DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick J. Sanchez
COUNCIL DISTRICTS IMPACTED: District 9
SUBJECT:
Plan Amendment 15031
(Associated Zoning Case Number Z2015142)
SUMMARY:
Comprehensive Plan Component: San Antonio International Airport Vicinity land Use Plan
Plan Adoption Date: May 20, 2010
Current Land Use Category: Business Park
Proposed Land Use Category and Related Action: Light Industrial Land Use and a text amendment to include "I-1" General Industrial District as a related zoning district for the Light Industrial land use classification.
BACKGROUND INFORMATION:
Planning Commission Hearing Date: April 8, 2015
Case Manager: Robert C. Acosta, Planner
Property Owner: Sumner Properties, L. P.
Applicant: Brown & Ortiz, P.C.
Representative: Brown & Ortiz, P.C.
Location: Approximately 1.9556 acres of land being Lots 19, 20 and 21, Block 2, out of NCB 13060 and Lot 45 out of NCB 13847 located at 203, 206, 207, and 211 West Turbo Drive
Total Acreage: 1.9556
Notices Mailed
Owners of Property within 200 feet: 22
Registered Neighborhood Associations within 200 feet: None
Planning Team:
Applicable Agencies: Aviation Department
Transportation
Thoroughfare: Turbo Drive
Existing Character: Local
Proposed Changes: None
Thoroughfare: Rhapsody Street
Existing Character: Collector Street
Proposed Changes: None
Thoroughfare: US Highway 281
Existing Character: Freeway
Proposed Changes: None
Public Transit:
There is a VIA bus stop one block west on Warfield Street.
ISSUE:
Plan Adoption Date: May 20, 2010
Update History: None
Goal 2.3 Redevelop major commercial corridors to serve the needs of the airport neighborhoods and patrons
Comprehensive Land Use Categories
Business Park: Medium to large sized buildings in a low rise format that house professional, administrative, light manufacturing, flex space and warehousing functions for private corporations. Should take the form of a cohesive, campus like environment where buildings are interspersed with open space areas and pedestrian walkways. Uses should be separated from residential areas with landscaped buffers and should feature monument signage and lighting that is oriented away from adjacent sites. No residential uses are allowed.
Example Zoning Districts:
BP, C-2, C-3, O-1, O-1.5
Comprehensive Land Use Categories
Light Industrial: A mix of light manufacturing uses and limited ancillary retail and supplier uses that service the industrial ones. 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, sign manufacturers, auto paint and body shops, building contractor's suppliers and warehousing.
Example Zoning Districts:
L, BP, C-3, O-1, O-1.5, I-1 (Proposed)
Land Use Overview
Subject Property
Future Land Use Classification
Business Park
Current Use
Industrial Use
North
Future Land Use Classification
Public Institutional
Current Use
Airport
East
Future Land Use Classification
Business Park
Current Use
Industrial Uses
South
Future Land Use Classification
Business Park
Current Use
Industrial Uses
West
Future Land Use Classification
Business Park
Current Use
Industrial Uses
LAND USE ANALYSIS:
The applicant requests this Plan Amendment and associated zoning change in order to bring the subject property into compliance with applicable zoning regulations. The subject property is classified as Business Park and zoned "R-5" Residential Single-Family District. The existing and proposed Industrial uses of this intensity are not allowed by right under this land use classification and zoning designation. In order to accommodate this development the applicant requires the "I-1" General Industrial District zoning district, which accommodates areas of heavy and concentrated fabrication and manufacturing and industrial uses which are suitable based on the character of adjacent development.
Currently, the San Antonio International Airport Vicinity Land Use Plan does not include "I-1" General Industrial District as a consistent zoning district in any land use category. The addition of this district in the Light Industrial land use classification will provide an option for applicants and developers when seeking to rezone property to "I-1", and still provide a public input process for the rezoning to determine appropriateness at certain locations. The addition of "I-1" in Light Industrial land use is consistent with a similar amendment for the Stinson Airport Vicinity Land Use Plan approved by City Council in 2012.
ALTERNATIVES:
1. Recommend denial of the proposed amendment to the San Antonio International Airport Vicinity land Use Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff recommends approval. The proposed amendment to the Light Industrial land use classification and the addition of the "I-1" General Industrial District will provide consistency with the existing use and allow the applicant to seek an appropriate zoning classification from the current "R-5" Residential Single-Family District.
PLANNING COMMISSION RECOMMENDATION:
Approval. Resolution Attached
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2015142
Current Zoning: "R-5 AHOD" Residential Single-Family Airport Hazard Overlay District
Proposed Zoning: "I-1 AHOD" General Industrial Airport District Overlay District
Zoning Commission Hearing Date: April 21, 2015
Zoning Commission Recommendation: Approval