DEPARTMENT: Development Services
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Plan Amendment 16038
(Associated Zoning Case Z2016142 S)
SUMMARY:
Comprehensive Plan Component: Government Hill Neighborhood Plan
Plan Adoption Date: September 20, 2001
Update History: November 4, 2010
Current Land Use Category: Light Industrial
Proposed Land Use Category: Text Amendment to Add Heavy Industrial and Designate as “Heavy Industrial”
BACKGROUND INFORMATION:
Planning Commission Hearing Date: June 8, 2016. This case is continued from the May 11, 2016 hearing.
Case Manager: Mary Moralez-Gonzales, Planner
Property Owner: Leslie Hargis
Applicant: Zack Walter
Representative: Rafael Diaz & Branden Lopez
Location: 300 & 326 Seguin Street
Legal Description: 4.0148 acres of land out of NCB A-42
Total Acreage: 4.0148
Notices Mailed
Owners of Property within 200 feet: 42
Registered Neighborhood Associations within 200 feet: Government Hill Neighborhood Association
Applicable Agencies: None
Transportation
Thoroughfare: Seguin Street
Existing Character: Local Road
Proposed Changes: None
Public Transit: VIA bus route #21 stops at the corner of IH-35 Access Road and Tilden Street near the subject property.
ISSUE:
Plan Adoption Date: September 20, 2001
Update History: November 4, 2010
Goal: Land Use/Revitalization
2.1 Redevelop and revitalize the neighborhood.
Comprehensive Land Use Categories
Light Industrial: Light Industrial includes a mix of light manufacturing uses and limited ancillary retail and supplier uses that service the industrial ones. Sites developed in this category should include proper screening and buffering, and be compatible with adjoining uses. Outside storage is not permitted (must be under roof and screened). Examples of light industrial uses include sporting goods manufacturing, machine shops, clothing manufacturers, auto paint and body shops, building contractor’s suppliers and warehousing. Light industrial should be located for convenient access to primary arterials or higher order roadways or railway lines.
Example Zoning Districts: O-2, C-3, L, BP, I-1
Comprehensive Land Use Categories: Proposed Text Amendment
Heavy 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: L, I-1, I-2
Land Use Overview
Subject Property
Future Land Use Classification
Light Industrial
Current Use
Recycling Center
North
Future Land Use Classification
Medium Density Residential and Neighborhood Commercial
Current Use
Residential and Vacant Commercial
East
Future Land Use Classification
Light Industrial
Current Use
Vacant Industrial
South
Future Land Use Classification
None
Current Use
Railroad
West
Future Land Use Classification
Light Industrial
Current Use
Parking Lot, Office Use and Vacant Commercial
LAND USE ANALYSIS:
The applicant requests this Plan Amendment and associated zoning change in order to rezone to "I-2 S EP-1 AHOD" Heavy Industrial Facility Parking/Traffic Control Airport Hazard Overlay District in order to add the Specific Use Authorization for Metal Recycling Entity with Outside Storage and/or Processing. The subject property is an existing recycling facility. It is adjacent to the railroad, an area that is designated by the Government Hill Neighborhood Plan to locate industrial uses. The requested text amendment to add the Heavy Industrial land use classification to the Government Hill Plan classification and to change the subject property from Light Industrial to Heavy Industrial, supports the Government Hill Neighborhood Plan’s objectives of establishing land use patterns that are responsive to the existing land uses and provides the necessary improvements to enable redevelopment.
ALTERNATIVES:
1. Recommend denial of the proposed amendment to the Government Hill Neighborhood Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff recommends Approval. The text amendment to add the Heavy Industrial land use classification and to amend the land use classification of the subject property from Light Industrial to Heavy Industrial to seek the appropriate "I-2 S" Heavy Industrial District with Specific Use Authorization for Metal Recycling Entity with Outside Storage and/or Processing base zoning district. The proposed amendment to Heavy Industrial land use classification is adjacent to the railroad, an area that is designated by the Government Hill Neighborhood Plan to locate industrial uses and meets the goals of the Government Hill Neighborhood Plan by establishing land use patterns that are responsive to the existing land uses and provides the necessary improvements to enable redevelopment.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2016142 S
Current Zoning: "I-2 EP-1 AHOD" Heavy Industrial Facility Parking/Traffic Control Airport Hazard Overlay District
Proposed Zoning: "I-2 S EP-1 AHOD" Heavy Industrial Facility Parking/Traffic Control Airport Hazard Overlay District with Specific Use Authorization for Metal Recycling Entity with Outside Storage and/or Processing
Zoning Commission Hearing Date: May 17, 2016