include, but may not be limited to, the following items:
The recommended land use pattern identified in the Heritage South Sector Land Use Plan inadequately provides appropriate optional sites for the land use change proposed in the amendment.
The proposed amendments are in keeping with the uses existing on the subject properties and create adequate optional sites in the land use plan to provide appropriate sites for light industrial or similar uses to locate. This area is appropriate for industrial and business park uses due to its location between an expressway and a state highway and its relative proximity to a power generation plant.
The amendment must constitute an overall improvement to the Sector Plan and will not solely benefit a particular landowner or owners at a particular point in time.
The proposed amendment, with the range of uses that it accommodates, will provide additional opportunities for individuals wishing to develop these properties for non-residential uses in a location that does not interfere with incompatible residential uses. It does not solely benefit a particular landowner and improves upon the Sector Plan by acknowledging the existing uses.
The amendment must uphold the vision for the future of the Heritage South Sector Plan.
The Heritage South Sector Plan calls for planting the seeds of economic development while preserving and respecting the history, values, and natural resources of the area. The proposed amendment upholds this vision by expanding the potential uses of the subject properties while recognizing the existing uses.
The amendment will not adversely impact a portion of, or the entire Planning Area by;
a. Significantly altering acceptable existing land use patterns, especially in established neighborhoods.
b. Affecting the existing character (i.e. visual, physical, and functional) of the immediate area.
c. Creating activities that are not compatible with adjacent neighboring uses.
d. Significantly alter recreational amenities such as open space, parks, and trails.
The land use in this area is a mix of rural residential, farm and ranch, agricultural and industrial land uses. The proposed amendment will not significantly alter the land use plan in established neighborhoods and will not adversely affect the existing character of the immediate area. Rather, the amendment acknowledges the existing land uses and will create a land use plan that supports compatible activities.
ALTERNATIVES:
No action will maintain the current land use designations of Suburban Tier, Rural Estate Tier, and Agribusiness/RIMSE Tier.
FISCAL IMPACT:
None. A Comprehensive Master Plan Amendment carries no specific financial commitment or immediate action by the City or partnering agencies.
RECOMMENDATION:
Approval. The proposed amendments are in keeping with the uses existing on the subject properties and create adequate optional sites in the land use plan to provide appropriate sites for light industrial or similar uses to locate. This area is appropriate for industrial and business park uses due to its location between an expressway and a state highway and its relative proximity to a power generation plant. The amendments acknowledge the existing land uses and will create a land use arrangement that supports compatible activities.
PLANNING COMMISSION RECOMMENDATION:
Meeting & Public Hearing Date: November 13, 2013
Approval. Resolution Attached
Newspaper Publication Date of Public Hearing: 10/25/2013
No. Notices mailed 10 days prior to Public Hearing: 68 to owners of property within 200 feet; 38 to planning team members
Registered Neighborhood Association(s) Notified: None
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2014041C
Current zoning district: None
Proposed zoning district: "BP" Business Park District, "C-2" Commercial District, "C-2 CD" Commercial District with a Conditional use for Motor Vehicle Sales, "C-3" General Commercial District, "FR" Farm and Ranch District, "I-1" General Industrial District, "I-2" Heavy Industrial District, "L" Light Industrial District, "L S" Light Industrial District with a Specific Use Authorization for Building Specialties - Wholesale Outside Storage Permitted, "NP-15" Neighborhood Preservation District, "R-20" Residential Single-Family District, "R-6" Residential Single-Family District, "RE" Residential Estate District, "MPCD" Master Planned Community District, "SGD" Sand and Gravel District, "DR" Development Reserve District, "R-6 HS RIO-6" Historic Residential Single-Family River Improvement Overlay District, "R-6 RIO-6" Residential Single-Family River Improvement Overlay District, "MF-25" Low Density Multi-Family District, "C-2 RIO-6" Commercial River Improvement Overlay District, "FR HS RIO-6" Historic Farm and Ranch River Improvement Overlay District, "MI-1" Mixed Light Industrial District, "MI-1 CD" Mixed Light Industrial District with a Conditional Use for a Cold Storage Plant, "RD" Rural Development District, "UD" Urban Development District, and adding the "AHOD" Airport Hazard Overlay District
Zoning Commission Public Hearing Date: December 17, 2013
Approval.