DEPARTMENT: Development Services
DEPARTMENT HEAD: Roderick Sanchez
COUNCIL DISTRICTS IMPACTED: 5
SUBJECT:
Plan Amendment 16083
(Associated Zoning Case Number Z2016271 S)
SUMMARY:
Comprehensive Plan Component: Guadalupe Westside Community Plan
Plan Adoption Date: May 3, 2007
Current Land Use Category: Low Density Mixed Use
Proposed Land Use Category: Text amendment to create a Heavy Industrial land use category with a corresponding amendment to include “I-1” General Industrial and “I-2” Heavy Industrial zoning districts and to change the land use classification to Heavy Industrial
BACKGROUND INFORMATION:
Planning Commission Hearing Date: October 26, 2016
Case Manager: Erica Greene, Planner
Property Owner: Roberto Flores
Applicant: Roberto Flores
Representative: Roberto Flores
Location: 313 and 315 Frio City Road
Legal Description: Lots 8 and 9, Block 1, NCB 6439
Total Acreage: 0.16 acres
Notices Mailed
Owners of Property within 200 feet: 35
Registered Neighborhood Associations within 200 feet: San Juan Gardens Neighborhood Association and Collins Garden Neighborhood Association
Applicable Agencies: None
Transportation
Thoroughfare: Frio City Road
Existing Character: Local Street
Proposed Changes: None Known
Public Transit:
VIA bus route #62 is within walking distance of the subject property.
ISSUE:
Plan Adoption Date: May 3, 2007
Update History: None
Goal 17: Support existing and future businesses
Comprehensive Land Use Categories
Low Density Mixed Use: Mix of low intensity residential and commercial uses (adjacent lots, or integrated in one structure). Compatibility between commercial and residential uses. Shared parking located to rear of structure, limited curb cuts. Monument signs encouraged. Examples include professional/personal services, shop front retail with restaurants, cafes and gift shops.
Example Zoning Districts:
R3, R4, R5, R6, RM-4, RM-5, RM-6, MF-25 (2 stories) NC, C1, C2-P; IDZ, TOD, MXD, UD, O-1
Comprehensive Land Use Categories: Proposed
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-1, I-2
Land Use Overview
Subject Property
Future Land Use Classification
Low Density Mixed Use
Current Use
Commercial Business
North
Future Land Use Classification
Low Density Residential
Current Use
Single-Family Residences
East
Future Land Use Classification
Low Density Mixed Use
Current Use
Single-Family Residences
South
Future Land Use Classification
UZROW
Current Use
UZROW
West
Future Land Use Classification
Low Density Mixed Use
Current Use
Commercial Business
LAND USE ANALYSIS:
The applicant requests this plan amendment and associated zoning change to bring an existing business into zoning compliance. The subject property, Pecan House Recycling, is a small lot that faces a railroad track. The general surrounding conditions, which include commercial and single-family uses, do not make it appropriate for the Heavy Industrial land use classification. However, because of its close proximity to a railroad track, a Light Industrial land use Classification would be a more appropriate use for the subject property.
The land use category and associated zoning district is lacking in the Guadalupe Westside Community Plan. A text amendment request to include a Heavy Industrial land use classification would include “I-1” General Industrial and “I-2” Heavy Industrial base zoning districts in the Guadalupe Westside Community Plan. Additionally, this would provide options for all zoning districts within the plan.
ALTERNATIVES:
1. Recommend denial of the proposed amendment and approval of the land use to the Guadalupe Westside Community Plan, as presented above.
2. Make an alternate recommendation
3. Continue to a future date.
FISCAL IMPACT:
None
RECOMMENDATION:
Staff recommends approval of the Text Amendment to add a Heavy Industrial land use category which supports both “I-1” General Industrial District and “I-2” Heavy Industrial District. Staff recommends denial of the change to Heavy Industrial but has an alternate recommendation of Light Industrial.
ZONING COMMISSION SUPPLEMENTAL INFORMATION: Z2016271 S
Current Zoning: "R-4 AHOD" Residential Single-Family Airport Hazard Overlay District and "I-1 AHOD" General Industrial Airport Hazard Overlay District
Proposed Zoning: "I-2 S AHOD" Heavy Industrial Airport Hazard Overlay District with Specific Use Authorization for Metal Recycling Entity with Outside Storage and/or Processing
Zoning Commission Hearing Date: November 1, 2016