DEPARTMENT: Development Services
COUNCIL DISTRICTS IMPACTED: 3
SUBJECT:
Plan Amendment 16039
(Associated Zoning Case Z2016146)
SUMMARY:
Comprehensive Plan Component: Heritage South Sector Land Use Plan
Plan Adoption Date: September 16, 2010
Plan Update History: None.
Current Land Use Category: Agribusiness/RIMSE Tier
Proposed Land Use Category: Specialized Center
BACKGROUND INFORMATION:
Planning Commission Hearing Date: May 11, 2016
Case Manager: Shepard Beamon, Planner
Property Owner: II Southfork Development, Ltd
Applicant: Nabors Drilling USA, LP
Representative: Michael Kent
Location: 11625 Old Corpus Christi Highway and South IH 37
Legal Description: 202.85 acres out of CB 4007
Total Acreage: 202.85
Notices Mailed
Owners of Property within 200 feet: 20
Registered Neighborhood Associations within 200 feet: None
Applicable Agencies: None
Transportation
Thoroughfare: Old Corpus Christi Road
Existing Character: Local Street
Proposed Changes: None
Thoroughfare: Donop Road
Existing Character: Local Street
Proposed Changes: None
Thoroughfare: IH 37 South
Existing Character: Freeway
Proposed Changes: None
Public Transit: There are no VIA bus routes located near the subject property.
ISSUE:
Comprehensive Plan
Comprehensive Plan Component: Heritage South Sector Plan
Plan Adoption Date: September 16, 2010
Update History: None.
Goal LU-1: Land uses that are compatible with neighboring properties that preserve natural and cultural resources, neighborhood character, and economic viability.
Comprehensive Land Use Categories
Agribusiness/RIMSE Tier: RESIDENTIAL: Farm Homestead Generally: Large tract (25 acres or greater) detached single family housing signifi cantly buff ered from industrial uses; Farm worker housing.
NON-RESIDENTIAL: Agriculture, Light Industrial, Manufacturing, Sports & Entertainment Generally: Isolated areas where businesses that produce, process, or distribute agricultural products and/or livestock and conduct related agribusiness activities are appropriate. In addition, research, technology, manufacturing, and allied offi ce parks, with supporting uses such as restaurants, gas stations, and other similar uses, as well as amateur and professional entertainment, sports, and music venues with supporting uses such as restaurants are allowed.
LOCATION: Agriculture uses are permitted throughout the tier. Light Industrial uses should be screened and buff ered from adjoining non-industrial uses. Commercial uses should be located at the intersections of arterials and collectors or rural roads, or clustered into rural commercial villages located along arterials. All research, industrial, manufacturing, and sports and entertainment uses can be located next to one another through an appropriate street network and parking design. Buffering may be necessary for certain industrial and manufacturing uses.
Permitted Zoning Districts: FR, I-1, MI-1, BP, RP, L
Comprehensive Land Use Categories
Specialized Center: RESIDENTIAL: None
NON-RESIDENTIAL: Heavy Industrial, Business Park / Office Generally: Manufacturing, wholesaling, warehouses, office parks, laboratories, and regional retail/services.
SUMMARY: The Specialized Center has three primary locations: surrounding the Toyota Motor Manufacturing Plant, and to the west of Southton Rd, near the rail road in the Northeast Quadrant.
LOCATION Heavy Industrial uses should be located near expressways, arterials, and railroad line. This use is not compatible with residential uses. Business/Office Park uses should take the form of a cohesive, campus setting with adequate open space and pedestrian walkways between or around buildings. Residential uses should be separated with landscape buffers.
Related Zoning Districts: O-1.5, O-2, C-3, BP, I-1, I-2, MI-1, MI-2, SGD, QD
Land Use Overview
Subject Property
Future Land Use Classification
Agribusiness/RIMSE Tier
Current Use
Vacant
North
Future Land Use Classification
Agribusiness/RIMSE Tier, Specialized Center
Current Use
Vacant, Commercial Building
East
Future Land Use Classification
Suburban Tier, Agribusiness/RIMSE Tier, Rural Estate Tier
Current Use
Vacant, Church, Residential Uses, East Central Development Center
South
Future Land Use Classification
Specialized Center, Agribusiness/RIMSE Tier
Current Use
Vacant, Office Building
West
Future Land Use Classification
Agribusiness/RIMSE Tier
Current Use
IH 37 South, Agricultural Uses
LAND USE ANALYSIS:
Sector Plan Criteria for review:
• The recommended land use pattern identified in the Heritage South Sector Plan inadequately provides appropriate optional sites for the land use change proposed in the amendment.
• The amendment must constitute an overall improvement to the Sector Plan and will not solely benefit a particular landowner or owners at a particular point in time.
• The amendment must uphold the vision for the future of the Heritage South Sector Plan.
The applicant requests this plan amendment and associated zoning change in order to allow for heavy industrial uses on the subject property. The subject property is currently Agribusiness/RIMSE Tier land use classification. The requested “I-2” zoning is permitted under the Specialized Center land use classification. The requested Specialized Center land use classification will not significantly alter the land use pattern or character of the immediate area as the proposed change is compatible with the already existing surrounding pattern of development. The proposed amendment upholds the Heritage South Sector Plan goal of locating and ensuring the development of new business locations and non-residential uses which are compatible with adjacent properties. In addition, the subject property is located near an expressway and not residential uses, as recommended in the Heritage South Sector Plan.
The amendment will not adversely impact a portion of, or the entire Planning Area by;
• Significantly altering acceptable existing land use patterns, especially in established neighborhoods.
• Affecting the existing character (i.e. visual, physical, and functional) of the immediate area.
• Creating activities that are not compatible with adjacent neighboring uses, and, particularly, the mission of Lackland AFB.
• Significantly alter recreational amenities such as open space, parks, and trails.
The subject property is currently vacant. The requested land use would not significantly alter the subject or surrounding properties. The subject property is also not located within an established neighborhood and will not disrupt the existing character when developed appropriately. The requested land use classification would support the goals of the Heritage South Sector Plan of protecting the existing residential neighborhoods and discouraging developments of incompatible uses. The subject property is not within the boundaries of the Lackland AFB Influence Area, and is not anticipated to adversely affect any recreational amenities in the area.
ALTERNATIVES:
1. Recommend denial of the proposed amendment.
2. Make an alternate recommendation.
3. Continue to a future date.
FISCAL IMPACT:
None.
RECOMMENDATION: Staff recommends Approval. The development of the subject property with the Specialized Center land use classification is consistent and compatible with the existing development pattern. The development of the subject property with the Specialized Center use classification will contribute toward the Heritage South Sector Plan’s vision of marketing Heritage South as a business friendly environment, as well as promoting compatible uses on undeveloped properties.
PLANNING COMMISSION RECOMMENDATION: Approval (7-0)
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2016146
Current Zoning: "OCL" Outside City Limits
Proposed Zoning: "I-2" Heavy Industrial District and "I-2 AHOD" Heavy Industrial Airport Hazard Overlay District
Zoning Commission Hearing Date: May 17, 2016