DEPARTMENT: Development Services
COUNCIL DISTRICTS IMPACTED: 4
SUBJECT:
Plan Amendment 16001
(Associated Zoning Case Z2016007)
SUMMARY:
Comprehensive Plan Component: United Southwest Communities Plan
Plan Adoption Date: August 4, 2005
Plan Update History: June 16, 2011
Current Land Use Category: Agricultural Land Use
Proposed Land Use Category: Add the Heavy Industrial Land Use Category to the Plan and to include “I-2” as a related zoning district for the Heavy Industrial land use classification
BACKGROUND INFORMATION:
Planning Commission Hearing Date: October 28, 2015
Case Manager: Mary Moralez-Gonzales, Planner
Property Owner: Alamo Commercial Properties (Joseph Alex Salas, Manager)
Applicant: Joseph Alex Salas
Representative: Joseph Alex Salas
Location: 8189 Nelson Road
Total Acreage: 89.816
Notices Mailed
Owners of Property within 200 feet: 12
Registered Neighborhood Associations within 200 feet: None
Planning Team: United Southwest Communities Planning Team - 29
Applicable Agencies: None
Transportation
Thoroughfare: Nelson Road
Existing Character: Public road; one lane in each direction.
Proposed Changes: None
Public Transit: None
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: United Southwest Communities Plan
Plan Adoption Date: June 16, 2011
Update History: None
Plan Goals: Goal 1 - Economic Development: Attract new businesses, services and retail establishments to the United Southwest Communities.
Comprehensive Land Use Categories
Agricultural: Agricultural uses provide primarily for the preservation of crop agriculture, ranching and related agri-business practices. Where residential uses are permitted, conservation subdivision design is encouraged to conserve open space and provide for continuation of agricultural uses. Limited commercial uses directly serving agricultural uses, such as farmers markets, feed stores, nurseries and bed and breakfasts are permitted. Certain non-agricultural uses, such as schools, places of worship and parks, are also appropriate for this category.
Example Zoning Districts: FR, RP
Comprehensive Land Use Categories
Heavy Industrial: Heavy Industrial uses should be located near expressways, arterials, and railroad line. This use is not compatible with residential uses. Examples of heavy industrial uses are functional quarries, oil and gas facilities, as well as large-scale recycling facilities. Residential uses and other less intense uses should be separated with landscape buffers.
Example Zoning Districts: I-2
Land Use Overview
Subject Property
Future Land Use Classification
Agricultural
Current Use
Recycling Facility
North
Future Land Use Classification
Agricultural
Current Use
Vacant
East
Future Land Use Classification
Agricultural
Current Use
Vacant
South
Future Land Use Classification
Agricultural
Current Use
Vacant, Railroad
West
Future Land Use Classification
Agricultural, Parks/Open Space
Current Use
City of San Antonio Nelson Gardens Brush Recycling Center
LAND USE ANALYSIS:
The subject property is designated Agricultural and the surrounding land use designations are Agricultural, Parks/Open Space and Low Density Residential. The subject property is currently zoned “R-6” which is inappropriate for the current use of the subject property as a recycling facility and the other surrounding industrial uses. This text amendment to create a Heavy Industrial land use category and the corresponding amendment to include an “I-2” Heavy Industrial zoning district allows an option for applicants to request a more intense industrial district in the plan area. Given that there are no properties with the heavy industrial land use category, any applicant requesting to rezone to “I-2” within this plan will be required to amend the land use plan to heavy industrial land use, allowing for more opportunity for public input.
The current use on the property of a recycling facility is a non-conforming use and as such are unable to expand or make substantial improvements to the property. Rezoning will allow for the use to come into compliance with current code.
ALTERNATIVES:
1. Recommend denial of the proposed amendment to the United Southwest Communities Plan, as presented above.
2. Make an alternate recommendation.
3. Continue to a future date.
FISCAL IMPACT:
None.
RECOMMENDATION:
Staff recommends Approval. The proposed text amendment to create a Heavy Industrial land use category with a corresponding amendment to include an “I-2” Heavy Industrial zoning district will allow any applicant the ability to request a request a more intense industrial district in the plan area with more opportunity for public input, as well as bring an existing non-conforming recycling facility into compliance with the current code.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2016007
Current Zoning: “R-6 AHOD” Residential Single-Family Airport Hazard Overlay District
Proposed Zoning: “I-2 AHOD” Heavy Industrial Airport Hazard Overlay District
Zoning Commission Hearing Date: November 3, 2015