DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 2
SUBJECT:
Plan Amendment 16044
(Associated Zoning Case Z2016157)
SUMMARY:
Comprehensive Plan Component: IH-10 East Corridor Perimeter Plan
Plan Adoption Date: February 22, 2001
Plan Update History: March 20, 2008
Current Land Use Category: Low Density Residential
Proposed Land Use Category: Business Park
BACKGROUND INFORMATION:
Planning Commission Hearing Date: May 25, 2016
Case Manager: Mary Moralez-Gonzales, Planner
Property Owner: Paul Daniec, Weislawa Daniec and Marion Janik
Applicant: Paul Daniec, Weislawa Daniec and Marion Janik
Representative: Brown & Ortiz, P.C.
Location: 1400 Block of Springfield Road at East Binz-Engleman Road
Legal Description: 15.201 acres of land out of NCB 10596
Total Acreage: 15.201
Notices Mailed
Owners of Property within 200 feet: 59
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: San Antonio Aviation Department
Transportation
Thoroughfare: FM 78
Existing Character: Primary Arterial Type A
Proposed Changes: None known
Thoroughfare: Binz-Engleman Road
Existing Character: Local Road
Proposed Changes: None known
Thoroughfare: Springfield Road
Existing Character: Collector Road
Proposed Changes: None known
Public Transit: The nearest VIA bus route is #21 which stops at the intersection of FM 78 and Old Seguin Road to the northeast of the property.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: IH 10 East Corridor Perimeter Plan
Plan Adoption Date: February 22, 2001
Update History: March 20, 2008
Plan Goals: 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.
Comprehensive Land Use Categories
Low Density Residential: Low Density Residential Development includes Single-Family Residential Development in 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-4, R-5, R-6, NP-8, NP-10, NP-15, R-20, & RE
Comprehensive Land Use Categories
Business Park: A Business Park provides employment or civic uses interspersed with open space areas and pedestrian walkways in campus settings. This section is designed for business uses which carry on their operation in enclosed facilities in such a manner that no negative impact is created outside of the boundaries of the business park. Business parks should be separated from residential areas with landscaping areas and should feature controls on lighting and signage. Business park uses include corporate offices, light manufacturing, and warehouse uses. Accessory uses may include on-site cafeterias, daycare facilities, incidental retail, other uses for the convenience and service of occupants of the business park.
Permitted Zoning Districts: BP, C-3, & L
Land Use Overview
Subject Property
Future Land Use Classification
Low Density Residential
Current Use
Vacant Land
North
Future Land Use Classification
Community Commercial
Current Use
Commercial Uses
East
Future Land Use Classification
None
Current Use
Outside City Limits, Residential Uses
South
Future Land Use Classification
Low Density Residential
Current Use
Vacant Land and Residential Uses
West
Future Land Use Classification
Community Commercial
Current Use
Commercial Uses
Land Use Analysis
The applicant requests this plan amendment and associated zoning change in order to develop a Business Park. The current Low Density Residential future land use classification is not appropriate for this location. The subject property is located near the junction of FM 78 and Binz-Engleman Road. There is a high density of traffic and noise from the nearby commercial uses and railroad line. Therefore, the current land use designation is incompatible. The proposed amendment to Business Park land use classification will provide compatibility with the railroad line, the highly travelled FM 78 and the surrounding commercial uses. The requested Business Park also may serve as a buffer to the less intense uses to the east and south of the property. Since the Business Park classification will only allow business uses which carry on their operation in enclosed facilities, there is no negative impact that is created outside of the boundaries of the business park. Landscape buffers will be provided for the areas of the property adjacent to residential uses. Therefore, the development of the subject property with the Business Park land use classification will contribute toward the IH-10 East Corridor Perimeter Plan vision of compatibility of uses while not significantly altering the existing development pattern.
ALTERNATIVES:
1. Recommend denial of the proposed amendment to the IH-10 East Corridor Perimeter Plan.
2. Make an alternate recommendation.
3. Defer the application to a future date.
FISCAL IMPACT:
None.
RECOMMENDATION: Staff recommends approval. The subject property is located near the junction of FM 78, a major transportation corridor, and Binz-Engleman Road. The subject property is also near a railroad line as well as commercial and industrial uses. The development of the subject property with the Business Park land use classification will contribute toward the IH-10 East Corridor Perimeter Plan vision of compatibility by not significantly altering the existing development pattern.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2016157
Current Zoning: "MF-33 AHOD" Multi Family Airport Hazard Overlay District
Proposed Zoning: "L AHOD" Light Industrial Airport Hazard Overlay District
Zoning Commission Hearing Date: June 7, 2016