DEPARTMENT: Development Services
DEPARTMENT HEAD: Michael Shannon
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Plan Amendment PA 2020-11600023
(Associated Zoning Case Z-2020-10700077)
SUMMARY:
Comprehensive Plan Component: IH 10 East Corridor Perimeter Plan
Plan Adoption Date: February 2001
Plan Updated: March 2008
Current Land Use Category: “Industrial” and “Regional Commercial”
Proposed Land Use Category: “Medium Density Residential” on 19.017 acres and "Low Density Residential" on 27.608 acres, a total of 46.625 acres out of NCB 16569
BACKGROUND INFORMATION:
Planning Commission Hearing Date: May 27, 2020
Case Manager: Michael Pepe, Planner
Property Owner: Copperhead Properties
Applicant: Copperhead Properties
Representative: Patrick Christensen
Location: 9400 block of Green Road
Legal Description: 46.625 acres out of NCB 16569
Total Acreage:46.625
Notices Mailed
Owners of Property within 200 feet: 3
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: None
Transportation
Thoroughfare: Green Road
Existing Character: Local
Proposed Changes: Local
Public Transit: VIA bus routes are not within walking distance of the subject property.
ISSUE:
Comprehensive Plan
Comprehensive Plan: IH 10 East Corridor Perimeter Plan
Plan Adoption Date: February 2001
Goal 3: Compatibility of Land Uses
Improve the quality of life and safety of residents of the IH 10 East Perimeter Planning area by addressing incompatible land uses.
San Antonio Tomorrow Comprehensive Plan Goals:
Housing Goal 2 -A variety of housing types (single-family detached, single-family attached, multifamily, as well as ownership and rental opportunities) is available at a variety of price and rent levels.
Comprehensive Land Use Categories
Land Use Category: “Industrial”
Description of Land Use Category: 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.
Permitted Zoning Districts: C-3, L, I-1 & I-2
Land Use Category: “Regional Commercial”
Description of Land Use Category: Regional Commercial provides for offices, professional services, and retail uses that draw on the customer base of a region. Examples of uses include “big box” retail and retail “power centers”, shopping malls, movie theaters, and medical or office complexes that are mid to high rise. Regional Commercial uses are typically located at nodes formed by highways and major arterials, or two major arterials, and are usually 20 acres or greater in size.
Regional Commercial uses can serve as an appropriate buffer between an arterial or highway, and lower intensity commercial or medium to high density residential uses.
Permitted Zoning Districts: NC, O-1, O-2, C-1, C-2, & C-3
Land Use Category: “Low Density Residential”
Description of Land Use Category:
Low Density Residential Development includes Single Family Residential Development on individual lots. This form of development should be located away from major arterials, and can include certain non-residential uses such as schools, places of worship, and parks that are centrally located for convenient neighborhood access.
Permitted Zoning Districts: R-3, R-4, R-5, R-6, R-20, NP-8, NP-10, NP-15, RP
Land Use Category: “Medium Density Residential”
Description of Land Use Category:
Medium Density Residential includes Single Family Residential Development
on one lot, including townhomes and zero lot line configurations, duplexes,
triplexes, and fourplexes. This form of development should be located along collectors or residential roads, and can serve as a buffer between low density residential and more
intense land uses, such as commercial. This classifications includes certain non-residential uses such as schools, places of worship, and parks that are centrally located for convenient neighborhood access.
Permitted Zoning Districts: R-4, R-5, R-6, NP-8, NP-10, NP-15, R-20, RE, RM-4, RM-5, & RM-6
Land Use Overview
Subject Property
Future Land Use Classification:
“Industrial”, “Regional Commercial”
Current Land Use Classification:
Agricultural
Direction: North
Future Land Use Classification:
“Regional Commercial”
Current Land Use Classification:
Agricultural
Direction: East
Future Land Use Classification:
“Regional Commercial”
Current Land Use Classification:
Agricultural
Direction: South
Future Land Use Classification:
“Urban Living”
Current Land Use Classification:
Agricultural
Direction: West
Future Land Use Classification:
“Regional Commercial”
Current Land Use Classification:
Agricultural
FISCAL IMPACT:
None
Proximity to Regional Center/Premium Transit Corridor
The property is not within a regional center nor is it within a Premium Transit Corridor.
RECOMMENDATION:
Staff recommends Approval.
Staff finds that the proposed amendment from “Industrial” and “Regional Commercial” to “Low Density Residential” and “Medium Density Residential” allows higher density development where appropriate, and creates more consistent planning pattern. The proposed land use designation changes support comprehensive planning goals to provide a variety of housing types with ample vehicular access to Loop 1604 and IH-10 E.
Additionally, the proposed residential land uses are more suited to the area and protect against potential “Industrial” and “Regional Commercial” land uses which allow more intense commercial and industrial uses.
ALTERNATIVES:
1. Recommend Denial of the proposed amendment to the Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
ZONING COMMISSION INFORMATION: Z-2020-10700077
Current Zoning: “I-1 AHOD” General Industrial Airport Hazard Overlay District, “C-3 AHOD” General Commercial Airport Hazard Overlay District
Proposed Zoning: “R-4 AHOD" Residential Single-Family Airport Hazard Overlay District and“RM-4 AHOD" Residential Mixed Airport Hazard Overlay District
Zoning Commission Hearing Date: June 2, 2020