DEPARTMENT: Development Services
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Plan Amendment 16058
(Associated Zoning Case Z2016205 S)
SUMMARY:
Comprehensive Plan Component: IH-10 East Corridor Perimeter Plan
Plan Adoption Date: February 22, 2001
Current Land Use Category: Community Commercial
Proposed Land Use Category: Industrial
BACKGROUND INFORMATION:
Planning Commission Hearing Date: August 10, 2016
Case Manager: Erica Greene, Planner
Property Owner: Theissen Family Ltd.
Applicant: Theissen Family Ltd.
Representative: Patrick W. Christensen
Location: 5834 IH 10 East
Legal Description: 8.351 acres out of NCB 17322
Total Acreage: 8.351 acres
Notices Mailed
Owners of Property within 200 feet: 4
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: None
Transportation
Thoroughfare: IH-10 East
Existing Character: Freeway
Proposed Changes: None
Public Transit:
The nearest VIA bus routes is #25 within walking distance of the subject property.
ISSUE:
Plan Adoption Date: February 22, 2001
Update History: March 20, 2008
Goal: 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
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. Community Commercial should be located along arterials, preferably at intersections with other arterials or collectors. Community Commercial can serve as an appropriate buffer between low, medium, and high density residential uses, or between an arterial and low density residential.
Example Zoning Districts:
NC, O-1, C-1, & C-2(except C-3 & O-2)
Comprehensive Land Use Categories
Industrial: General Industrial includes heavy manufacturing, processing and fabricating businesses. General industrial uses shall be concentrated at arterials, expressways, and railroad lines. This use is not compatible with residential uses and should be separated from residential uses by an intermediate land use or a significant buffer.
Example Zoning Districts:
C-3, L, I-1 & I-2
Land Use Overview
Subject Property
Future Land Use Classification
Community Commercial
Current Use
Vacant
North
Future Land Use Classification
Community Commercial
Current Use
Tire Shop
East
Future Land Use Classification
Business Park
Current Use
Vacant
South
Future Land Use Classification
Business Park
Current Use
Military Air Field
West
Future Land Use Classification
Community Commercial
Current Use
Salvage Yard
LAND USE ANALYSIS:
The applicant requests this plan amendment and associated zoning change to allow for expansion of the existing auto parts recycling facility on the subject property. The properties that are located around the subject property include several industrial and commercial uses. The proposed amendment to Industrial is not consistent with the surrounding areas. The proposed amendment to Industrial land use will significantly alter the land use pattern and character of the immediate area as the proposed change will enable saturation of the surrounding uses in the surrounding neighborhood. The Industrial classification does not support the I-10 East Corridor Plan purpose 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
ALTERNATIVES:
1. Recommend Approval of the proposed amendment to the I-10 East Corridor Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
FISCAL IMPACT:
None
RECOMMENDATION:
Staff recommends Denial. The proposed amendment to Industrial land use will significantly alter the land use pattern or character of the immediate area due to saturation of uses into the neighborhood.
PLANNING COMMISSION RECOMMENDATION: Approval (7-0)
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2016205 S
Current Zoning: "BP AHOD" Business Park Airport Hazard Overlay District and “C-3 AHOD” General Commercial Airport Hazard Overlay District
Proposed Zoning: "I-2 S AHOD" Heavy Industrial Airport Hazard Overlay District with Specific Use Authorization for a Used Auto Parts Recycler
Zoning Commission Hearing Date: August 16, 2016